By Girish Chhalwani, Co-Founder, Lords of the Lands · ~9 min read · Last updated 1 October 2026

“Mumbai 3.0” is a map, not a mood. For Pen land the only thing that matters is whether a specific survey number falls inside a notified Third Mumbai village, inside the separate NAINA area, or outside both – because those three answers mean three different planning authorities, charge regimes and timelines for the same patch of ground.

Is Pen land part of Mumbai 3.0?

Some of it is. Pen is one of three talukas – with Panvel and Uran – whose villages were notified into KSC New Town, the project popularly called Third Mumbai or Mumbai 3.0, covering 324 sq km across 124 villages under MMRDA. But Pen is a large taluka, and not every Pen village is inside KSC, so “Pen” alone does not tell you whether a plot is in the project.

Pen is a taluka in Raigad district, in the Konkan, on the Mumbai–Goa road axis and within the broader influence zone of the Atal Setu (Mumbai Trans Harbour Link) and the Navi Mumbai airport. Its land-market relevance in 2026 comes almost entirely from this: it is a major land-supply catchment for Third Mumbai. That is an opportunity and a complication at once, because the project is defined village by village, and the rules attached to a notified village are different from those just outside it.

What exactly is KSC New Town, and who runs it?

KSC New Town – Karnala-Sai-Chirner New Town – is the official name for Third Mumbai, a 324 sq km greenfield city of 124 notified villages across Pen, Panvel and Uran talukas, with MMRDA appointed as its New Town Development Authority by a government notification dated 15 October 2024.

The city was formally named on 21 October 2024, after the villages of Karnala, Sai and Chirner. MMRDA appointed Singapore-based Surbana Jurong to prepare the master plan, and the state structured a land-pooling and acquisition framework rather than relying on open-market assembly alone. For a buyer, the practical takeaway is that KSC is a planned-acquisition city: the authority intends to take in land and return developed plots or compensation, which is a very different proposition from buying a ready, independently developable plot.

Why does the exact village decide so much for Pen land?

Because Third Mumbai and NAINA are both defined as lists of notified villages, not as a continuous blob on a map – so two neighbouring Pen plots can sit under MMRDA, under CIDCO, or under neither, with completely different acquisition rules, charges and development rights.

This is the single most consequential due-diligence point for Pen in 2026, and it is exactly where generic “invest in Mumbai 3.0” marketing fails a buyer. A plot inside a notified KSC village is subject to the authority’s land-pooling or acquisition process; a plot in a NAINA village answers to CIDCO’s town-planning scheme regime; a plot outside both is an ordinary Collector/local-plan plot. Before you weigh price, establish which list – if any – the village appears on, using the official notifications rather than a brochure map.

What do Pen land prices look like in 2026?

Reported asking prices for the Pen–Uran raw-land belt run around ₹1,500–3,500 per sq ft in 2026 according to secondary market trackers, but this is a wide, village-dependent band – and land caught in an acquisition or pooling process does not price like a freely developable plot.

Treat any Pen per-sq-ft figure with extra caution, for two reasons. First, these are secondary-source asking ranges, not verified transactions. Second, and more important, if a plot sits inside a KSC-notified village, its future may run through land pooling rather than private development – which changes what you are actually buying. Always separate the asking price from the government ready-reckoner value, and establish the planning regime before the price even enters the conversation.

How does the 22.5% land-pooling return work?

Under the KSC framework, a landowner whose land is taken in can opt for a return of developed land – reported at 22.5% of the contributed area – or monetary compensation, or compensation through TDR/FSI, with acquisition having begun in March 2026.

Land pooling means the authority aggregates raw land, builds trunk infrastructure, and returns a smaller parcel of now-serviced, developable land to the owner. The idea is that a smaller developed plot can be worth more than a larger raw one. But it is a multi-year process with real uncertainty on timing and final layout, and the exact percentage and terms are governed by the scheme as notified, not by any single headline number. If you are buying into a KSC village, you are effectively buying a position in that process – price and diligence must reflect that.

