In short: a feasibility report in redevelopment is an independent study of your society’s plot that works out what can legally be built on it, how much of that new construction can go to existing members, and whether the project makes financial sense for a developer. It is the document a society should have in hand before it invites offers, so that every offer can be judged against facts rather than promises.
Most societies begin redevelopment conversations the other way round. A developer approaches the committee, makes an offer, and the members spend months debating whether it is good enough without any way of knowing what their plot can actually support. A feasibility report reverses that order. It gives the society its own reading of the plot first, and it is the single most useful document a managing committee can put before its members at the start of the process.
Is your society considering redevelopment? Get a free first assessment of your plot from Mungekar Realty: what it can support, which regulation applies and what to watch out for. The society pays us nothing. Register your property or WhatsApp us on +91 98207 44734.
What a feasibility report answers
A well-prepared report answers four practical questions for the society:
- Is the plot eligible for redevelopment, and under which regulation? The age and condition of the building, its location and its tenure decide which provisions of DCPR 2034 apply, and that choice changes everything that follows.
- How much can be built? The report works out the total permissible construction from base FSI, premium FSI, TDR and fungible FSI, after accounting for road widening, reservations and any height or zoning limits.
- What can members realistically receive? Once the developer’s construction cost and sale potential are estimated, the report shows what share of the new building the project can afford to give back to existing members as area, corpus and rent.
- What could go wrong? Title gaps, a missing conveyance, an absent Occupation Certificate, tenancy issues or regulatory restrictions are identified at the start, while they can still be fixed.
What a good feasibility report contains
The exact format varies, but a report worth relying on will normally cover the following:
- Plot details: CTS or survey number, village, ward and plot area as per the property card, with any difference between documents noted.
- Title and documents: the society’s registration, conveyance or deemed conveyance status, approved plans, Commencement and Occupation Certificates, and any encumbrances.
- Existing occupancy: the number of members, flats, shops and tenants, with the carpet area each one currently holds.
- Planning remarks: zoning, road widening, Development Plan reservations and access road width, each of which can raise or reduce what is buildable.
- Restrictions: Coastal Regulation Zone, airport height limits, heritage precincts or other site-specific controls, where they apply.
- Applicable regulation and FSI working: the DCPR provision the project should proceed under, and a clear calculation of total permissible built-up area.
- Area statement: how the total buildable area divides between rehabilitation of existing members and saleable area for the developer.
- Financial viability: estimated construction and approval costs, premiums and TDR costs, likely sale realisation, and the margin left for a developer.
- Indicative member entitlement: what the plot’s economics can reasonably support for members by way of additional area, corpus and rent, presented as a reasoned estimate rather than a promise.
- Risks and next steps: what must be resolved before tendering, and the recommended route forward.
Why the report matters more than the first offer
Additional area, corpus and rent all depend on two things specific to each plot: the FSI actually available on it and the rate at which new flats in that locality can be sold. A figure that is generous for one building may be well below what a neighbouring plot can support. Without its own calculation, a society has no way to tell whether a developer’s offer is fair, and the loudest or most confident voice in the room tends to decide.
With a feasibility report, the conversation changes. Members can see why a particular offer is or is not reasonable, the committee can explain its recommendation with figures, and developers responding to a tender know the society has done its homework. It also becomes much easier to compare developer offers on a like-for-like basis.
When a society should get one
The right time is after the society has decided in principle to explore redevelopment and before it invites developer proposals. Getting it earlier rather than later also brings document problems to light while there is still time to correct them, which is one of the main reasons some projects move quickly and others stall. For a sense of where this step sits in the overall process, see our guide to redevelopment timelines in Mumbai.
Preparation usually takes a few weeks. The single biggest factor in how long it takes is how quickly the society can provide its documents.
Documents to keep ready
- Property card and, where relevant, 7/12 extract
- Society registration certificate and bye-laws
- Conveyance deed or deemed conveyance order
- Approved building plans, Commencement Certificate and Occupation Certificate
- List of members with flat numbers and carpet areas, and share certificates
- Details of any shops, tenants or commercial units
- Structural audit report, if one has been carried out
- Any earlier offers, letters or agreements received from developers
If some of these are missing, that is not a reason to delay. Identifying the gaps is part of what the report is for. Our checklist on whether your building is ready for redevelopment covers this in more detail.
What a feasibility report is not
A feasibility report is an informed estimate, not a guarantee. Final figures depend on approvals, market conditions at the time of sale and the terms negotiated with the selected developer. It is also not the same as the architectural plans a developer later submits for approval. Its job is to set realistic expectations and give the society a sound basis for negotiation.
Warning signs in a report
- Figures for member entitlement with no FSI calculation or area statement behind them
- No reference to the plot’s actual documents, planning remarks or restrictions
- A report prepared by, or on behalf of, a developer who is also bidding for the project
- Promises of a specific outcome rather than a reasoned estimate
Understanding the basics of FSI and TDR and the key DCPR 2034 sections will help members read any report with confidence. It is equally worth knowing how to choose a PMC or redevelopment consultant to prepare it.
Frequently asked questions
Who prepares a feasibility report for redevelopment?
It is usually prepared by a redevelopment consultant or Project Management Consultant (PMC) working with an architect, with legal and financial inputs where needed. What matters most is that it is prepared for the society, independently of any single developer.
Is a feasibility report the same as a project report?
The terms are often used interchangeably. Both describe a study of what the plot can support before developers are invited, although a project report prepared for tendering may go into greater technical detail.
Can a society rely on the developer’s own feasibility?
A developer’s feasibility is prepared to decide what that developer is willing to offer. It is useful to see, but it should be checked against an independent reading of the plot rather than accepted as the basis for negotiation.
Get a feasibility report for your building
Mungekar Realty prepares feasibility reports for housing societies and pagdi buildings across Mumbai, covering the plot’s FSI potential, applicable regulations, risks and what the project can reasonably offer members. If your society is considering redevelopment, register your property or call or WhatsApp us on +91 98207 44734.