Mumbai 3.0 (KSC New Town): Map, Villages, Land Policy & Timeline Guide
Mumbai 3.0, officially the Karnala–Sai–Chirner (KSC) New Town, is a 323.44 sq km planned city being built by MMRDA across 124 villages of Raigad district, between the Atal Setu landing and the Navi Mumbai International Airport. After Mumbai itself and CIDCO's Navi Mumbai, this is the region's third planned city, which is where the "Third Mumbai" and "Mumbai 3.0" names come from. This guide covers the essentials in one place: the boundary, which talukas and villages fall inside it, the 22.5% land policy, the connectivity, the master plan and a realistic timeline. We manufacture construction machinery at MIDC Bhosari, Pune, about two hours up the Expressway from Panvel, and we update this page as the project moves. Last verified: September 2026.
Mumbai 3.0 in one minute
The Government of Maharashtra issued notifications on 15 October 2024 appointing the Mumbai Metropolitan Region Development Authority (MMRDA) as the New Town Development Authority (NTDA) for 124 villages in Uran, Panvel and Pen tehsils. A week later MMRDA named the area after three of those villages: Karnala, Sai and Chirner, or KSC New Town for short. The NTDA status matters because it gives MMRDA, traditionally an infrastructure body, the powers to plan, zone and acquire land across the whole area. It is also why Mumbai 3.0 is modelled on CIDCO's Navi Mumbai rather than on a typical township.
| Parameter | KSC New Town (Mumbai 3.0) |
|---|---|
| Official name | Karnala–Sai–Chirner (KSC) New Town |
| Developing authority | MMRDA, as New Town Development Authority |
| Total area | 323.44 sq km (roughly 104 sq km developable once forests, hills and green zones are excluded) |
| Villages | 124, across Pen (88), Uran (29) and Panvel (7) talukas of Raigad district |
| Anchors | Atal Setu, Navi Mumbai International Airport, JNPA port |
| Initial budget | ₹4,000 crore earmarked in MMRDA's 2026–27 budget |
| Land model | Voluntary acquisition: cash, FSI/TDR, or 22.5% developed land |
| Master planner | Surbana Jurong (Singapore), appointed August 2026 |
| Status | Land consent collection and master planning underway; no township construction yet |
Where Mumbai 3.0 is: talukas and villages
Most people picture Mumbai 3.0 as a Panvel-and-Uran story, because that is where the airport and the sea bridge are. On the map it is mostly a Pen story. Pen taluka holds 88 of the 124 villages, strung south along NH-66 through farmland, creek edges and hill slopes. Uran holds 29, on the coastal and port side where Atal Setu lands. Panvel holds just 7, but those sit closest to the airport and existing roads.
The 124 villages were drawn from four earlier planning jurisdictions: 80 from the Navi Mumbai Airport Influence Notified Area (NAINA), 33 from the Khopta New Town Notified Area, 2 from the Mumbai Metropolitan Regional Plan and 9 from the Raigad Regional Plan. That is why some landowners still hold older NAINA or Khopta paperwork for land that now falls under KSC.
Six villages already have sanctioned development plans, all of them in Panvel taluka: Karnala–Tara, Barapada, Dighati, Sai, Kasarbhat and Dolghar. Other villages frequently named as early nodes include Chirner, Dighode and Vindhane. To check whether a specific survey number is inside the boundary, use the village schedule attached to the 15 October 2024 notification on MMRDA's NTDA page. It is the only authoritative list, and many marketing maps in circulation are not accurate.
Land acquisition: the 22.5% policy explained
The government approved MMRDA's Land Acquisition and Land Allocation Policy through a Government Resolution dated 16 March 2026. Online consent forms opened on 27 April 2026. Landowners who choose to participate can pick one of three routes:
- Monetary compensation: cash, fixed by mutual agreement under the Maharashtra Regional and Town Planning Act, 1966.
- FSI or TDR: development rights instead of cash, usable or tradeable elsewhere.
- 22.5% developed land: for every 100 acres surrendered, 22.5 acres come back as serviced plots with roads, water, power and sewerage, located within Uran, Panvel or Pen talukas.
