Mumbai, Maharashtra, India
Mumbai's land records are online but sold one extract at a time, and much of the city is not private freehold at all: the State Collector, MMRDA, the Mumbai Port Authority, the railways and the Airports Authority own the ground and lease it — MMRDA's BKC plots go for 80 years at Rs 4.83 lakh per m² of floor space.
10 buildings · 8 with an owner established · 31 sources · 3 tier B · 7 tier A · prepared 2026-10-20
Maharashtra keeps two kinds of record. The Revenue Department's land records — the 7/12 extract (satbara) for agricultural land and the property card (malmatta patrak) for surveyed urban land, which is what Mumbai uses — are published by the Settlement Commissioner on the Mahabhumi portal: a view-only Record of Rights is free, and digitally signed copies valid 'for all official and legal purposes' are a paid download after login. Sales are recorded separately, as registered documents indexed by the Inspector General of Registration (IGR); that search is by property and year, with a paid name search. Neither offers a bulk file, and both Maharashtra hosts that serve the search refused connections from outside India, so no owner below was taken from a register.
- mahabhumi.gov.in — “Any unauthorised duplication or misuse of the data or selling the data without permission will be prosecuted.”
- digitalsatbara.mahabhumi.gov.in — “Any unauthorised duplication or misuse of the data or selling the data without permission will be prosecuted. (Login page also requires agreeing to a disclaimer before proceeding; not clicked.)”
- www.theweek.in — “You may not (whether directly or through the use of any software program) create a database in electronic or structured manual form by regularly or systematically downloading and storing all or any part of the pages from this site.”
- www.crisil.com — “You shall not, use, attempt to use, or assist anyone to use or attempt to use, any robot/ bot, spider, scraper, code, or any other tool, algorithm, process or methodology to access, monitor, mirror, index, or use the website or any of its content”
- www.mindspacereit.com — “No hyperlinking of this Site to any other website or the mirroring or reproduction/distribution/transmission of any Content/s on this Site on any other website or the use of any information/material, etc. therein for any public or commercial purpose is permitted without the prior written consent of KRC”
- www.embassyofficeparks.com — “No person shall use, copy, reproduce, distribute, initiate, publish, display, modify, create derivative works or database, use, transmit, upload, exploit, sell or distribute the same in whole or in part or any part thereof without prior express written permission from Embassy Office Parks REIT.”
- www.lodhagroup.com — “You must not use any part of the content on Our Sites for commercial purposes without obtaining a licence to do so from us or our licensors.”
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Air India Building Nariman Point (Marine Drive end), Mumbai 400021 |
Office | Government of Maharashtra PTI (14 Mar 2024): 'The Maharashtra government has become the owner of iconic Air India building with the Union government approving transfer of the asset'; the seller was AI Assets Holding Ltd (AIAHL), a Government of India company under the Ministry of Civil Aviation set up in 2019 to hold Air India's non-core assets and debt after the airline's sale. The DIPAM Secretary's statement gave the consideration as Rs 1,601 crore and the waiver of Rs 298.42 crore. A sale between two governments, not a market trade. Floor count (23) is from Wikipedia (s29), the second source. |
Government | INR Rs 1,601 crore 2024-03 Union government approved the transfer on 14 Mar 2024; the State also waived Rs 298.42 crore of dues AIAHL would otherwise have owed it. B |
| Bandra Kurla Complex (BKC) — G Block commercial plots Bandra Kurla Complex, Bandra (East), Mumbai 400051 370 ha Direct Action Area within a 1,262 ha notified area |
