Noida launches Mumbai style EWS redevelopment

Noida is set to undertake a major shift in its urban planning playbook with the launch of a redevelopment policy aimed at replacing ageing EWS housing blocks with modern, climate-resilient, and inclusive homes. Inspired by Mumbai’s model, the initiative will upgrade dilapidated flats while allowing developers to utilise increased Floor Area Ratio (FAR) for commercial recovery—marking a strategic pivot in the city’s approach to urban renewal.

Officials from the Noida Authority confirmed that multiple old EWS clusters have been identified for the first phase of redevelopment, specifically in high-demand, centrally located sectors such as 27, 93, and 93A. These areas have long suffered from structural deterioration, lack of maintenance, and overcrowding. Under the new policy, developers will be tasked with demolishing the ageing buildings, reconstructing larger and upgraded homes for existing residents at no cost, and providing temporary housing during the construction period. At the heart of the policy is an incentive-driven mechanism. When the original buildings were constructed, the permissible FAR was 1.5; today, it stands at 3.5. Developers will be allowed to monetise this surplus by building additional saleable units, thereby making the project financially viable. This unlocking of land value is seen as a mutually beneficial strategy—ensuring better housing for lower-income groups while offering developers a sustainable return on investment.

Experts in real estate development and urban economics see this as a landmark move for Noida. With decades of housing backlog, especially in the economically weaker segment, the redevelopment framework promises not only to rehabilitate crumbling infrastructure but also to reimagine city cores as more inclusive and efficient spaces. Officials confirmed that separate Requests for Proposals (RFPs) will be issued for each identified site to ensure transparency and competition. Urban housing analysts describe the model as a balanced compromise between equity and economics. For thousands of families who have been living in deteriorating conditions for years, this may finally offer a pathway to dignified housing without displacement. The model also reflects a shift towards integrated urban design—one that values social inclusion alongside real estate profitability.

In tandem with this initiative, the Noida Authority has approved the participation of co-developers in five long-stalled residential projects. This move is expected to benefit over 5,000 homebuyers who have been waiting indefinitely for possession. Under this co-development framework, private players will step in to revive delayed projects, backed by legal safeguards and structured timelines. The scale of the problem in Noida and the wider National Capital Region (NCR) is significant. According to data from a regional industry body, nearly 1.9 lakh housing units are currently stalled across Noida, Greater Noida, and Ghaziabad. These projects represent a cumulative value of approximately ₹1 trillion. In Greater Noida alone, 36 projects are under insolvency proceedings. Developers across the region reportedly owe over ₹40,000 crore to local authorities, including interest and penalties.

This systemic distress has placed tremendous pressure on urban infrastructure, public trust, and the homeownership dreams of thousands of middle- and lower-income families. With halted construction, legal gridlocks, and eroded builder credibility, the housing ecosystem in NCR has faced one of the longest stagnation periods in its history. Officials from development authorities believe that the combination of redevelopment and co-development can unlock significant value from within city limits, without the need to expand into ecologically sensitive or peri-urban zones. It reflects a growing awareness that urban growth must become more inward-looking, resource-efficient, and socially inclusive—especially in an era of climate urgency and land scarcity.

However, planning experts have also sounded a note of caution. While Mumbai’s success in slum and EWS redevelopment offers a roadmap, Noida must account for local challenges such as tenant consent, financing risks, and coordination delays. In Mumbai, policies evolved over decades through trial and error, with strong community participation mechanisms. Noida will need to develop similar frameworks to ensure that redevelopment does not lead to gentrification or social displacement. The viability of these projects will also depend on market confidence. With buyer sentiment still recovering from past disruptions, the quality and transparency of upcoming redeveloped units will determine long-term success. Experts advise the inclusion of green building certifications, waste segregation infrastructure, solar-readiness, and water conservation features in the new EWS homes to future-proof them against environmental stress.

The redevelopment effort holds broader implications beyond just housing. If successful, it can become a blueprint for urban transformation in other northern cities grappling with similar issues—Ghaziabad, Faridabad, Lucknow, and even parts of Delhi. It signals a clear policy intent: to shift away from unchecked urban sprawl and instead regenerate the built environment with principles of affordability, sustainability, and social dignity. The policy also reflects a shift in the governance philosophy. For years, real estate planning in NCR was focused on expansion—building outwards rather than improving within. By aligning with the Mumbai model, Noida now embraces urban regeneration as a strategic tool for sustainability and social justice.

As cities worldwide confront climate change, rising inequality, and land exhaustion, such integrated approaches to redevelopment may emerge as the default rather than the exception. Noida’s attempt to rewrite its housing narrative could well be the beginning of a broader movement towards equitable and carbon-conscious city-making.

Noida launches Mumbai style EWS redevelopment