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Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 1
M I N I S T R Y O F R A I L W A Y S
R A I L L A N D D E V E L O P M E N T A U T H O R I T Y ( R L D A )
P R O J E C T I N F O R M A T I O N
M E M O R A N D U M
F O R
C O M M E R C I A L D E V E L O P M E N T O F V A C A N T R A I L W A Y L A N D A T M A H A L A X M I
Rail Land Development Authority
Near Safdarjung Railway Station , Moti Bagh-1
New Delhi-110021
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 2
Table of Contents
1 Introduction .......................................................................................... 5
1.1 Project Background .............................................................................................. 5
2 City Profile ............................................................................................ 5
2.1 Introduction ......................................................................................................... 5
2.2 Demographic Profile ............................................................................................ 6
3 Site Appreciation ................................................................................... 7
3.1 Site Location ......................................................................................................... 7
3.2 Connectivity ......................................................................................................... 8
3.3 CTS No. and Ownership Status .......................................................................... 10
3.4 Site and its Surrounding ..................................................................................... 12
3.5 Encroachment .................................................................................................... 16
3.6 Regulatory Details .............................................................................................. 17
3.7 Sub- Division of Land .......................................................................................... 17
3.8 SWOT Analysis.................................................................................................... 18
4 Development Trend & Demand Assessment........................................... 19
4.1 Introduction ....................................................................................................... 19
4.2 Development Trend ........................................................................................... 19
4.3 Product Mix ........................................................................................................ 21
4.4 Lease Period ....................................................................................................... 21
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 3
List of Tables
Table 3-1: Distance of major landmark and key features from project site ................................... 10
Table 3-2: Regulatory details for project site ................................................................................... 17
List of Figures
Figure 3-1: Location Map of Mahalaxmi Site ...................................................................................... 7
Figure 3-2: Metro Rail Route ................................................................................................................ 8
Figure 3-3: Mono Rail Route ................................................................................................................ 9
Figure 3-4: Property Card .................................................................................................................. 11
Figure 3-5: Site and Surrounding ...................................................................................................... 12
Figure 3-6: Topographic Survey Map of Mahalaxmi Site ................................................................ 15
Figure 4-1: Commercial Development around the Project Site ...................................................... 19
Figure 4-2: Hospitality Development around the Project Site ........................................................ 20
Figure 4-3: Residential Development around the Project Site ....................................................... 21
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 4
Disclaimer
The information provided in this Project Information Memorandum (PIM) is solely for information and
RLDA shall not be responsible for any inaccuracy in it. Each Bidder should conduct their own
investigations and analysis, and should check the accuracy, reliability and completeness of the
information in this PIM and wherever necessary obtain independent information from appropriate
sources. RLDA, their employees or any of its agencies/consultants/advisors make no representation or
warranty and shall incur no liability under any law, statute, rule or regulation as to the accuracy,
reliability or completeness of the PIM.
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 5
1 Introduction
1.1 Project Background
Rail Land Development Authority (RLDA) is a statutory Authority, under the Ministry of Railways, set-up
by an Amendment to the Railways Act, 1989, for development of vacant Railway Land for commercial
use for generating revenue by non-tariff measures.
Indian Railways (IR) possesses huge land bank, which is lying vacant all over India. This land bank is in
form of small plots to huge land parcels and in addition air spaces of Station buildings/Service Building
etc. Railway Board entrusts lands, which are not required for operational purposes in the near future to
RLDA for commercial development. One of such vacant land parcels located at Mahalaxmi area in
Mumbai is entrusted to RLDA for commercial utilization.
a’XYKno Capital Services Limited has been appointed by RLDA as Consultant for assisting RLDA in
carrying out an assessment of the real estate potential of the railway land in Mahalaxmi and in selecting
a developer through competitive bidding process.
2 City Profile
2.1 Introduction
Mumbai is the capital city of the Indian state of Maharashtra. It is the most populous city in India,
second most populous metropolitan area in India, and the fifth most populous city in the world, with an
estimated city population of 18.4 million and metropolitan area population of 20.7 million as of 2011.
Mumbai is the financial, commercial and entertainment capital of India. It is also one of the world's top
ten centres of commerce in terms of global financial flow, generating 5% of India's GDP and accounting
for 25% of industrial output, 70% of maritime trade in India and 70% of capital transactions to India's
economy. The city houses important financial institutions such as the Reserve Bank of India, the
Bombay Stock Exchange, the National Stock Exchange of India, the SEBI and the corporate
headquarters of numerous Indian companies and multinational corporations. The city also houses
India's Hindi (Bollywood) and Marathi film and television industry. Mumbai's business opportunities, as
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 6
well as its potential to offer a higher standard of living attract migrants from all over India, making the
city a melting pot of many communities and cultures.