Land | Mumbai Metropolitan Region Development Authority (MMRDA) — lessor of the plots MMRDA has been Special Planning Authority for the BKC Notified Area since 1977 (1,262 ha, of which a 370 ha Direct Action Area in Blocks A–I was developable). It disposes of BKC land by lease, not sale: its 14 Oct 2026 tender offers commercial plots C-73, C-74, C-75 and C-77 in G Block 'for 80 years of lease' at a reserve rate of Rs 4,82,992 per m² of permissible built-up area (reserve prices Rs 1,272.58–1,432.55 crore per plot). It is Corrigendum 8 — the closing date has been extended eight times, now to 29 Oct 2026. The towers on BKC belong to their lessees; none is named here. |
Government | —A |
| Chhatrapati Shivaji Maharaj International Airport (CSMIA) Santacruz / Sahar, Vile Parle (East), Mumbai 400099 1,900 acres (as MIAL states it) |
Civic | Airports Authority of India (land); operated by Mumbai International Airport Ltd (Adani Airport Holdings 74%, AAI the rest) Adani Airport Holdings Ltd holds 74% of the operator MIAL MIAL's own page: 'Mumbai International Airport Limited (MIAL) is a joint venture between Adani Airport Holdings Limited (AAHL) and Airports Authority of India (AAI), with AAHL holding 74 percent stake'; AAHL is a subsidiary of listed Adani Enterprises. CSMIA 'is spread over 1,900 acres' and handled 55.12 million passengers in FY2024-25. That AAI owns the airport (MIAL operates it under concession) is from Wikipedia's infobox ('Owner: Airports Authority of India'), the second source — so tier B. No price: the 2021 change of control from GVK is not priced in either source. |
Government | —B |
| Dharavi redevelopment area Dharavi, between Mahim and Sion, Mumbai 400017 about 200 ha (Wikipedia) |
Land | Not established a paid title search would answer it The redeveloper is Navbharat Mega Developers Pvt Ltd (renamed from Dharavi Redevelopment Project Pvt Ltd, Dec 2024), which the Adani Group's release calls 'a special purpose vehicle between the Government of Maharashtra — through the Dharavi Redevelopment Project (DRP) / Slum Rehabilitation Authority (SRA) — and the Adani Group'; DRP remains the supervising authority. The release states no shareholding split, and the SPV holds development rights, not title to the land, a patchwork of public and private parcels recorded one property card at a time. Area is Wikipedia's (s30). A July 2026 rename was not confirmed. |
Not established | —A |
| Mumbai Port Authority eastern waterfront estate Eastern waterfront, Colaba to Wadala (Indira Dock, Sewri, Haji Bunder, Butcher Island) 752 leases on 1,739,915 (plot-area units, apparently m²) in the port's own lease register |
Land | Mumbai Port Authority (Government of India, Ministry of Ports, Shipping and Waterways) The port's published Estate Leases Details (bill rendered 31 Mar 2025) lists 752 long leases granted for more than 30 years; 538 are marked 'Expired Lease' and 214 'Long Lease'. Of the listed plot area, central-government lessees hold about 923,000, private lessees about 682,000 and State bodies about 135,000 — Bharat Petroleum Corporation alone about 408,000. The estate is the port's, leased out; most of those leases have run out without renewal. Totals are our sum of the file's PlotArea column, whose unit the file does not state. Individual lessees in the file are not reproduced. |
Government | —A |
| High Street Phoenix and Palladium 462 Senapati Bapat Marg, Lower Parel, Mumbai 400013 3.3M sq ft gross floor area (Palladium 280,000 sq ft leasable) |
Mixed use | The Phoenix Mills Ltd Wikipedia's entry gives the owner and developer as The Phoenix Mills Ltd, the listed former textile company (mill founded 1905, listed since 1959) that converted its Lower Parel mill land into the complex: mall, five-star hotel, multiplex, offices and a residential tower, 3.3M sq ft gross; Palladium opened 2007. The company's own filings could not be opened — BSE, NSE archives and thephoenixmills.com all refused us, and CRISIL's rating rationales are closed to automated reading by its terms — so the owner rests on an encyclopedia that cites the company. No price; the land has been the company's since the mill era. |
