Redevelopment Surge Reshapes JVPD as Old Bungalows Give Way to Towers

Mumbai, Maharashtra:
The once-serene JVPD neighbourhood in Mumbai, known for its quiet streets and spacious bungalows, is undergoing a dramatic transformation. What began as a peaceful residential layout several decades ago is now steadily turning into a cluster of high-rise buildings, altering the skyline and character of the area.

In the early 1970s, film icons such as Amitabh Bachchan, Dharmendra, Shatrughan Sinha, Rakesh Roshan and Jeetendra made JVPD their home, drawn by its greenery and privacy. The neighbourhood spans 200 acres, featuring 42 acres of internal roads and 702 plots under 14 cooperative societies. Planned in the 1950s as a low-density zone, it originally consisted of bungalows and modest buildings rising only two to three floors.

That era is long gone. In today’s redeveloped towers, property prices have climbed to ₹70,000–₹80,000 per sq ft, and redevelopment activity has touched almost the entire locality. Architect Nitin Killawala recalls that his father bought an 800-square-yard plot in 1958 for ₹8,400 paid over five instalments. The most recent sale of a similar now rare plot was around ₹100 crore.

Generational homes are also driving redevelopment. Developer Anand Pandit notes that many JVPD families have three generations living together and are seeking more space. In the past decade, around 40 plots have already been redeveloped, and developers typically receive four to five proposals each day.

A key factor behind this shift is the increase in FSI. Earlier, buildings in JVPD were limited to an FSI of 1.
Today, with new government policies, builders can use FSI ranging from 4 to 5.40 depending on the redevelopment scheme. This has encouraged the demolition of old two- and three-storey structures, including those with 1 BHK and 2 BHK tenements, replacing them with taller buildings featuring luxury 4-BHK apartments.

Redevelopment, however, is not new to this area. The introduction of Transfer of Development Rights (TDR) in the late 1990s allowed additional floors on older buildings, altering the neighbourhood’s original fabric. This gradually reduced open spaces and increased pressure on parking and infrastructure.

A study of one society containing 60 small plots shows how much JVPD has changed. Earlier, out of 9.75 acres of buildable land, 6 acres were open spaces, and buildings rose only two to four floors.

Under DCR 33(11), open space in the same area is projected to shrink to 2.9 acres, with new buildings expected to rise 12 to 15 floors. Residents say this is affecting not only natural ventilation and sunlight for the new buildings but also for surrounding plots.

Parking congestion has become another serious issue. Roads originally designed to support about 120 cars could soon be managing close to 1,200 once redevelopment is complete.

Planning relaxations and deficiency charges have also pushed property prices so high that they now compete with luxury markets like Dubai.

Environmental concerns are growing. Killawala points out that as larger buildings occupy plot areas, trees are cut, permeable surfaces shrink, and the once-continuous tree canopy along JVPD’s internal streets has almost vanished.

Hussain Indorewala from KRVIA adds that earlier regulations ensured buildings occupied only 33%–50% of a plot, providing generous open areas. Current redevelopment, however, increases housing units without creating new amenities or infrastructure.

Architect and activist P. K. Das says the rapid expansion driven by real estate interests and supportive policies is pushing Mumbai toward a more vulnerable and less sustainable future, especially in the face of climate risks.

Once a calm residential pocket, JVPD is now turning into a dense high-rise neighbourhood. While redevelopment has brought modern living and increased property values, it has also raised concerns about infrastructure, environmental strain and the loss of the area’s original identity.

By Sana khan
Content Writer, Realty Quarter