The 22.5% scheme is borrowed directly from CIDCO's Navi Mumbai playbook. It was used for villages such as Chirle, Chaje and Jasai, where landowners received plots in Ulwe Sectors 27 and 28. MMRDA has said participation is voluntary and that unwilling owners will not be compelled. By June 2026 more than 160 farmers and landowners had given consent. Some villages have also opposed the project and called it a land grab, which has slowed parts of the land-use survey.
One distinction causes a lot of confusion. KSC and NAINA are neighbours with different rulebooks. NAINA runs under CIDCO, which offers landowners 40% back and has cut its betterment charge to 0.05%. KSC runs under MMRDA at 22.5%. Both sit around the same airport and the same sea bridge, but the deals are different. Check which authority your land falls under before comparing offers.
Connectivity: why Mumbai 3.0 sits where it does
Mumbai 3.0 is an infrastructure-led city. The land became valuable because of what was built around it, and five links carry the plan.
Atal Setu (MTHL): the 21.8 km sea bridge from Sewri lands at Chirle on the Uran side and brings South Mumbai to within about 20–25 minutes of the KSC gateway. The idea of a third city gained real momentum once the bridge opened in 2024.
Navi Mumbai International Airport (NMIA): the airport is now operating and sits right on the KSC boundary. The airport is expected to bring hotels, logistics parks and commercial campuses into the new town, as it does around most new airports.
Virar–Alibaug Multimodal Corridor: a 126 km MSRDC corridor running north–south through the MMR. It links NH-48, the Bhiwandi bypass, the Mumbai–Pune Expressway and the Goa highway (NH-66), and passes through the KSC belt. It is also designed to carry JNPA port traffic around the city rather than through it.
Rail and metro: the Panvel–Karjat suburban corridor and the Seawoods–Uran line tie the region into Mumbai's suburban network. Navi Mumbai Metro extensions toward the airport and deeper into KSC are planned over the next few years.
Road to Pune: the Mumbai–Pune Expressway starts at Panvel. KSC therefore connects to Pune and western Maharashtra as easily as it connects to Mumbai.
Master plan: what Mumbai 3.0 is being designed to be
MMRDA signed Singapore government-linked planners Surbana Jurong on 7 August 2026 to prepare the vision document and master plan for the developable area. The mandate runs 30 weeks, which puts the finished plan around early 2027. Drone-based mapping and LiDAR surveys are already complete. MMRDA's stated framework is built around several elements:
- Mixed-use neighbourhoods, designed to shorten commutes rather than create a bedroom suburb.
- Economic zones for IT, financial services, global capability centres, data centres and logistics, drawing on the airport and port next door.
- Green and climate-resilient infrastructure, which matters on low-lying, creek-edged land that takes some of Maharashtra's heaviest monsoon rainfall.
- Smart utilities for water, power and waste, planned into the town from the start rather than added later.
Some of the larger numbers in circulation, such as 10–15 lakh jobs and multi-billion-dollar investment commitments, are projections or MoU announcements, not signed construction contracts. Treat them as the ambition, not the schedule.
Timeline: when will Mumbai 3.0 be built
| Milestone | Date |
|---|---|
| MMRDA requests NTDA appointment for the MTHL influence area | August 2023 |
| Atal Setu opens | January 2024 |
| Notifications appoint MMRDA as NTDA for 124 villages | 15 October 2024 |
| Area named Karnala–Sai–Chirner New Town | 21 October 2024 |
| Land Acquisition and Allocation Policy GR | 16 March 2026 |
| Online landowner consent forms open | 27 April 2026 |
| ₹4,000 crore allocated in MMRDA budget | 2026–27 budget |
| Surbana Jurong appointed for the master plan (30-week mandate) | 7 August 2026 |
| Master plan expected | Around early 2027 |
| First phase targeted to be operational (reported) | Around 2028–2030 |
Plan for this sequence: land and planning first, then trunk infrastructure, then townships. Before any building rises, the first physical work will be arterial roads, land formation, storm-water drains, water mains and utility corridors. Expect the Panvel and Uran pockets near the airport and Atal Setu to move first, and the large Pen belt to follow later. As with every greenfield city, most villages today have no walkable school, hospital, water network or sewerage. That is normal at this stage, and it is the gap the first phase is designed to fill.
What Mumbai 3.0 changes for the region
Real estate: land near the Panvel–Uran end, closest to the airport and the sea bridge, has repriced first. Ulwe, Kharghar and Panvel saw demand rise after Atal Setu opened. The Pen belt is cheaper to enter but has a much longer wait. Anyone selling "the heart of Mumbai 3.0" deep in Pen should be able to tell you which road reaches it and when.