Public company | —A |
| Chhatrapati Shivaji Maharaj Terminus (CSMT, formerly Victoria Terminus) Fort, Mumbai 400001 |
Civic | Indian Railways (Ministry of Railways), Central Railway zone Wikipedia: owner Indian Railways; the terminus is the headquarters of the Central Railway zone; completed 20 May 1888 for the Great Indian Peninsula Railway; UNESCO World Heritage Site (ref. 945, inscribed 2004). The railway's own hosts (cr.indianrailways.gov.in) did not answer, and UNESCO's page returned 403, so the record rests on Wikipedia alone. Railway land is Union property and is not sold; no price exists. |
Government | —B |
| Mahalakshmi Racecourse Keshavrao Khadye Marg, Mahalaxmi, Mumbai 400034 about 225 acres in all (Wikipedia); 92.61 acres leased to the turf club |
Land | Brihanmumbai Municipal Corporation (lessor under the 2023 lease deed) The Royal Western India Turf Club's 2025-26 annual report: 'the Club has executed a lease deed with Brihanmumbai Municipal Corporation (BMC) for land admeasuring 92.61 acres for the period of 30 years i.e. from 1st June 2023 to 31st May 2053'; note 35 adds that the Club provides for ground rent and extra ground rent for permitted events under clause 5(v) and (w). Wikipedia's infobox gives the owner as the Government of Maharashtra; the split of title between State and municipality was not established, so BMC is named only as the lessor that signed. The fate of the rest of the ~225 acres was not confirmed from a primary page. |
Government | —A |
| World Trade Centre Mumbai (Center 1 tower, Center 2 – IDBI, Arcade) Cuffe Parade, Mumbai 400005 48,025 m² site (as MVIRDC states it) · 32 floors |
Office | Not established a paid title search would answer it MVIRDC, the non-profit promoter of WTC Mumbai founded 26 Jun 1970, describes the project as the Arcade (opened 14 Jan 1978), the 32-storey Center 1 tower (completed Oct 1988) and the 24-storey Center 2 – IDBI (completed by Apr 1989), 'spread across 48,025 sq m'. MVIRDC is headquartered on Center 1's 31st floor and lets 'Commercial Premises', but it does not say it owns the whole tower, and Center 1's offices are held floor by floor; the unit-holding entities could not be established without per-property searches. |
Not established | —A |
| Godrej BKC (GBKC) — three office floors G Block, Bandra Kurla Complex, Bandra (East), Mumbai 400051 264,000 sq ft (the three floors held) · 3 floors |
Office | Brookfield India Real Estate Trust and NCW Prime Offices Fund (Nuvama Group), 50:50 50% (Brookfield India REIT), 50% NCW Prime Offices Fund Brookfield India REIT's Q1 FY2027 release announced 'the proposed acquisition of approximately 264,000 square feet Grade A front-office property in BKC, Mumbai, in a 50:50 partnership with NCW Prime Offices Fund (part of the Nuvama Group)'; its portfolio page now lists 'GBKC, Bandra Kurla Complex' — 3 floors, 2,64,000 sf, 89% committed occupancy, Rs 369 psf pm in-place rent, WALE 6.9 years, as of June 2026. A strata holding: the other floors of the SOM-designed building belong to other holders not named here. No price is stated on either page. |
REIT | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
The most valuable ground is Nariman Point–Cuffe Parade at the island's tip and BKC in the middle of the city; neither has an assessed-value ranking we could open (BMC's property-tax portal is login-based and IGR refused us). What the public record does give is the State land agency's own reserve price, a government-to-government sale and REIT rents.
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Much of Mumbai is not private freehold. The island city's oldest ground is Government land administered by the Collector and leased out; the eastern waterfront is the Mumbai Port Authority's estate; BKC and other planned districts are MMRDA land disposed of on 80-year leases; the airport is AAI land; the railways run on Union land. Each body's figure below is its own and they are not comparable; no register-based ranking of landholders exists, and none of these bodies publishes a Mumbai-wide area total that we could open.
