Who controls Mumbai’s Land Bank?

Historical Perspective

1.?????? Medieval Landlord System: Historically, India had village landlords who collected taxes on behalf of the rulers, known by titles such as Zamindar, Deshmukh, and Khot. They were responsible for overseeing agricultural production and ensuring tax revenue for the local rulers.

2.?????? Portuguese Influence in Mumbai: When the Portuguese colonized northern Konkan, with their capital at Bassein (Vasai), they granted lands, including areas in present-day Mumbai, to noble Portuguese families. These landlords, known as Foreiros or Vazadors, were responsible for administering and collecting taxes from their respective territories.

3.?????? The Role of Parsis in Land Ownership: The Parsi community, which grew wealthy through the opium and cotton trade during the 18th and 19th centuries, became major landholders in Mumbai. Their financial success allowed them to acquire vast land banks, particularly on Salsette Island, forming a significant portion of the city’s land ownership.

4.?????? British Colonial Continuation: The British colonial regime continued the practice of granting lands to prominent and wealthy individuals. Besides the Parsis, Marathi Hindus and Konkani Muslims also became key landowners during this period. However, the Parsis emerged as the wealthiest community, accumulating large estates due to their commercial successes.

Modern-Day Impact: These historical land grants have left a lasting legacy on land ownership in Mumbai, with the descendants of these early landlords still controlling significant portions of the city’s prime real estate. The landholding patterns from colonial times continue to shape Mumbai's urban landscape and real estate market today.

Biggest Landowners of Mumbai: Key Players

1.????? Godrej Family (Godrej Properties)

o??? Land Owned: Over 3,400 acres in Vikhroli.

o??? Details: Located along the Eastern Express Highway, the Godrej family’s vast land bank has been gradually monetized over time. Despite forest, mangrove, and coastal zone restrictions on some plots, the value of this land could reach ?50,000 crore.

o??? Recent Developments: In 2024, the Godrej family agreed to split their conglomerate, with a portion of this prime real estate going to cousins Jamshyd and Smita Godrej.

2.????? FE Dinshaw Trust

o??? Land Owned: 683 acres in Malad and surrounding areas.

o??? Details: Established by Parsi solicitor-financer F.E. Dinshaw, who passed away in 1936, the trust manages a large estate, part of which has been acquired by the government or monetized over time.

3.????? Pratapsingh Vallabhdas Surji’s Family

o??? Land Owned: 647 acres in Bhandup and nearby areas.

o??? Details: The Surji family ranks among the largest private landowners in Mumbai, holding significant property in the central suburbs.

4.????? Jeejeebhoy Ardeshir Trust

o??? Land Owned: 508 acres in Chembur.

o??? Details: This trust holds large tracts of land in Chembur, continuing the legacy of the Jeejeebhoy family, which has historical roots in Mumbai’s land ownership.

5.????? AH Wadia Trust

o??? Land Owned: 361 acres in Kurla.

o??? Details: Managed by the Cama family in the early 20th century, the trust once held a third of Chembur’s land. It has faced encroachments over time but remains a major landholder in the Kurla area.

6.????? Byramjee Jeejeebhoy Group

o??? Land Owned: 269 acres across Mumbai.

o??? Details: A 19th-century Parsi philanthropist, Sir Byramjee Jeejeebhoy, was granted villages totaling 12,000 acres by the East India Company. His legacy includes valuable land, such as Bandra’s Land’s End.

7.????? Other Major Landowners

o??? Sir Muhummed Yusuf Khot Trust: Holds substantial property in Kanjurmarg.

o??? VK Lal Family: Owns large land parcels in Kandivali, contributing to their standing as prominent landholders in Mumbai.

These individuals and families control nearly 20% of Mumbai’s total land area, highlighting the enduring influence of historical land grants and private estates in shaping the city’s real estate landscape.

Government Landowners in Mumbai

1.?????? Mumbai Port Authority (MBPA): Owns 843 hectares in the island city of Mumbai and 101 hectares outside city limits.

2.?????? Maharashtra Government including through MHADA & MMRDA: Holds a significant portion of land within Mumbai.

3.?????? Central Government: Owns large tracts of land across Mumbai.

4.?????? Central Railway: Possesses substantial land holdings in the city.

5.?????? Western Railway: Owns considerable land in Mumbai.

6.?????? National Textiles Corporation (NTC): Retains 1,377 acres of land in Central Mumbai, even after selling a majority to private builders.