How much developed land does a one-acre Pen plot in a KSC village get back?

On an illustrative one-acre (about 4,047 sq m) parcel inside a notified KSC village, a 22.5% developed-land option would return roughly 0.22 acre (about 910 sq m) of serviced, developable land – the figures below are illustrative, and the notified scheme terms govern the actual return.

The trade in that example is one acre of raw, hard-to-develop land today for roughly 0.22 acre of fully serviced, road- and utility-connected land after the scheme matures. Whether that is attractive depends on the eventual value difference between raw and developed land in that village, the timeline, and your holding capacity – none of which is guaranteed. Model it as a long-horizon, process-dependent position, not as a fixed multiple. And remember this maths only applies if the plot is genuinely inside a notified pooling village, which is the first thing to confirm.

What should you verify before buying Pen land?

Beyond price, confirm the planning regime (KSC / NAINA / neither) from official notifications, then run standard Maharashtra diligence: the 7/12 extract and land-use column, title chain, NA/conversion status, access rights, and whether the land is subject to acquisition or reservation.

In practice: match the village against the official KSC and NAINA village lists; read the 7/12 and its “other rights” column for reservations, acquisition entries or encumbrances; check whether any layout is MahaRERA-registered; and confirm access and tenure. For Pen specifically, the biggest avoidable mistake is paying a “Third Mumbai” premium for a plot that is either outside the notified area or locked inside an acquisition process. The corridor story is real; the plot-level facts decide whether it applies to you.

FAQ

Before you buy

Related reading

Third Mumbai, NAINA and the planning regime

• What KSC New Town (Third Mumbai) is — the statutory entity behind the label
• NAINA vs KSC vs Mumbai 3.0 — three terms, one region
• What NAINA and CIDCO control — the separate airport planning area
• Mumbai 3.0 infrastructure in 2026 — the project tracker
• The MMR growth corridors, mapped — where the region is expanding

Access and infrastructure

• What the new airport changed — NMIA’s effect on Raigad land
• Navi Mumbai airport: live status in 2026 — what has opened
• Which Raigad land Atal Setu actually helps — the bridge’s delivered effect
• The Panvel–Karjat rail corridor — the suburban line through the belt
• The Virar–Alibaug Multimodal Corridor — the orbital expressway
• Why infrastructure timelines slip — reading a multi-year pooling process

Nearby land markets

• Panvel plots in 2026 — a fellow KSC/NAINA taluka
• Uran and Dronagiri land in 2026 — the third KSC taluka
• The Khopoli-Pali road (SH-93) guide — our core corridor, outside the pooling zones
• Karjat land prices in 2026 — a belt beyond KSC and NAINA

Title, acquisition and diligence checks

• RERA verification for plotted land — what to confirm on the portal
• How to check a plot’s NA status — read the 7/12 against the claim
• How to read a 7/12 extract — the land-use and reservation columns
• The 7/12 other-rights column — acquisition and reservation entries
• Title due-diligence checklist — the records to test
• The real risks in emerging corridors — buying into a pooling process
• The true cost of buying a plot — beyond the per-sq-ft quote

Citations and sources

• Third Mumbai / KSC New Town – name, extent (324 sq km), talukas and timeline: en.wikipedia.org/wiki/Third_Mumbai
• MMRDA – New Town Development Authority for KSC: mmrda.maharashtra.gov.in
• IGR Maharashtra – e-ASR ready-reckoner portal: igrmaharashtra.gov.in
• Maharashtra Land Revenue Code (Second Amendment) Act, 2025 – NA conversion premium (assent 31 December 2025).
• Reported price band and per-taluka village counts: secondary market trackers, 2026 – unofficial, verify against notifications.

General information, not investment advice. Verify every figure and the planning regime for your specific plot and village before transacting.