| Name | Type | Holding as the body states it |
|---|---|---|
| Government of Maharashtra — Collector, Mumbai City and Mumbai Suburban Districts The Mumbai City Collector publishes 'Government Lease Deed (Land)' by revenue division (Dharavi-Mahim, Fort, Kamathipura, Malabar Hill, Mazgaon, Old Town, Parel-Shivdi, Dadar-Naigaon, Dadar-Matunga, Colaba BBR, Colaba, Byculla, BBR Fort) and runs an E-Lease Land system for lease renewal, conversion to occupant Class-1, transfer and NOCs for 'the transfer of flats/shops/condominiums on government lands'. The State also bought the Air India Building for Rs 1,601 crore in 2024. |
Government | Government lease land across 13 island-city revenue divisions (lease deeds published by division)A |
| Mumbai Port Authority (Government of India) The port's own lease register (bill rendered 31 Mar 2025) lists every lease of more than 30 years: central-government lessees about 923,000, private about 682,000, State bodies about 135,000 units; Bharat Petroleum is the largest single lessee (~408,000). Sums are ours; the file does not state the unit (apparently m²). Lessees who are individuals are not reproduced. |
Government | 752 long leases (538 expired) on 1,739,915 units of plot areaA |
| Mumbai Metropolitan Region Development Authority (MMRDA) Special Planning Authority for BKC since 1977; it leases plots for 80 years by tender (four G-Block plots at a reserve of Rs 4,82,992/m² of built-up area in Oct 2026). Its Lands & Estate Cell executes the lease deeds and protects MMRDA land from encroachment. |
Government | BKC: 1,262 ha notified area, 370 ha Direct Action AreaA |
| Airports Authority of India Owner of the airport (Wikipedia, s8) and 26% partner in the operator MIAL, in which Adani Airport Holdings holds 74% (MIAL's own page). |
Government | CSMIA, 1,900 acres (MIAL's figure)B |
| Brihanmumbai Municipal Corporation (BMC) Named as lessor in the Royal Western India Turf Club's 2025-26 accounts. BMC is also itself a long lessee of Mumbai Port land (school and market plots in the port's register). BMC's portal (portal.mcgm.gov.in) is a script-driven login portal from which no estate figure could be read. |
Government | Lessor of 92.61 acres at Mahalakshmi Racecourse (2023–2053)A |
| Maharashtra Housing and Area Development Authority (MHADA) Wikipedia: 'In Mumbai alone it has constructed about 3 lakh housing units'; MHADA also includes the Mumbai Building Repairs and Reconstruction Board and the Mumbai Slum Improvement Board. mhada.gov.in returns 403 to robots.txt, so nothing was read from MHADA itself. |
Government | about 3 lakh (300,000) housing units built in MumbaiB |
| Indian Railways — Central Railway and Western Railway Owner of CSMT, the Central Railway headquarters (s12), and of the suburban corridors. cr.indianrailways.gov.in and wr.indianrailways.gov.in did not answer; no Mumbai land area could be cited. |
Government | not published in any page we could openB |
| Ministry of Defence (Directorate General Defence Estates) DGDE manages defence land — leases, licences for temporary use, encroachment removal, land audit — but its pages give no Mumbai holding (Colaba, Navy Nagar and other cantonment-type areas). Entity only. |
Government | not published for MumbaiA |
| Slum Rehabilitation Authority, Brihanmumbai (SRA) The Adani Group's release names the Government of Maharashtra 'through the Dharavi Redevelopment Project (DRP) / Slum Rehabilitation Authority (SRA)' as its partner in Navbharat Mega Developers. sra.gov.in renders its content client-side and no scheme count could be read. |
Government | State partner in the Dharavi SPV (with DRP)A |
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
New homes in Mumbai come from three channels: listed and family developers building on private, MMRDA-leased or redeveloped land; public housing (MHADA's lottery stock); and slum rehabilitation schemes under the SRA, Dharavi being the largest. Projects register with MahaRERA, whose public registry would give the project counts per developer, but it refused connections from outside India. The figures below are therefore each builder's own or an encyclopedia's, and most are national, not Mumbai-only — no league table of Mumbai builders exists.