Industry and logistics: between JNPA, the airport and the Virar–Alibaug corridor, warehousing and logistics parks are likely to be the earliest private builders. Those users value highway and port access before homebuyers do.
Construction economy: a 323 sq km city built from farmland needs thousands of machines and hundreds of subcontractors, over more than a decade. The first wave is formation work. Raigad's creek-edge and paddy soils are cohesive and hold water, so they need ground compaction done properly: tamping rammers for trench backfill and clayey soil, plate compactors for granular sub-base, and walk-behind rollers for footpaths, service roads and patch work.
Culverts, drains, bridges and utility structures all run on cut and bent reinforcement steel. That work needs bar bending, bar cutting and bar threading machines, plus rebar couplers on heavy columns. Warehouses, data centre floors and road pavements then need slab finishing and jointing: bull floats, power trowels, texture brushes for anti-slip finishes, and concrete cutters for control joints.
Mumbai 3.0 vs Navi Mumbai vs NAINA
These three areas are often confused, so here is the short version.
Navi Mumbai is CIDCO's existing city, with 14 nodes from Vashi to Ulwe. It is largely built and has an established market.
NAINA is CIDCO's airport-influence zone around NMIA. It is developed through town planning schemes, with a 40% land return to owners.
Mumbai 3.0 / KSC New Town is MMRDA's new city across 124 villages of Uran, Panvel and Pen. It is still at the land and master-plan stage and uses a 22.5% land return.
If you are buying, selling or building, the first question is always the same: which authority's rules apply to this parcel?
Frequently asked questions
What is Mumbai 3.0?
Mumbai 3.0, also called Third Mumbai, is the Karnala–Sai–Chirner (KSC) New Town. It is a 323.44 sq km planned city being developed by MMRDA across 124 villages in the Uran, Panvel and Pen talukas of Raigad district, between the Atal Setu and the Navi Mumbai International Airport.
Which villages are included in Mumbai 3.0?
124 villages: 88 in Pen, 29 in Uran and 7 in Panvel. Six Panvel villages already have sanctioned development plans: Karnala–Tara, Barapada, Dighati, Sai, Kasarbhat and Dolghar. The authoritative village list is in the 15 October 2024 notification on MMRDA's New Town Development Authority page.
What is the 22.5% scheme in KSC New Town?
Under the 16 March 2026 land policy, a consenting landowner can take 22.5% of the land they surrender back as developed plots with roads, water, power and sewerage, within Uran, Panvel or Pen talukas. The other options are cash compensation by mutual agreement, or FSI/TDR. MMRDA has said participation is voluntary.
When will Mumbai 3.0 be completed?
The master plan is expected around early 2027. The first phase has been reported as targeting roughly 2028–2030, beginning with trunk infrastructure near the airport and Atal Setu. Full build-out of a city this size will take well over a decade, and all dates should be treated as targets.
Who is developing Mumbai 3.0?
MMRDA, appointed by the Government of Maharashtra as the New Town Development Authority. Singapore's Surbana Jurong was appointed in August 2026 to prepare the vision document and master plan.
Is Mumbai 3.0 the same as NAINA?
No. NAINA is CIDCO's airport-influence area and offers landowners a 40% land return. KSC New Town is MMRDA's separate new city at a 22.5% return. About 80 of KSC's 124 villages were previously part of NAINA, which is the main source of the confusion.
How far is Mumbai 3.0 from South Mumbai?
Via the 21.8 km Atal Setu, the Chirle end of the KSC area is roughly 20–25 minutes from Sewri. The southern Pen villages are considerably further along NH-66.
Building in the Mumbai 3.0 and Navi Mumbai belt?
Jamshedji Constro Equip manufactures bar bending, bar cutting, threading, compaction and concrete finishing machines at MIDC Bhosari, Pune, and has done since 1983. We sell at factory prices with a GST invoice, and deliver down the Expressway to Panvel, Uran, Pen and every site across Raigad and Navi Mumbai.
Sources: MMRDA New Town Development Authority notifications and land policy GR, Government of Maharashtra Urban Development Department, and reporting by Business Today, Free Press Journal and regional infrastructure publications. Figures reflect the latest publicly available information and are updated as the project progresses.