If you are looking at flats in New Panvel East, you will hear the word NAINA in almost every site visit. Many buyers nod along without knowing what it means. This guide explains it in plain words.
NAINA stands for Navi Mumbai Airport Influence Notified Area. It is the region around the new Navi Mumbai International Airport that the Maharashtra government has set aside for planned development, so that the area around the airport does not grow in a haphazard way.
The key points:
- Who plans it: CIDCO, the body that planned Navi Mumbai, is the Special Planning Authority for NAINA.
- When it started: NAINA was notified on 10 January 2013. Since then, construction in the notified area has needed prior approval from CIDCO’s NAINA building permission department.
- How big it is: After the state government moved 80 villages to MMRDA, NAINA covers 94 villages, 92 in Panvel taluka and 2 in Uran taluka.
- The goal: In August 2026, CIDCO’s Vice-Chairman and MD said NAINA is meant to become a planned city along the lines of Navi Mumbai.
For buyers, NAINA matters because it decides which authority approves a building and how the surrounding roads and services are planned.
How NAINA Town Planning Schemes (TPS) Work
NAINA is developed mainly through Town Planning Schemes (TPS), which use land pooling and plot reconstitution. Each TPS covers a defined area that may include parts of several villages.
In broad terms, the process works like this:
- Land in the scheme area is pooled and reconstituted. The existing parcels are redrawn into a planned layout.
- Part of the land is set aside for the city. This share is used for roads, open spaces, schools and other public facilities. Reports on the NAINA schemes put it at about 60% (NBM&CW).
- Landowners receive reconstituted final plots. For TPS 2, CIDCO stated that beneficiaries would get 40% of their original entitlement as a final plot, with an FSI of 2.5 (NBM&CW). Actual entitlements are set by each sanctioned scheme and can differ between parcels.
- The final plot sits inside a planned layout. The layout includes roads and services; when they are actually built depends on the scheme’s progress.
- Developers build on final plots with NAINA permission. CIDCO’s published permission records include residential projects on TPS 1 final plots in Akurli (CIDCO).
Compensation, adjustments and plot entitlements are set out in each scheme’s documents. If you are buying on a final plot, the sanctioned scheme for that plot is the document that matters.
Why this matters to you as a buyer: A project on a properly allotted TPS final plot sits inside a planned layout, with roads and amenities marked in an approved plan. That is very different from a building put up on unplanned land.
NAINA Development and Infrastructure Status in 2026
Progress differs from scheme to scheme. Approval of a scheme, handover of final plots and completion of roads and drains are separate stages, so check which stage applies to the plot you are buying.
| When | Update | Stage |
| Aug 2026 | CIDCO says twelve TPS are in operation or at various stages; TPS 13 and 14 are being prepared | Overall status |
| Reported after Mar 2024 | CIDCO approved TPS 1 to 12 at its level; TPS 11 and 12 were sent to an arbitrator before government approval. Infrastructure works in TPS 1 reported complete; tenders of ₹3,114 crore floated for TPS 2 to 7 in March 2024 | Approval and infrastructure |
| Reported before the airport opened (2025) | TPS 1 and 2 had final government approval; TPS 3 to 7 had preliminary approval; drafts for TPS 8 to 12 were in arbitration. Property cards for TPS 1 and 2 were ready for distribution | Government approval |
| May 2023 | Final plots handed over to TPS 2 landowners from Chipale, Vihighar, Devad, Bhokarpada, Belavali and Sangade | Plot handover |
The current approval status of each scheme should be confirmed from CIDCO’s NAINA documents before you rely on it.
How to Check Whether Your Locality Is in NAINA
A village name alone does not tell you a project’s scheme, because schemes are drawn by area and one village can fall in more than one TPS. Akurli is an example: CIDCO’s permission records list projects on TPS 1 final plots there, while news reports of the TPS 4 to 7 approval also name Akurli.
| TPS | Villages / areas covered |
| TPS 1 | Includes parts of Akurli (final plots in CIDCO permission records) |
| TPS 2 | Devad, Bhokharpada, Chipale, Vihighar, Belavali, Sangade |
| TPS 4 to 7 (reported together) | Adai, Akurli, Nevali, Shilottar Raichur, Pali Devad, Bonshet, Moho, Bhokarpada (Chipale), Shivkar, Vichumbe, Chikhale, Pali Khurd, Usarli Khurd, Kolkhe |
If you are looking at a project in Nere, Kewale or a nearby village, ask the developer which TPS and final plot number the project sits on. We can help you check.
