A View to a Kill

When buying a high-rise property in Mumbai, ensuring that your scenic view doesn’t go to waste due to future developments can be challenging. Here’s how buyers can take an informed approach to avoid view blockage issues:

1. Research Zoning Laws and Future Development Plans

• Municipal Plans: Visit the Brihanmumbai Municipal Corporation (BMC) office or its website to check approved zoning and upcoming infrastructure projects in the area. This includes new roads, flyovers, or permitted high-rise construction.
• Development Zones: Understand the area’s zoning classification, such as Residential (R), Commercial (C), or Mixed-Use (MC), which indicates the type of construction allowed.
• DP 2034: Refer to Mumbai’s Development Plan 2034 to evaluate the city’s long-term planning vision and identify zones that may allow dense construction in the future.

2. Check FSI (Floor Space Index) Regulations

• In Mumbai, buildings are constructed based on the permissible FSI. Locations with higher FSI limits (e.g., redevelopment zones, TDR-approved plots) are more likely to see taller buildings.
• Ask your broker or developer about FSI utilization on nearby plots to assess the possibility of vertical growth. If surrounding buildings have unused FSI, they may redevelop or expand upwards.

3. Evaluate the Building’s Surrounding Plots

• Land Ownership: Check if neighboring plots are slums, vacant land, or old buildings. These are potential candidates for redevelopment under SRA (Slum Rehabilitation Authority) or cluster redevelopment projects.
• Height Restrictions: Areas close to heritage zones, coastal regulatory zones (CRZ), or airports have height restrictions that limit construction to a certain level. Verify if such restrictions apply to nearby plots.

4. Due Diligence with the Developer

• Ask for a No-Objection Certificate (NOC) or a clear view guarantee from the developer, if available. While not always enforceable, reputed developers may provide certain assurances.
• Inquire about other phases of the developer's project. If the development includes multiple phases, future towers might block your current view.

5. Opt for Sea-Facing or Open-Space Adjacent Flats

• Properties adjacent to protected open spaces like parks, gardens, or water bodies (such as the Arabian Sea or Powai Lake) offer lower chances of obstruction.
• However, verify the ownership and zoning of such open spaces to ensure no future developments.

6. Consider a Building with a Height Advantage

• Choose apartments in buildings that are already among the tallest in the area. It reduces the chances of another project obstructing the view.

7. Explore Redevelopment or Slum-Free Zones

• Localities with fewer slum pockets, older constructions, or vacant plots will have lower chances of abrupt vertical construction. Examples include specific parts of South Mumbai, Powai, and Bandra where heritage or premium real estate regulations apply.

8. Hire a Property Lawyer or Consultant

• A real estate lawyer can help with title searches of nearby plots and inform you of ongoing legal disputes or redevelopment permissions.
• Consultants may use advanced tools like GIS Mapping to simulate how your view could be affected in the future.

9. Engage with Residents’ Associations

• Existing residents often have insights into planned developments or disputes in the neighborhood. Interact with societies or associations for ground-level updates.

10. Buy Properties in Emerging or Low-Density Areas

• If you are looking for a permanent view opt for lower floors and suburban areas where you can choose to be in complexes which face gardens, water bodies or Cross Roads etc. Also look for developing locations such where new infrastructure offers views and relatively lower density.

Conclusion

Taking a proactive approach by studying zoning laws, FSI utilization, and the developer's assurances can significantly mitigate risks of view blockage. Work with trusted real estate consultants, verify regulatory restrictions, and favor properties with long-term view protection (like sea-facing flats or height-restricted zones). An informed purchase ensures that your premium investment for a view holds value for years to come.

Picture Courtesy: Priyanshu Dubey - Pixeldo

Picture for illustration purpose - How Minerva was built on SRA land and Bellissimo was made prior to that and then came Primero. So Belllissimo got sandwiched between the 2 towers.