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By:

Bhalchandra Chorghade

11 August 2025 at 7:24:18 pm

CIDCO struggles to find takers for its homes

Mumbai: The City and Industrial Development Corporation’s (CIDCO) latest housing scheme has exposed a recurring challenge for the planning authority: finding buyers for its large housing inventory despite its affordable-housing focus. The August 2026 scheme offered 4,793 homes in Taloja, Kharghar and Kalamboli and received 4,180 confirmed applications before bookings closed on September 3. While CIDCO described the response as strong, 613 homes—nearly 13 per cent of the inventory—had no...

CIDCO struggles to find takers for its homes

Mumbai: The City and Industrial Development Corporation’s (CIDCO) latest housing scheme has exposed a recurring challenge for the planning authority: finding buyers for its large housing inventory despite its affordable-housing focus. The August 2026 scheme offered 4,793 homes in Taloja, Kharghar and Kalamboli and received 4,180 confirmed applications before bookings closed on September 3. While CIDCO described the response as strong, 613 homes—nearly 13 per cent of the inventory—had no confirmed applicant. This follows earlier schemes with similar gaps. In January 2025, CIDCO’s ‘My Preferred Home’ scheme, offering around 26,000 homes across Navi Mumbai, attracted 1.36 lakh initial applications. However, only about 55,000 applicants paid the registration fee and around 22,000 deposited the required earnest money, leaving serious participation below the number of homes offered. A CAG-linked report on two CIDCO housing schemes in Kharghar found that, of 4,814 saleable tenements, allotment letters had been issued to 3,733 applicants and possession handed over to 3,317. Four years after the draw, 1,081 tenements remained unsold. CIDCO has also faced scrutiny over marketing expenditure. In 2023, reports questioned the appointment of private agencies to market and allot PMAY homes, stating that the agencies had received advances of more than Rs 100 crore before sales took place. CIDCO officials said external support was necessary given the scale of the programme. The scale of investment adds to the concern. CIDCO’s mass-housing programme envisaged 68,515 homes at an estimated cost of around Rs 15,300 crore. A 2024 report noted that thousands of completed homes were awaiting sale, locking up capital and increasing the authority’s financial burden. The latest homes are located in Taloja Sector 39, Kalamboli Bus Depot and Kharghar Bus Depot. Taloja accounts for 4,229 homes, followed by 257 in Kalamboli and 293 in Kharghar. Indicative prices range from around Rs 23.50 lakh in Taloja to Rs 37.70 lakh in Kalamboli and Rs 43.50 lakh in Kharghar. The figures point to a possible mismatch between what CIDCO considers affordable and what its target buyers can finance. Industry experts have noted that EWS homes priced at Rs 25 lakh or more may be difficult for households within the prescribed income ceiling, particularly after registration, stamp duty, floor-rise charges and other costs. Location may also influence demand. Taloja has seen rapid development and improved connectivity, including metro access, but buyers continue to weigh its distance from established employment centres and social infrastructure, as well as commuting costs. CIDCO maintains that its housing programme meets a genuine need in Navi Mumbai. Ashwin Mudgal, Vice Chairman and Managing Director, CIDCO, said, “The overwhelming response to the housing scheme reflects the aspirations of citizens to own a home in Navi Mumbai and their continued confidence in CIDCO’s planned development initiatives. CIDCO remains committed to providing affordable and quality housing opportunities in well-planned locations, enabling citizens to benefit from the region’s growing infrastructure and connectivity.” The authority has also highlighted the Pradhan Mantri Awas Yojana-Urban (PMAY-U) subsidy, under which eligible beneficiaries can receive Rs 2.5 lakh, subject to applicable guidelines and eligibility criteria. However, the repeated unsold inventory suggests that CIDCO’s challenge extends beyond construction. Pricing, apartment configurations, location, payment flexibility and connectivity may need to be reassessed before further public resources are committed.

A Middle-Class Family’s Financial Balancing Act                                           

Bharat cannot control rising prices, but he can control how prepared his family is.

Bharat is not a businessman or a high-salaried executive. He is an ordinary middle-class working man whose salary comes in every month, but before he can really feel that the money is his, it is already divided between rent or a home EMI, school fees, groceries, electricity, fuel, mobile bills, medicines for his parents and the small expenses that somehow become big by the end of the month.


Last year, Bharat could manage his monthly groceries comfortably. Today, he stands in the same shop, buys almost the same things, and still finds himself paying more. One day, while looking at his grocery bill, he notices that even something as basic as sugar has become noticeably more expensive. He asks himself a very simple question: “If prices keep increasing, how will I manage my family’s future?”

This is not only Bharat’s problem. It is the story of millions of middle-class Indian families.


As a Chartered Accountant, I would tell Bharat one thing: don’t panic about every price increase. Instead, start planning for the fact that prices will keep changing. Inflation is not something an individual family can control, but the way we manage our income, savings and debt is within our control.


Bharat’s first mistake is assuming that whatever remains after spending can be saved. He should reverse the approach: Income → Savings → Investments → Expenses. Even a small monthly saving, if done consistently, can become meaningful over the years.


His second priority should be an emergency fund. If Bharat suddenly loses his job or someone in his family faces a major medical expense, he should not immediately have to depend on a personal loan or credit card.


His third concern should be EMIs. Just because a bank says Bharat can afford a ₹30,000 EMI does not mean he should take it. Before taking any loan, he should ask himself whether, after paying that EMI, his family will still have enough breathing space every month.


Bharat also needs to separate insurance from investment. Health insurance protects his savings from a major medical bill, while life insurance protects his family’s financial future if something happens to him. Investments, meanwhile, should be planned according to his goals, time horizon and risk appetite.


Then comes his children’s education. Bharat may think, “My daughter is only eight. I have plenty of time.” But time is exactly what makes long-term planning powerful. The earlier he starts planning, the less pressure there may be on his monthly finances later.


Finally, Bharat needs to control lifestyle inflation. If his salary increases by Rs 10,000, he does not have to increase his expenses by Rs10,000. He can enjoy a little more, but he should also save and invest more.


Because the biggest danger for a middle-class family is not always low income. Sometimes, it is increasing expenses without increasing financial discipline.


Bharat cannot control the price of sugar, the price of petrol, school fees or medical costs. But he can control how prepared his family is when those costs rise. And that is where financial planning matters.


Financial planning is not about becoming rich overnight. It is about reaching a point where an unexpected expense does not destroy years of savings.


So, if Bharat can follow a simple principle—earn wisely, spend consciously, protect his family, save regularly, invest patiently and avoid unnecessary debt—rising prices may still hurt, but they will not necessarily control his family’s future.


Because at the end of the day, the middle class does not need a perfect financial life. It needs a prepared one.


(The writer is a Chartered Accountant based in Thane. Views personal.)

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