| Name | Type | Scale as stated |
|---|---|---|
| Maharashtra Housing and Area Development Authority (MHADA) Wikipedia: 'In Mumbai alone it has constructed about 3 lakh housing units'; sells new stock by lottery (2,593 flats in its May 2012 Mumbai/Mira Road lottery). mhada.gov.in itself refused robots.txt. |
Government | about 300,000 units built in MumbaiB |
| Lodha Developers Ltd (formerly Macrotech Developers) Wikipedia: listed 19 Apr 2021 as Macrotech Developers, renamed Lodha Developers Ltd 16 Jun 2025; FY2024-25 pre-sales Rs 17,630 crore; developer of Palava near Dombivli; in 2010 the highest bidder for a 22.5-acre MMRDA plot at Wadala (Rs 4,053 crore). Lodha's own site was not read: its terms forbid using any part of its content for commercial purposes without a licence. |
Public company | Rs 17,630 crore pre-sales, FY2024-25 (company-wide)B |
| Godrej Properties Ltd Count of distinct /mumbai/residential/ project pages linked from Godrej Properties' 'Flats in Mumbai' page (Oct 2026), which spans the MMR (Thane, Panvel, Chembur, Kandivali among them) — a project count, not units. Company-wide, Wikipedia gives FY2025 sales bookings of Rs 34,171 crore (s26). Godrej also developed Godrej BKC, whose office floors it has sold (see marquee). |
Public company | 38 residential project pages under its Mumbai (MMR) listingA |
| Navbharat Mega Developers Pvt Ltd (Dharavi SPV) Special purpose vehicle between the Government of Maharashtra (through DRP/SRA) and the Adani Group, renamed from Dharavi Redevelopment Project Pvt Ltd in Dec 2024; no unit count or shareholding is stated in the release. |
Developer | redeveloper of Dharavi (about 200 ha)A |
| K Raheja Corp Wikipedia: the group's residential business 'spans multiple projects in Mumbai, Pune and Hyderabad', including Artesia and Vivarea in Mumbai. The group's own sites (including Mindspace REIT's) forbid using their information for any public or commercial purpose without consent, so nothing was taken from them. |
Private company | residential projects in Mumbai, Pune and Hyderabad (no count stated)B |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Mumbai's offices are split between institutional owners of whole campuses (Brookfield's Powai, the K Raheja Mindspace parks), REITs and funds buying strata floors in BKC, and owner-occupiers. India's listed office REITs publish asset-level floor area, but the Mindspace and Embassy REIT sites forbid use of their content, so only Brookfield's REIT figures are taken from a REIT itself.
| Name | Type | Floor area (Mumbai) |
|---|---|---|
| Brookfield India Real Estate Trust Downtown Powai: ten completed buildings on 28.9 acres, 4.5M sf leasable, 96% committed, Rs 170 psf pm in-place rent (Kensington SEZ 1.6M sf; non-SEZ 2.9M sf), as at 30 Jun 2026. GBKC: three floors, 264,000 sf, in a 50:50 partnership with NCW Prime Offices Fund (s18). Portfolio-wide 37.2M sf across Delhi, Mumbai, Bengaluru, Gurugram, Noida and Kolkata. |
REIT | 4.5M sf at Downtown Powai + 264,000 sf at GBKC (50%)A |
| The Phoenix Mills Ltd Wikipedia; mall, hotel, offices and residences on the former Phoenix mill land. Company filings could not be opened (BSE/NSE/company host refused). |
Public company | 3.3M sq ft gross, High Street Phoenix / Palladium, Lower ParelB |
| K Raheja Corp (Mindspace and Commerzone brands) Wikipedia: 'As of 2017, K Raheja Corp had 20 million square feet of office space, making it the second largest commercial developer in the country', with Mindspace and Commerzone projects in Mumbai, Hyderabad, Pune and Chennai. Mindspace Business Parks REIT's own site was not used (terms forbid public or commercial use without consent). |
Private company | 20M sq ft of office space nationally (as of 2017)B |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- IGR Maharashtra e-search fees: third-party guides (Piramal Realty's blog among them) describe a free search by property number and a paid name search; no fee figure was taken because igrmaharashtra.gov.in refused connections and its own fee page could not be opened.
- transactionGranularity 'per-sale-with-address' rests on IGR's Index II being searchable by property number and year, as described by Piramal Realty's guide (s3); IGR's own pages could not be opened to confirm what Index II discloses.
- Dharavi SPV shareholding (widely reported as 80% Adani / 20% State): the Adani release names the partners but no split; the Ministry of Corporate Affairs filing was not opened.