2.2 Demographic Profile
Mumbai with a population of 12.48 million in 2011 is the most populous city in India. The population
density is estimated to be about 20,482 persons per square kilometre. The living space is 4.5 sq metres
per person. Mumbai consists of two distinct regions: Mumbai City district and Mumbai Suburban district,
which form two separate revenue districts of Maharashtra. The city district region is also commonly
referred to as the Island City or South Mumbai. The total area of Mumbai is 603.4 sq km. Of this, the
island city spans 67.79 sq km, while the suburban district spans 370 sq km, together accounting for
437.71 sq km under the administration of Brihanmumbai Municipal Corporation (BMC). The remaining
area belongs to Defence, Mumbai Port Trust, Atomic Energy Commission and Borivali National Park,
which are out of the jurisdiction of the BMC.
As per 2011 census, Greater Mumbai, the
area under the administration of the
MCGM, has a literacy rate of 94.7%,
higher than the national average of
86.7%. The number of slum-dwellers is
estimated to be 9 million; up from 6
million in 2001 i.e. 62% of all Mumbaikers
live in informal slums.
The sex ratio was 838 (females per 1,000
males) in the island city, 857 in the
suburbs, and 848 as a whole in Greater
Mumbai, all numbers lower than the
national average of 914 females per
1,000 males. The low sex ratio is partly
because of the large number of male
migrants who come to the city to work.
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 7
3 Site Appreciation
The assessment of the project site has been carried out in the context of its strengths, connectivity,
surroundings, types of developments and future potential of nearby area etc.
3.1 Site Location
The project site admeasuring approximately 9893 sq.mt is located in southern Mumbai at Mahalaxmi
area opposite to Race Course on Dr. E Moses road. The proposed site is irregular in shape. The site is
approachable by two roads i.e. Dr. E Moses road (major road) and Shakti Mill lane (minor road).
Figure 3-1: Location Map of Mahalaxmi Site
MahalaxmiRace Course
Dhobi Ghat
ShantiNagar
RamdevNagar
AdarshNagar
Lotus Colony
Jijamata Nagar
Mariamma Nagar
Haji Ali Gov.Colony
ChinchpokliMonorail Station
Gadge Maharaj ChowkMonorail Station
LEGENDProject Site Major Road
Railway Line Minor Road
Mono Rail Line Station
MahalaxmiRailway Station
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 8
3.2 Connectivity
The project site at Mahalaxmi abuts directly to Dr. E Moses road, which connects Worli to Haji Ali area.
Dr. E Moses road, which is the major road for accessing the project site, has an ROW of about 30 m
and lies on the southern side of the site. Apart from this, Shakti mill lane with an ROW of about 10 m
lies on the western side of the designated site.
Regarding railway connectivity, the site is just 0.4 km from Mahalaxmi railway station which lies on the
Western Line of the Mumbai Suburban Railway (refer Figure 3-1). Trains starting from Churchgate
pass through Mahalaxmi.
The project site lies adjacent to the Metro
Line 3 (Colaba – Bandra – SEEPZ) which is
32.50 km long and fully underground with 27
stations. It connects major CBDs of Nariman
point and Bandra-Kurla Complex, Domestic
and International Airport and industrial areas
of MIDC and SEEPZ.
Proposed stations at Science Museum and
Mahalaxmi metro lies in close immediacy of
the project site at a distance of less than 1
km. Interchange facility with Western Railway
has been proposed at Mahalaxmi station and
with Monorail at Sant Ghadge Maharaj
Chowk station.
The Central Cabinet accorded approval for
the project on 27th June 2013 and
subsequently MoUD notified the project
under Metro Act on 18th Sept 2013. The
process for appointing General Consultant
(GC) and Pre-Qualification of contractor for
civil works is in progress.
Figure 3-2: Metro Rail Route
Project Site
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 9
Also, the project site lies in close proximity of
Mono Rail network. The Mono Rail from
Chembur – Wadala – Sant Gadge Maharaj
Chowk is a 20 Km long Monorail corridor
which is constructed as a feeder service to
the other transit system and to cater crowded
and narrow congested areas. The Phase I of
this Mono Rail network from Wadala Depot to
Chembur is already constructed and opened
to the public on February 2014. The
construction work of Phase II from Wadala to
Sant Gadge Maharaj Chowk is in advanced
stage and is expected to be completed next
year. The project site at Mahalaxmi lies in
close proximity of Mono Rail stations of
Gadge Maharaj Chowk and Chinchpokli which are at a distance of 0.75 km and 1.5 km respectively
from the project site. Figure 3-3 presents the Mono Rail route in Mumbai and the project site.