NAINA vs Established Navi Mumbai Nodes: Key Differences
Both are planned by CIDCO, but they are at very different stages.
| Factor | Established CIDCO nodes (e.g. Kharghar, Kamothe, New Panvel) | NAINA areas (e.g. Akurli, Adai, Bonshet) |
| Development stage | Developed over decades; largely built up | Being developed through town planning schemes at different stages |
| Land tenure | Many plots are CIDCO leasehold | Reconstituted final plots under each TPS |
| Infrastructure | Roads, schools and markets largely in place | Roads and drains under construction in several schemes |
| Approval check | Verify the competent planning authority for the specific plot | Verify the competent planning authority for the specific plot; in NAINA, this is usually CIDCO’s NAINA department |
| Prices | Vary by project, location, approvals and infrastructure | Vary by project, location, approvals and infrastructure |
Compare specific projects on their approvals, the infrastructure that exists on the ground and the total cost, rather than on the area label.
Benefits and Risks of Buying a Home in NAINA
Why Homebuyers Consider NAINA
- Airport access. NAINA surrounds Navi Mumbai International Airport, but access varies across the area. Check the actual route and travel distance from the project you are considering.
- Planned layout. Within a sanctioned scheme, roads, open spaces and public facilities are marked in an approved plan.
- New housing supply. CIDCO’s permission records show many residential projects approved in villages such as Akurli, Adai and Kewale, giving buyers a range of options.
Risks to Check Before Buying in NAINA
- Infrastructure is still being built. In several schemes, approach roads, water lines and drains are under construction. Visit the site and see what exists today.
- Timelines can slip. NAINA has faced delays and opposition from some landowners . Plan your purchase around your own timeline, not a promised completion date.
- Not every structure is approved. CIDCO has written to holders of constructions in the proposed road area of TPS 2 asking them to show their permissions. Approvals for the specific building matter.
- Gaothan land may follow different rules. Gaothan parcels may have different planning and permission requirements. Verify the specific parcel’s status.
Documents and Approvals to Check Before Booking a NAINA Flat
Ask the developer for these documents and check each one.
- NAINA building permission and commencement certificate (CC). Ask for both, and look the project up in CIDCO’s published NAINA permission records.
- Approved building plan. Match the number of floors and flats on site with the approved plan.
- TPS, final plot number and scheme status. Confirm the project stands on an allotted final plot, not on land reserved for a road or public use, and whether that scheme has final or only preliminary approval.
- MahaRERA registration, where required. Search the project on the MahaRERA website and check the promised possession date and uploaded documents.
- Title documents. Ask for the title report and the 7/12 extract or property card.
- Cancellation and refund terms. Read what happens to your booking amount if you cancel, or if the developer delays or cancels the project.
- Occupancy certificate (OC) for ready or resale flats.
- Water and drainage connections, especially where scheme works are still in progress.
- Independent legal review. Have a property lawyer check the documents before you sign.
If a developer cannot show these documents, walk away, however good the price.
Thinking of buying in NAINA?
Whether NAINA suits you comes down to the specific project. MD Realty is based in New Panvel East and can help you compare projects and collect the documents to review with your lawyer.
- Browse our Ongoing Projects.
- Call +91 98926 99233 or +91 97685 23400, or book a free consultation.
- Visit us at Plot No 02, Sector 12, New Panvel (East).
FAQs About NAINA and Buying Property
What is NAINA, and what does it stand for?
NAINA stands for Navi Mumbai Airport Influence Notified Area. It is a notified planning region around Navi Mumbai International Airport, with CIDCO acting as its Special Planning Authority.
How do NAINA’s Town Planning Schemes work?
Town Planning Schemes reorganise land into planned plots, roads, open spaces and public facilities. Landowners receive reconstituted final plots under the applicable scheme. Plot entitlements and infrastructure delivery depend on the scheme’s provisions and progress.
How can I check whether a property is within NAINA?
Check the village name, survey or gut number and approval documents against official CIDCO records. If the property falls within a TPS, verify its scheme and plot details. A “New Panvel East” address alone does not confirm NAINA jurisdiction.
What is the difference between NAINA and established Navi Mumbai nodes?
Established nodes generally have more mature roads, transport and neighbourhood facilities. Many NAINA areas are still developing through planning schemes. Compare the actual infrastructure, connectivity and approvals at the specific property rather than relying on the locality name.
What documents should I check before buying a flat in NAINA?
Check the title report, land records, applicable building permission, commencement certificate, approved plans and MahaRERA registration where required. Verify TPS plot details where applicable. For completed flats, check the occupancy certificate covering the relevant building or unit.
Can I get a home loan for a flat in NAINA?
Financing depends on your eligibility, the lender’s policy and its assessment of the property’s documents and valuation. Ask whether the lender accepts the specific project. Loan approval should not replace an independent legal review.
What are the main risks of buying a home in NAINA?
Key risks include incomplete infrastructure, development delays, title issues and unauthorised construction. Visit the site, verify existing water and drainage facilities, and review approvals and agreement terms. Future infrastructure or property appreciation should not be treated as guaranteed.