- Mahalakshmi Racecourse: the rest of the ~225 acres beyond RWITC's 92.61-acre lease (reported as a public park) — no primary page opened; title split between State and BMC not established.
- MahaRERA project and developer counts for Mumbai — host refused connections.
- Phoenix Mills' ownership of High Street Phoenix/Palladium from its own annual report or BSE filings (rests on Wikipedia here).
- Maker Chambers / Nariman Point office towers: held floor by floor; no unit-holding entity established.
- Embassy Office Parks REIT's ownership of Express Towers, Nariman Point — not cited because Embassy's terms forbid use of its content.
- CSMT ownership from Central Railway or UNESCO directly (both hosts refused); rests on Wikipedia.
Sources
- Mahabhumi — Portal for Land Records Services (Gateway for Land Records Services) — Settlement Commissioner and Director of Land Records, Revenue Department, Government of Maharashtra · openA
- Digitally signed 7/12, 8A, Property Card, K-Prat and MH DIGI Maps — login — Revenue Department, Government of Maharashtra · registrationA
- IGR Maharashtra 2025: Department of Registration & Stamps — Piramal Realty (developer blog) · openB
- Maharashtra govt becomes new owner of iconic Air India building by paying Rs 1,601 cr (PTI) — PTI via The Week · openA
- Bandra Kurla Complex — Overview (Special Planning Authority) — Mumbai Metropolitan Region Development Authority (MMRDA) · openA
- e-Tender Notice Corrigendum 8 — Lease of Commercial & Residential Plots from G-Block of Bandra-Kurla Complex for 80 years — MMRDA, Land & Estate Cell · openA
- About Us — Chhatrapati Shivaji Maharaj International Airport / About Mumbai International Airport Limited (MIAL) — Mumbai International Airport Limited (Adani Airport Holdings) · openA
- Chhatrapati Shivaji Maharaj International Airport — Wikipedia · openB
- Dharavi Redevelopment Project Private Ltd (DRPPL) changes name to Navbharat Mega Developers Private Ltd (NMDPL) — Adani Group (connect.adani.com media release) · openA
- Mumbai Port Authority — Estate Leases Details (historically land leased for more than 30 years; bill rendered 31.03.2025) — Mumbai Port Authority, Estate Division · openA
- Mumbai Port Estate (estate maps, lease management, tenancies) — Mumbai Port Authority · openA
- Chhatrapati Shivaji Terminus — Wikipedia · openB
- High Street Phoenix — Wikipedia · openB
- Mahalaxmi Racecourse — Wikipedia · openB
- WTC Milestones and MVIRDC History — M. Visvesvaraya Industrial Research and Development Centre (World Trade Center Mumbai) · openA
- 111th Annual Report 2025-26 (Directors' report item 7; notes to accounts, note 35) — Royal Western India Turf Club, Ltd. · openA
- GBKC, Bandra Kurla Complex — portfolio page — Brookfield India Real Estate Trust · openA
- Brookfield India Real Estate Trust reports Q1 FY2027 financial results (press release) — Brookfield India Real Estate Trust · openA
- Downtown Powai, Mumbai — portfolio page — Brookfield India Real Estate Trust · openA
- Government Lease Deed (Land) — by revenue division — Collector, Mumbai City District (Government of Maharashtra) · openA
- Land Revenue Information System — E-Lease Land system (SLR Branch) — Collector, Mumbai City District (Government of Maharashtra) · openA
- Land Records — District Superintendent of Land Records, Mumbai Suburban District — Collector, Mumbai Suburban District (Government of Maharashtra) · openA
- Lands (management of defence land) — Directorate General Defence Estates, Ministry of Defence · openA
- Flats in Mumbai — Godrej Properties residential projects — Godrej Properties Ltd · openA
- Macrotech Developers (Lodha Developers) — Wikipedia · openB
- Godrej Properties — Wikipedia · openB
- K Raheja Corp — Wikipedia · openB
- Maharashtra Housing and Area Development Authority — Wikipedia · openB
- Air India Building — Wikipedia · openB
- Dharavi — Wikipedia · openB
- World Trade Centre Mumbai — Wikipedia · openB