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Third Mumbai Takes Shape: MMRDA Plans Karnala-Sai Chirner New Town from Scratch

  • Writer: Ajjay Bhagyakar
    Ajjay Bhagyakar
  • Aug 15
  • 2 min read
Third Mumbai Takes Shape: MMRDA Plans Karnala-Sai Chirner New Town from Scratch
Source: Business Today / Recreated by: Ajjay Bhagyakar

Mumbai’s next major urban expansion is moving from vision to planning. Third Mumbai, officially known as the Karnala-Sai Chirner (KSC) New Town, is being planned as a completely new urban centre across 323.44 sq. km in Raigad district, Third Mumbai Takes Shape: MMRDA Plans Karnala-Sai Chirner New Town from Scratch.


The ambitious project is being developed under the Mumbai Metropolitan Region Development Authority (MMRDA), which has been appointed as the New Town Development Authority. The planned city covers 124 villages across Uran, Pen and Panvel talukas and aims to create a structured ecosystem of housing, transport, utilities, employment and economic activity.

Atal Setu & NMIA: The Two Big Catalysts

The development of Third Mumbai is closely linked with two transformational infrastructure projects—Atal Setu and the Navi Mumbai International Airport (NMIA).


The 21.8-km Atal Setu has significantly improved connectivity between Mumbai and Navi Mumbai, while NMIA is expected to strengthen the region’s aviation, logistics, commercial and employment potential. Together, these projects are creating the infrastructure foundation for a much larger growth corridor in Raigad.

How Will Third Mumbai Be Built?

Although the overall planning area covers more than 323 sq. km, large portions consist of existing villages, forests and green areas. According to Business Today, approximately 104 sq. km is considered developable land.


Land acquisition began in March 2026, with landowners being offered options including 22.5% developed land, monetary compensation, or compensation through TDR/FSI. However, some villages have raised objections to the acquisition process, creating challenges for the ongoing land-use survey.


Adding an international planning dimension, Singapore-based Surbana Jurong has been appointed to prepare the masterplan for the developable areas, including the city’s layout, transport infrastructure and basic utilities.

What Could It Mean for Real Estate?

For the real estate sector, Third Mumbai could represent a rare opportunity to plan a city from the ground up rather than retrofit infrastructure into an already crowded urban environment.


Planned road networks, green spaces, integrated townships and improved connectivity could create new opportunities for residential, commercial, logistics and employment-led development across the Navi Mumbai–Raigad belt.


However, the success of Third Mumbai will depend on more than roads and buildings. Mass transportation, local employment, utilities and sustainable urban planning will need to develop together. MMRDA has also indicated that this is a long-term project, with meaningful returns unlikely within the next five to ten years.

The Bigger Picture Third Mumbai Takes Shape: MMRDA Plans Karnala-Sai Chirner New Town from Scratch

Third Mumbai could ultimately become more than another extension of Navi Mumbai—it could become a new economic and residential growth engine for the Mumbai Metropolitan Region.


Mumbai is expanding south-eastward, and the next big chapter of its growth may be written in Raigad.

Published by: Griha Realty

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