The Mumbai Metropolitan Region is undergoing significant infrastructure-led expansion, with NAINA — the Navi Mumbai Airport Influence Notified Area — forming an important part of the planned development around Navi Mumbai International Airport.
This guide explains NAINA’s current Development Plan, CIDCO’s Town Planning Schemes, infrastructure framework and the key checks landowners and property buyers should understand.
Updated & verified: August 2026. Planning and infrastructure information has been reviewed against CIDCO’s own notifications and official sources available as of August 2026.
What is NAINA?
NAINA stands for the Navi Mumbai Airport Influence Notified Area. It is a planned urban development zone encompassing the peripheral areas around the operational Navi Mumbai International Airport (NMIA). The Government of Maharashtra notified NAINA in January 2013, appointing CIDCO (City and Industrial Development Corporation of Maharashtra) as the Special Planning Authority (SPA) to oversee its phased development.
NAINA is not the same as an established Navi Mumbai node like Kharghar, Taloja, Kamothe or Panvel city — those are already-built CIDCO townships. NAINA is the surrounding, still-developing planning region regulated separately.
Why NAINA Was Created
NAINA was created to regulate development around Navi Mumbai International Airport and prevent unplanned growth in the airport’s influence area. CIDCO’s planning framework uses land-use zoning, Town Planning Schemes and infrastructure planning to guide development across the notified region, rather than leaving it to unregulated private development once the airport became operational.
Where Is NAINA?
NAINA is situated in the Raigad district of Maharashtra, primarily concentrated within Panvel taluka, with peripheral areas extending into Uran and Pen. It forms a wide ring around the eastern and southern flanks of Navi Mumbai, sitting between the established Navi Mumbai nodes and the wider Konkan region.
NAINA Map
This simplified regional map shows NAINA’s location in relation to Navi Mumbai International Airport, Panvel and key transport corridors. For statutory NAINA boundaries, Town Planning Scheme boundaries and individual survey numbers, refer to CIDCO’s official planning maps.
How Large Is the Notified Area?
The geographical footprint of NAINA has evolved significantly since its inception to streamline execution.
- 2013 (initial notification): The original plan covered approximately 560 sq km across 270 villages.
- Current core area: Following successive revisions — including a March 2024 state notification that reassigned roughly 80 villages (including the Khopta township) to the Mumbai Metropolitan Region Development Authority (MMRDA) — CIDCO’s active NAINA core today covers approximately 94 revenue villages. Boundaries have shifted more than once since 2013, so always check CIDCO’s current NAINA page for the authoritative, up-to-date figure.
NAINA Development Plan — Current Status
The NAINA Development Plan (DP) is the statutory master document dictating land use, zoning and infrastructure layout. CIDCO’s NAINA Interim Development Plan (IDP) was sanctioned by the Maharashtra Government’s Urban Development Department on 27 April 2017 (GR TPS-1215/245/CR-332/2016/SM/UD-12), under Section 31(1) of the Maharashtra Regional and Town Planning Act, 1966. That sanction was partial: 82 “Excluded Portions” were held back for further processing and separate hearings, and the state government has continued issuing notifications since to sanction excluded portions as they clear review — CIDCO’s NAINA DCPR itself was most recently amended in March 2024.
This phased approach means core areas closest to Panvel and the airport are being developed first, while the broader NAINA area continues to move through CIDCO’s approval process as a long-horizon framework rather than a single, fully finalized master plan.
Town Planning Schemes (TPS) Explained
Rather than acquiring land outright, CIDCO is executing NAINA primarily through a participatory land-pooling model known as Town Planning Schemes (TPS). A TPS breaks the larger NAINA region into smaller, manageable clusters, allowing CIDCO to lay arterial roads, water supply and drainage systems cluster by cluster. As of CIDCO’s current official listing, 14 Town Planning Schemes (TPS 1 through TPS 14) have been notified for NAINA, each at a different stage of approval — from draft publication through arbitration to final award. Because schemes move between stages over time, check CIDCO’s TPS overview page directly for the current status of any specific scheme.
TPS-Wise Villages and Status
CIDCO’s official TPS notifications identify specific revenue villages per scheme, but we’re only publishing what we can directly confirm from a primary CIDCO document rather than secondary listings. An earlier version of this article listed 12 villages as covering “the 12 TPS schemes,” and that list was inaccurate — several names were established Navi Mumbai nodes that aren’t NAINA TPS villages at all, and others couldn’t be traced to any CIDCO source.
As one verified example: CIDCO’s official TPS 8 draft-sanction notification (Panvel taluka, Raigad district) covers Moho, Pali Khurd, Belavali, Chikhale, Ambivali, Lonivali and Wangani Tarf Waje. Village lists for the remaining schemes are published individually on CIDCO’s TPS pages — check the specific scheme covering your survey number directly with CIDCO before relying on any third-party village list, including ours.
How Land Pooling Works
The engine driving the TPS model is the 60:40 land pooling scheme.
- Surrender: Landowners surrender their irregularly shaped agricultural land to CIDCO.
- Infrastructure deduction: CIDCO retains approximately 60% of the pooled land, used for public infrastructure (roads, parks, schools, hospitals) and to help fund the area’s development.
- Return: The landowner receives a reconstituted final plot under the applicable Town Planning Scheme, with its development governed by that scheme’s sanctioned regulations.
- Development potential: The permissible FSI of a reconstituted final plot depends on the applicable sanctioned TPS regulations and NAINA DCPR. It should not be assumed that every NAINA plot automatically receives an FSI of 2.5 — that figure specifically applies to plots returned to landowners under this 40% land-pooling mechanism, not to every parcel in the notified area.