Public Sector Land Holders:

1.?????? Jawaharlal Nehru Port Trust (JNPT): The largest public landholder in Mumbai, owning 2,000 acres. Portions of JNPT land have been leased for infrastructure projects like the Wadala Truck Terminus and Mahul Link Road.

2.?????? Life Insurance Corporation of India (LIC), Income Tax offices, and banks: Control land in slum areas, including Dharavi.

Private Landowners in Mumbai

1.?????? Bombay Dyeing: Holds over 1,200 acres of prime land across Mumbai and Thane, including valuable mill properties in Dadar and Prabhadevi.

2.?????? Raheja Group: Manages large development projects on land acquired from the FE Dinshaw Trust, including the Mindspace IT hub and residential developments.

3.?????? Hiranandani Group: Controls around 750 acres across Mumbai, including the flagship Hiranandani Gardens in Powai and developments in Thane.

4.?????? Khatau Family: Owns over 120 acres, including 80 acres from Khatau Makanjee Spinning & Weaving Mills and 30 acres in Borivali, among other properties.

5.?????? Somaiya Trust: Holds 260 acres in Vidyavihar, which are subject to a joint development agreement.

6.?????? Ajmera Group: Owns 400 acres, including major land banks in Kanjur Marg and Anik village.

7.?????? Lodha Group: Holds over 350 acres in the Mumbai suburbs.

8.?????? Evershine Group: Owns 100 acres in Kandivili and an additional 350 acres in Vasai.

9.?????? Shiraz Lokhandwala: Controls 350 acres in Thane’s Ghodbunder Road.

These landholdings, especially those of government agencies, significantly influence Mumbai’s urban development and real estate dynamics.

Unused Spaces in Mumbai: Unlocking Potential for Development

1.????? Significant Unused Land: Mumbai, despite being one of the most densely populated cities in the world, has a surprising amount of unused or underutilized land. Many of these spaces are tied up in legal, environmental, or administrative restrictions, leading to their stagnation.

2.????? Government Reservations and CRZ Restrictions:

o??? A portion of the unused land falls under Coastal Regulation Zone (CRZ) restrictions, limiting construction activities. Additionally, some of the land is reserved by the government for open spaces, green zones, and recreational activities.

o??? This preservation aligns with urban planning policies aimed at maintaining environmental sustainability and public spaces, but it also leaves vast land parcels untouched in a city struggling with housing shortages and infrastructure challenges.

3.????? Salt Pan Lands:

o??? Approximately 135 acres of salt pan lands are located in and around Mumbai. These lands, which come under the jurisdiction of the Ministry of Urban Development, represent a significant development opportunity.

o??? If regulatory approvals are obtained, the state government and private developers could potentially use these lands for infrastructure projects, including housing and commercial developments, which could alleviate Mumbai's space crunch.

4.????? Railway Lands:

o??? Both Central Railway and Western Railway own substantial tracts of unused land around key locations such as Chhatrapati Shivaji Terminus (CST) and Bandra. Senior railway officials estimate that as much as 30 acres of prime land could be made available for development around these areas.

o??? These lands are strategically located in the heart of the city and could serve as ideal locations for transit-oriented development projects, further improving Mumbai's urban infrastructure.

5.????? Vast Vacant Land Bank:

o??? Collectively, it is estimated that more than 66% of vacant lands in Mumbai remain under the control of either state government entities or private owners. These vast tracts of unused land represent an untapped resource that could be utilized to address the city's chronic space shortage, housing demands, and infrastructure needs.

6.????? Potential for Infrastructure and Housing:

o??? Unlocking these unused spaces could serve as a critical solution to Mumbai's growing urbanization pressures. The land could be repurposed for affordable housing, commercial projects, public amenities, and transportation infrastructure.

o??? Collaborative efforts between the government and private sectors could expedite the development process, provided there is a balanced approach to ensuring environmental protection and sustainable urban growth.

7.????? Challenges in Land Development:

o??? However, the development of these lands is not without challenges. Environmental regulations, court cases, ownership disputes, and political resistance from stakeholders, including environmentalists, often delay or prevent the utilization of these vacant spaces.

o??? Addressing these challenges will require a multi-pronged strategy involving legal reforms, transparent land policies, and a focus on inclusive urban development to ensure that these unused lands can be developed responsibly and effectively.

Conclusion: Mumbai’s unused land offers tremendous potential for addressing the city’s urban challenges, provided legal and environmental hurdles can be navigated. With the right policies, these spaces could transform into vital components of the city's future growth and development.