Real Estate Insights

If you have ever sat across the table from more than one developer about the same plot, you know the frustration. One offers you 40% of the built-up area. Another offers a flat number in crores. A third throws around the phrase “market rate” like it settles anything. Ask any of them how they got […]

On Thursday, 10 September 2026, Archonet hosted webinar on Mastering DCPR 33(11) — a practical, developer-focused session on the PTC (Permanent Transit Camp) Scheme under Mumbai’s Development Control and Promotion Regulations. The session was led by our co-founders, Mahek Chheda (CEO) and Viral Gala (COO), and drew 65+ attendees from business development, project feasibility, real […]

A housing society invites bids for redevelopment. One developer offers 30% additional area. Another offers 40%. A third offers 50%, a higher corpus and better rent. Who has made the best offer? From the society’s perspective, the answer may seem obvious. From the developer’s perspective, it is not. The real question is: How much can […]

For a developer evaluating a land opportunity in Mumbai, the first question is often: “How much FSI can I get?” But FSI is only the starting point. The more important questions are: Which scheme applies? Can it be combined with another scheme? What development potential does it create? What does it cost to unlock? And […]

Mumbai real estate realisation and asking price have quietly stopped being the same number in 2026. Your sheet carries one price. Your bank account will see another — and the distance between them is where margins are going this year. A developer in Borivali West told me his sale price without pausing. Thirty-two thousand a […]

Why Mumbai’s bottleneck moved from the plot to the counterparty Mumbai has more than 1.6 lakh buildings already eligible to redevelop. Fewer than one in a hundred eligible societies ever reach a signed development agreement — and a significant share of those that do, stall. The scarce resource was never land. It was the ability […]

What Can Prestige Build on newly acquired Land in Mulund? When Large Developers Buy Land, They Aren’t Just Buying Area—They’re Buying Future Development Potential In July 2026, Prestige Mulund Realty Pvt. Ltd., an arm of Prestige Estates Projects Ltd., acquired a 9,497 sq.m. (2.35-acre) land parcel in Mulund West for ₹110.75 crore. The consideration included […]

DCPR 33(20B) has become one of Mumbai’s most strategically important redevelopment pathways — yet most feasibility conversations still reduce it to a few familiar phrases: PAP rehousing, 4.05 FSI, 5.4 FSI, AH/R&R. The reality is far more layered. The scheme’s true power lies in how its FSI components, relaxations, clubbing options, and combination rules interact […]

In Mumbai, every feasibility discussion eventually comes down to one number: the Ready Reckoner rate. Developers treat it as the primary cost variable — the number that makes or breaks a deal. It isn’t. RR sets the price of FSI. When you pay that price is what decides your IRR. This blog makes that case […]

Why Your Best Instinct Is Now Your Biggest Risk Feasibility mistake real estate developers make often stem from banking too heavily on optimism. Mumbai’s most experienced developers rarely lose money because they’re wrong about the building. They lose it because they’re optimistic about everything around it — the timeline, the costs, the buyers. Here’s the […]

In Mumbai, developers spend enormous energy debating FSI, TDR, premiums, RR rates, and scheme combinations. But there is one factor that quietly determines more viability outcomes than all of these combined: FSI Efficiency Efficiency is the percentage of buildable FSI that actually converts into saleable area. Design efficiency is in general RERA Carpet divided by […]

Redevelopment is the backbone of Mumbai’s real estate ecosystem. With limited greenfield land and DCPR 2034 enabling higher FSI, redevelopment has become the default development model across the city. But while most developers focus on FSI, premiums, and design, the truth is simple: Redevelopment projects succeed or fail based on cashflow. FSI determines what you […]