Girgaon, Kalbadevi, Bhuleshwar and Thakurdwar have some of Mumbai’s oldest buildings: chawls and three- to four-storey cessed buildings, many more than a century old, mostly occupied by pagdi tenants and standing on small plots along narrow lanes. Redevelopment here follows its own rules. This page sets out what usually applies, and how Mungekar Realty helps landlords and tenants in the area.
Landlord or tenant of a pagdi or cessed building? Get a free first assessment from Mungekar Realty of your building’s redevelopment options. Register your property or WhatsApp us on +91 98207 44734.
What is typical of buildings here
- Cessed buildings. Most old buildings in the area pay the MHADA repair cess and fall in categories A, B or C. See what a cessed building is.
- Pagdi tenants, including shops. Residential tenants on the upper floors and shopkeepers on the ground floor, often in the same family for generations.
- Small plots on narrow lanes. Many plots are a few hundred square metres or less, facing lanes only a few metres wide.
- Heritage precincts. Parts of the area, such as Khotachiwadi, are protected for their heritage. See redeveloping in or near a heritage precinct.
- Trust-owned land. A number of buildings stand on land belonging to temple, community or charitable trusts. See buildings on trust, wakf or leasehold land.
- Dangerous-building notices. Buildings here are surveyed before every monsoon. See what to do after a C1 notice.
The regulations that usually apply
- Regulation 33(7) of DCPR 2034 for cessed buildings: every eligible tenant gets a new home free of cost, and the developer receives incentive FSI. See our 33(7) guide for landlords and tenants.
- Combining plots, or cluster redevelopment under 33(9), where a single plot is too small for a good project on its own. See small plot, narrow lane.
- The heritage regulation where the building is listed or lies in a precinct.
- Section 79A of the MHADA Act where a cessed building has been declared dangerous.
Common challenges
- Plots too small for a viable standalone project.
- Gathering consent from many tenants with different concerns. See getting pagdi tenants to agree.
- Unsettled tenancies after a tenant’s death. See transferring a pagdi tenancy.
- Height and design limits in heritage areas.
- Tenants’ mistrust after earlier projects in the area stalled. See tenants’ rights when a project stalls.
How Mungekar Realty helps
- A feasibility report for the plot, prepared with our consulting architects, covering the regulation that applies, the rehabilitation area and the sale area.
- Helping landlords decide whether to sell or redevelop.
- Studying whether combining with neighbouring plots would get everyone a better outcome.
- Introducing developers active in the Island City, and comparing their offers.
- Supporting the tenant-consent process and the review of the landlord–developer agreement.
Own or live in a building in Girgaon or Kalbadevi?
Register your property or call or WhatsApp us on +91 98207 44734. We meet landlords and tenants at the building, at their office or at a convenient place nearby.
This page is general information, not legal advice. The regulation that applies, heritage status and tenants’ rights depend on each building; consult an architect and an advocate for your property.