Puravankara Limited, a Bengaluru-headquartered listed developer, has taken a bold step into Mumbai’s eastern suburbs. The company was recently selected as the preferred developer for redeveloping eight housing societies in Chembur (Deonar), covering ~4 acres (16,000+ sq.m) and offering 1.2 million sq. ft. of development potential. The project also includes rehabilitation of 143 apartments and is estimated to generate a gross development value (GDV) of ₹2,100 crore.
But beyond the numbers lies a question of strategy:
Which DCPR 2034 scheme did Puravankara likely choose to unlock this potential?
With several viable regulatory options, let’s analyze all possibilities and estimate the most probable path the developer is following.
Quick Project Summary
| Attribute | Details |
| Location | Deonar, Chembur (M/East Ward) |
| Plot Size | ~4 acres (~16,000+ sq.m) |
| Road Width | 18.3 meters |
| Existing Societies | 8 co-op housing societies |
| Rehab Flats | 143 |
| Estimated Development | 1.2 million sq.ft. |
| Estimated GDV | ₹2,100 crore |
Applicable DCPR 2034 Schemes – Full Analysis
1. Regulation 33(7B) – Redevelopment of private housing societies (30+ years)
Key Features:
- Applies to non-MHADA, non-cessed private societies
- Restrictions: Rehab on same plot; Buildings must be 30+ years old
- Incentive: 15% of existing BUA or 10 sq.m/tenant as incentive; Fungible on rehab is free
- Additional FSI up to DCPR limit via premium/TDR
- Further additional FSI can be loaded up to 4.00 under top-up schemes like 33(12B) or 33(18)
✅ Highly applicable: Societies are private, rehab required (143 units), land is freehold
👍 Best fit for time-sensitive execution with decent FSI
2. Regulation 33(9) – Cluster Redevelopment
Key Features:
- Applies to contiguous plots ≥ 6,000 sq.m in Suburbs
- Restrictions: 70% consent mandatory; requires master layout, open space reservation, civic infra
- Additional FSI: up to 4.0 considering 18m road width
- Needs support from MHADA or MCGM for smoother approvals
✅ Technically applicable: Plot size and road width qualify
⚠️ More complex approval path
🤝 Not currently declared a cluster, but could be explored for higher FSI
3. Regulation 33(19) – Commercial Redevelopment
Key Features:
- Applies to commercial/IT/recreational developments
- Allows higher FSI up to 5.00 and flexibility for non-residential use
- Residential use limited to 30%
💡Might be suitable for this project given the limited rehab component, if market forces allow
4. Regulation 33(20B) – Residential development on private land with AH & RR component
Key Features:
- For rehab/ non-rehab, clean title private land
- Base FSI (per 30(A)) and remaining up to 3.00/ 4.00 FSI shared with MCGM
- Works best when no/ limited re-accommodation is needed
⚠️ Might be suitable here given only 143 tenants need to be re-accommodated
✅ Could be combined with 33(7B) for availing Incentive FSI and reducing the AH & RR component on the plot
5. Combination: 33(7B) + 33(20B)
Most realistic hybrid route.
- Rehab portion done under 33(7B)
- Saleable wings/blocks developed under 33(20B)
- FSI under 33(7B) through 30(A) + fungible + TDR/premium
- Additional FSI under 33(20B) shared with MCGM
✅ Offers flexibility in phasing
✅ Efficient when not all structures are of the same type or age
✅ Good if a few societies opted for outright sale of development rights
Final Call: Which Scheme Did Puravankara Likely Choose?
| Criteria | Verdict |
| Rehab Required? | ✅ Yes → rules out pure 33(20B) |
| Plot Area ≥ 6,000 sq.m? | ✅ Yes → 33(9) possible |
| Cluster declaration? | ❌ Not currently announced |
| Road Width ≥ 12m? | ✅ Yes (18.3m) |
| Project Type | Premium residential + rehab |
| Execution Focus | Time-sensitive, brand-driven |
🎯 Most Likely Strategy:
✅ Primary Scheme: Regulation 33(7B)
➕ Combined with: 33(20B) for sale blocks
Why not 33(9) (Cluster)?
While it is technically applicable and valuable in the long term, the lack of a current cluster master plan and Puravankara’s history of fast-moving, society-driven projects indicates that they’ve opted for a phased 33(7B) strategy, keeping 33(9) open for future expansions
Key Takeaways for Developers
- Always evaluate all applicable DCPR schemes before acquiring rights
- FSI is not just a number—it’s a blend of incentives, premiums, and smart configuration
- Combination of regulations (33(7B) + 33(20B)) offer speed + scalability when done right
- Cluster schemes (33(9)) are powerful but require long-term planning
Need help decoding the right scheme for your land parcel?
Try LandWise by Archonet to simulate development feasibility, FSI, premiums, and GDV for every regulation—from 33(7B) to 33(9)—in minutes.
To read our analysis on Arkade’s Filmistan Studios plot, click here