Master plan · Maharashtra
Master Plan of Navi Mumbai
See Navi Mumbai's master plan mapped on the ground, compare it with satellite imagery, and find the zone of your property — with the plan documents and the building rules that apply in Navi Mumbai.
See the mapped master plan
The Navi Mumbai plan sits at its true place on the map, from the whole planning area down to a single street.
Compare it with the ground
Drag the Compare divider across the plan, or fade it with the opacity slider, to check it against satellite imagery of what is there today.
Find the zone of your property
Search for your locality or landmark. The pin lands on the plan, and the colour under it is the land use the plan gives that ground.
Which plan applies in Navi Mumbai today
CIDCO built Navi Mumbai as a new town, so much of it is still planned through CIDCO's development plan and its node-by-node nodal plans. The Navi Mumbai Municipal Corporation (NMMC) area now has its first own development plan. That plan has been through public objections and is waiting for final state sanction. Both CIDCO and NMMC areas follow the statewide UDCPR for building rules. The airport-influence belt around the new airport (NAINA) has separate regulations. NMMC grants building permission within its limits, and CIDCO does so in the nodes it still administers.
The plans on our map
- Open on the map
Navi Mumbai (CIDCO Nodal Plan) Master Plan 2006
- Open on the map
Navi Mumbai (NMMC DP) Master Plan 2038
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
Navi Mumbai nodal plans
in forceLayout plans for each node (Airoli, Ghansoli, Kopar Khairane, Vashi, Nerul, Kharghar, Kamothe, Ulwe and others), showing CIDCO's planned sectors, plots and amenities.
Navi Mumbai Development Plan (CIDCO)
in forceCIDCO's page for the overall Navi Mumbai development plan and related planning documents.
Note: The page mostly links to documents. Some items are in Marathi.
NMMC Draft Development Plan 2018-2038
draft, awaiting state sanctionNMMC's first own development plan. It was published for objections in August 2022 and, after hearings, sent to the state government for sanction in 2024.
Note: We found no sanction notification as of September 2026, so treat this as a draft. The NMMC page is script-driven and its contents could not be read automatically.
NAINA Interim Development Plan and DCPR (sanctioned)
in force (partly; excluded portions sanctioned later)The land-use plan and regulations for the first 23 villages of the Navi Mumbai Airport Influence Notified Area. Much of NAINA is being developed through town planning schemes.
Building rules in Navi Mumbai
What decides how much you may build, how far back from the road and how high: the rules of Maharashtra and of Navi Mumbai itself, on top of the national codes below.
Navi Mumbai
AAI Colour Coded Zoning Maps and height clearance (NOCAS)
AAI's zoning maps limit building heights around Navi Mumbai International Airport, and taller structures need a height NOC.
Maharashtra
Unified Development Control and Promotion Regulations (UDCPR) 2020, consolidated to 30 Jan 2025
One common rulebook for FSI, setbacks, parking, TDR, transit-oriented development zones and layouts across almost all of Maharashtra outside Mumbai. It came into force in December 2020 and has been amended many times since.
Note: This is a working consolidation made by a planning authority. The binding texts are the 2020 gazette and each later amendment notification. Amendments after 30 Jan 2025, including a September 2025 batch mentioned by commercial editions, are not reflected. UDCPR does not apply to MCGM (Mumbai), MIDC, NAINA, JNPT, hill-station councils, Lonavala or MoEF-notified eco-sensitive areas.
Maharashtra Regional and Town Planning Act, 1966 (as modified to 15 May 2018)
The parent planning law of Maharashtra. Regional plans, city development plans, town planning schemes and building permissions are all made under it, and it penalises construction without permission.
Note: Copy hosted by the state Directorate of Town Planning. The India Code page (indiacode.nic.in handle 16117) timed out when checked.
MahaRERA (Maharashtra Real Estate Regulatory Authority)
Maharashtra's RERA authority. On its portal buyers can check whether a project and its promoter are registered, see the plans filed and the promised completion date.
National codes, everywhere in India
National Building Code of India 2016 (SP 7:2016)
The national model code for how buildings are planned, built and made safe. It covers structure, fire and life safety, plumbing, electrical work and accessibility, and states base their building rules on it.
Model Building Bye-Laws 2016
A template set of building bye-laws. States and cities adapt it into their own rules on setbacks, FAR, parking, green building and approval steps.
Real Estate (Regulation and Development) Act, 2016
Larger real-estate projects and agents must register with the state RERA. The Act sets builders' obligations and gives buyers a fast way to file complaints.
Harmonised Guidelines and Standards for Universal Accessibility in India 2021
Design standards that make buildings and public spaces usable by persons with disabilities, older people and children. The RPwD rules make them binding for many buildings.
Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines 2014
National guidance on preparing master and development plans. It includes the land-use categories and amenity standards that most state plans follow.
Eco Niwas Samhita 2018 (Energy Conservation Building Code - Residential)
An energy-efficiency code for homes. It limits heat gain through walls, roofs and windows, encourages daylight and ventilation, and states adopt it into their bye-laws.
NOCAS - Height clearance NOC around airports
The online system for getting the height No Objection Certificate needed for buildings near civil airports. The height allowed depends on how far the site is from the runway.
National Monuments Authority - NOC near protected monuments
Construction is prohibited within 100 m of a centrally protected monument, and within 300 m it needs NMA permission. This site handles those applications and publishes heritage bye-laws.
Indicative zoning norms · FAR, coverage, height
| Zone | FAR / FSI | Coverage | Height |
|---|---|---|---|
| Residential | 1.0 | 40% | 12m |
| Commercial | 2.0 | 60% | Unrestricted |
| Industrial | 1.0 | 55% | 16m |
Indicative norms read off the published plan for Navi Mumbai (CIDCO Nodal Plan). Check the sanctioned document and the building rules above with CIDCO before relying on them.
Questions about the Navi Mumbai master plan
Is Kharghar under NMMC or CIDCO?
Kharghar, Kamothe, Kalamboli and nearby nodes lie outside NMMC. Panvel Municipal Corporation provides their civic services, but CIDCO still plans its own land there. Check the node plan and the planning authority before you buy.
Has the NMMC development plan been approved?
The plan was published in 2022, drew more than 16,000 objections, and went to the state for sanction in 2024. We could not find a sanction notification, so treat it as a draft.
What is NAINA?
NAINA is the notified belt of villages around the new Navi Mumbai airport, and CIDCO is its planning authority. It has its own plan and regulations, separate from UDCPR, and is mostly developed through town planning schemes.
Which building rules apply in Navi Mumbai?
UDCPR 2020 applies in NMMC and CIDCO areas. NAINA follows its own DCPR, and airport height limits apply near the airport.
Indori Zameen is an informative platform, not an official record. Every link and status on this page was checked on 28 September 2026; plans and rules change by notification, so confirm with the authority — and a registered architect — before you buy or build.