NAINA Infrastructure Currently Planned/Under Development
CIDCO is currently prioritizing the physical framework of the early TPS clusters. Infrastructure planning for the NAINA TPS areas includes:
- Arterial road networks connecting villages to state highways (CIDCO issued roughly ₹3,115 crore in infrastructure tenders across NAINA’s TPS areas around March 2024, with further tenders following for later schemes).
- Trunk utility lines — water supply, drainage and underground power ducts.
- A Comprehensive Mobility Plan (CMP), intended to integrate local transit with regional transport corridors.
Connection With Navi Mumbai International Airport
NAINA’s entire existence is predicated on Navi Mumbai International Airport (NMIA). As of August 2026, NMIA is operational: it received its DGCA aerodrome licence on 30 September 2025, was formally inaugurated on 8 October 2025, and began commercial passenger service on 25 December 2025. It moved to round-the-clock operations in February 2026 and launched international passenger and cargo services on 15 July 2026. If you’re reading older coverage that places NMIA’s opening in “late 2024/early 2025,” that information is outdated.
NAINA is designed to act as the primary support ecosystem for this aviation hub. The wider airport region also includes reported plans for a “Navi Mumbai Aerocity” commercial and hospitality district — treat this as a proposal to track through official CIDCO and airport-region planning updates rather than a confirmed development.
Road, Rail and Proposed Metro Connectivity
NAINA is anchored by overlapping state and national transit projects:
- Atal Setu (Mumbai Trans Harbour Link): opened 12 January 2024, connecting Sewri in Mumbai to Chirle in Navi Mumbai and significantly improving road connectivity into the wider Panvel/NAINA region. (See our Atal Setu Toll 2026 guide.)
- Panvel–Karjat suburban rail corridor: an under-development corridor expected to strengthen rail connectivity across the eastern side of the wider Panvel/NAINA region.
- Future transit planning: long-term mobility planning for the region considers integration with the wider Navi Mumbai public transport network, including a proposed metro link toward NMIA. Treat any proposed route or timeline as indicative until officially sanctioned.
NAINA vs Ulwe vs Panvel
These three areas are often compared, but they sit at very different development stages under different planning authorities. Here’s how they differ on planning fundamentals — not on price:
| Factor | NAINA | Ulwe | Panvel |
|---|---|---|---|
| Development stage | Emerging / planned | Established / maturing | Established hub |
| Planning authority | CIDCO (Special Planning Authority) | CIDCO | Panvel Municipal Corporation / local, with CIDCO retaining a few areas |
| Airport relationship | Influence area (wide ring) | Airport-adjacent | Regional gateway |
| Current infrastructure | Developing (TPS execution) | Established (roads, sewage) | Highly established |
| Rail connectivity | Developing (Panvel–Karjat line) | Existing (Uran line) | Major junction (Harbour/Central lines) |
| Suitable for | Long-term planning context | Existing residential market | Mixed residential/commercial |
What Property Buyers/Landowners Should Verify
Buying land in NAINA requires strict due diligence — it is vastly different from buying a ready apartment. Before proceeding, verify:
- Land classification: is the land agricultural, or has it been officially converted?
- TPS inclusion: does the specific survey number fall within a sanctioned or notified Town Planning Scheme, and what is that scheme’s current status directly with CIDCO?
- CIDCO permissions: does the plot have explicit CIDCO development permissions? Buying raw agricultural land without understanding the 60:40 pooling deduction can lead to significant miscalculations in usable plot size.
- Sanctioned DCPR: what does the applicable Development Control Regulation say for that specific plot — actual permissible FSI and allowed land use (residential vs. commercial)?
Official CIDCO Resources
To verify zoning and scheme details, always rely on primary government sources:
- CIDCO Official Website
- CIDCO – NAINA Overview
- CIDCO – Town Planning Schemes (TPS 1–14) & Notifications
- Sanctioned NAINA Interim Development Plan
- Sanctioned NAINA DCPR
For related reading: Panvel vs Kharghar vs Taloja and CIDCO Lottery Guide.
Disclaimer: Last verified August 2026. Development plans, TPS boundaries, regulations and infrastructure status may change. For plot-specific information, survey numbers and development permissions, always verify the latest records directly with CIDCO and the relevant authorities.
Frequently Asked Questions
What is the meaning of NAINA in Navi Mumbai?
NAINA stands for the Navi Mumbai Airport Influence Notified Area. It is a planned urban development region managed by CIDCO, designed to prevent haphazard growth around the operational Navi Mumbai International Airport.
How much land will I lose in the NAINA Town Planning Scheme?
Under NAINA’s 60:40 land pooling model, approximately 60% of pooled land is used for infrastructure, amenities and scheme requirements, while landowners receive a reconstituted final plot representing approximately 40% of the original land area, subject to the applicable sanctioned Town Planning Scheme.
Is Navi Mumbai International Airport open?
Yes. NMIA began commercial passenger operations on 25 December 2025, moved to round-the-clock operations in February 2026, and launched international passenger and cargo services on 15 July 2026.
What is the FSI in NAINA?
There isn’t a single FSI for the whole of NAINA. The permissible FSI of a reconstituted final plot depends on the applicable sanctioned TPS regulations and NAINA DCPR; it should not be assumed that every NAINA plot automatically receives an FSI of 2.5 — confirm the exact figure for any plot directly with CIDCO.
How many Town Planning Schemes does NAINA have, and which villages are included?
CIDCO currently lists 14 Town Planning Schemes (TPS 1 through TPS 14) for NAINA. Village coverage is published per scheme on CIDCO’s official TPS pages — the only village list we can directly verify from a primary CIDCO document is TPS 8 (Moho, Pali Khurd, Belavali, Chikhale, Ambivali, Lonivali and Wangani Tarf Waje). Check CIDCO’s TPS portal directly to confirm which scheme covers a specific survey number.