Dr. E Moses Road Shakti Mill Lane
The distances of the major landmarks and commercially important parts of the city from the site are
depicted as follows:
Figure 3-3: Mono Rail Route
Project Site
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 10
Table 3-1: Distance of major landmark and key features from project site
Location Approximate distance from Site
Mahalaxmi Temple 3.1 km
Haji Ali Dargah 2.0 km
Mahalaxmi Railway Station 0.4 km
Mahalaxmi Race Course Opposite to project site
Chhatrapati Shivaji International Airport 16.0 km
Worli Seaface 3.0 km
Nehru Science Center 3.3 km
Residential Zone 0.5 km
Commercial Zone (Senapati Bapat Marg) 1.0 km
Industrial Zone 0.5 km
3.3 CTS No. and Ownership Status
As per the Property card obtained from Superintendent of Mumbai City Survey & Land Records, the
Cadastral Survey no. of the project site is 43 (refer Figure 3-4). The total area of C.S. no. 43 as per
the property card is 573924.85 sq.m and the project site is a part of the entire land parcel. The site falls
under the Lower Parel division.
The entire land parcel of C.S. no. 43 is under the ownership of “The Bombay Baroda & Central
Indian Railway Company” for more than 12 years.
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 11
Figure 3-4: Property Card
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 12
3.4 Site and its Surrounding
As stated earlier, the project site bearing C.S. no. 43 is situated at Mahalaxmi area opposite to
Mahalaxmi Racecourse on Dr. E Moses road. Primarily, the site is encircled by open space,
government offices, public utility & facility and transport corridors. The immediate surroundings of the
project site consists of government printing press on the northern end of the site while Shakti mill lane is
located on the western side followed by under construction building. Railway line followed by central
dumper is situated on the eastern side whereas Dr. E moses road passes through the southern side.
Electrical sub-station is situated on the south-east direction while Mahalaxmi Racecourse is positioned
in the south-west direction of the project site.
Figure 3-5: Site and Surrounding
MahalaxmiRacecourse
Project Site
LodhaBellissimo
Shakti Mills
Slum Cluster
ArthurRoadJail
Industries
Underconstruction
Building
Underconstruction
Building
Residential
Commercial
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 13
View of Sub-Station View of Mahalaxmi Racecourse
View of Under-Construction Building on western side View of Shakti Mills on northern side
View of Residential development (Lodha Bellissimo and
Under-Construction Building) View of Mahalaxmi Railway Station
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 14
View of main approach road (Dr. E Moses road) View of side approach road (Shakti Mills Lane)
Major developments around the site are as follows:
North Government printing press followed by Shakti mills compound and industrial development
South Dr. E Moses road, electrical sub-station and railway line
East Railway line followed by central dumper and residential development (both slums and high
end residential apartments)
West Shakti mills road followed by under construction building and commercial development
Inside the site: The side admeasuring 9893 sq. m approximately is irregular in shape. As per the
topographic survey conducted for the site, about 133.3 m length of the site faces the major road i.e. Dr.
E Moses road while about 32.3 m length of the site faces the minor road i.e. Shakti Mill lane. Presently,
there are about 21 trees of varying girth inside the site. There are also minor structures like DSK office
(G+1 structure), 2 godowns and a weigh bridge. All of these structures are in dilapidated condition and
presently not in use. The site is fenced by boundary wall from all the sides.
Infrastructure: The site is one of the very few vacant land parcels in an otherwise developed area.
Physical infrastructure like power, water, sewerage and solid waste management facilities are available
in the area.
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 15
Figure 3-6: Topographic Survey Map of Mahalaxmi Site
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 16
The following photographs depicts the present features of the project site.
Entrance Gate from the northern side Vegetation inside the site
View of DSK office Defunct structures inside the site
View of Banyan tree inside the site Big trees inside the site
3.5 Encroachment
As per the reconnaissance survey and topographic survey of the project site, it is understood that the
site is free from any kind of encroachments.
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 17
3.6 Regulatory Details
The key regulatory details for the project site at Mahalaxmi is summarized and presented in Table 3-2
below:
Table 3-2: Regulatory details for project site
S. No. Particulars Status
1 City Survey No. 43
2 Cadastral Survey No. F.P.NO.614 TPS IV
3 Land Ownership The General Manager Western Railway
4 Current Land Use Special Industrial Zone (I-3 zone)
5 Permissible FSI (as per current land use)
1
6 Other permissible land use (with prior permission of Commissioner)
Residential Zone (R-1 Zone) or Residential Zone with shop line (R-2 Zone) or Local Commercial Zone (C-1 Zone)
7 Permissible FSI (for commercial)
General – 1.33 For buildings of Government and semi-government offices and public sector undertakings – 3.99 For 5 Star Hotel - 5
8 Additional FSI 20% Fungible FSI (premium @ 100% of the Stamp Duty Ready Reckoner Rate for Commercial development)
9 Ready Reckoner rate (as per 2015) Rs. 139700 (rate of open land per sq.m for FSI 1)
The permission of land use change from existing “Industrial” to proposed “Commercial” is in process
and will be obtained by RLDA before signing of Agreement.
3.7 Sub- Division of Land
The RLDA will arrange sub-division of project land before signing of Agreement, which is in process.
Project Information Memorandum (PIM) 18
Commercial Development of Railway Land at Mahalaxmi
3.8 SWOT Analysis
Following are the strengths, weaknesses and opportunities of the proposed site for commercial
development:
a) Strengths
Located in close proximity of transport corridors like western line of the Mumbai suburban railway,
mono rail and Dr. E Moses road
Situated close to renowned places like Mahalaxmi temple, Haji Ali dargah, Nehru center etc
In close proximity of premium recreational activity places like Mahalaxmi Racecourse and
Wellingdon Golf club
Approachable through all parts of the city and abutting 30 m wide Dr. E Moses road
Walkable distance from Mahalaxmi railway station of the Mumbai suburban railway and Mono Rail
stations of Gadge Maharaj Chowk (0.75 km) and Chinchpokli (1.5 km)
Property size of about 2.45 acres along with excellent frontage of approximately 133 metres is ideal
for commercial development
Land use of the property can be converted from Industrial to commercial
Free from any kind of encroachment
Site possesses good potential for commercial development because of its location advantage.
Prime business establishments, offices, residential apartments and high end recreational places
are situated in Mahalaxmi area
b) Weaknesses
No major weakness perceived for the site
c) Opportunities
Huge demand for commercial development around the project area
The connectivity and the location advantage provide scope for development any sizable
commercial project including varied product mix
Site possesses advantage of one of the important commercial hub & the favourite place to reside
for the rich and the upper-middle class in Mumbai
The site is located at an important junction in part of Mumbai due to which there is plenty of
demand assessment and viability for different product mix
d) Threats
No major threat is envisaged for the property
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 19
4 Development Trend & Demand Assessment
4.1 Introduction
The area around the project site is marked with residential development, commercial development
(offices), old industrial development and prominent recreational activities like Mahalaxmi Race Course,
Wellingdon Golf club, Nehru Science Centre etc. The slum areas around the project site are gradually
being developed into high rise residential development.
4.2 Development Trend
Commercial Development: Many prominent office-building complexes are located near the project site
like Peninsula Corporate Park, Peninsula Business Park, Trade World, Lodha Supremus, Marathon
NextGen Innova, Shah & Nahar Industrial Estate etc (refer Figure 4-1). All of these buildings are
located on the northern side of the project site and situated on Dr. E .Moses road, Ganapatrao Kadam
marg, Senapati Bapat Marg and Shakti Mill Lane. The lease rental varies from Rs. 80 to Rs. 200 per
sq.ft per month depending on the location of the building, condition of building and amenities provided.
Figure 4-1: Commercial Development around the Project Site
1
23
4
87
9
56
Project Site
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 20
Hospitality Development: Being centrally located in Mumbai city and close to Mahalaxmi railway
station and prominent commercial / recreational places, the project site has many hotels and
restaurants in near vicinity. Some of the prominent 5 star hotels include Four Season Hotel, Palladium
Hotel and ITC Grand Central, all of which are situated within a distance of about 1 to 3 km from project
site. Apart from this, there are many other starred category hotels and budget hotels as presented in
Figure 4-2.
Figure 4-2: Hospitality Development around the Project Site
Residential Development: Many prominent residential buildings are located near the project site like
Lodha Bellissimo, Lodha Primero, Lokhandwala Residency, Marathon NextGen Era, Raheja Atlantis,
Planet Godrej, Raheja Vivarea etc (refer Figure 4-3). The residential development is spread all around
the project sites ard are mainly situated on Dr. E .Moses road, Ganapatrao Kadam marg, Senapati
Bapat Marg, N.M.Joshi marg and Jacob circle. The market price varies between Rs. 31000 to Rs.
56000 per sq. ft while the lease rental varies from Rs. 65 to Rs. 155 per sq. ft per month depending on
the location of the building, condition of building and amenities provided.
1 2
3
4
5
6
7 89
1011
1213
1415
Project Site
Commercial Development of Railway Land in Mahalaxmi, Mumbai in DBFOT basis
Mahalaxmi Mumbai
Railway Land Development Authority
Project Information Memorandum (PIM) 21
Figure 4-3: Residential Development around the Project Site
4.3 Product Mix
As per the study of the project site and surrounding market, consultant suggested various options for
development such as star category hotel, shopping centre and corporate office space.
4.4 Lease Period
The Lease period for the project is 45 years and the right of first right of refusal after 45 years of lease
period.
1
Project Site
2
3 4
5 6 7
8
910
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