Report on
‘The State of Affordable Housing
in Mumbai’
November 2014
Supported by:
FORD FOUNDATION
1
Outline of Report
I. Housing Shortage in Mumbai
II. (Public) Housing Stock created since 1995
III. Deliberation by Elected Representatives
IV. Concept of ‘Affordable Housing’
V. From FSI to ‘Density’ & ‘Crowding’
2
I. SLUM CITY
• 41.9% Mumbaikars in slums
• Of 28 lakh households, 11.36 lakh in slums
• 15,274 houseless households
(census 2011)
3
Ward-wise slum population, 2011
In 9 of 24 wards ≥ 50 % population in slums
F/N, P/N, P/S, R/N, R/S, L, M/W, N, S
4
Living Conditions in Households
• 57% households in one room dwellings
• 8% households have no exclusive dwelling
room i.e. share one room with another
household
5
What is the State Government’s
plan to address this acute
housing shortage for the
economically weak and low
income groups?
6
II. (Public) Housing Stock created
1995-2014
Agency/Scheme
MHADA
SRA
MMRDA (SRA cell)
Rajiv Awas Yojana
Completed
Units under
Units
Construction
Government of Maharashtra
Status as on
Date
20,121
19,267
1,57,402
86,069
26,101
3,565
Government of India
October 2014
April 2014
October 2014
0
0
September
2014
September
2014
Affordable Housing
in Partnership
0
0
Total
2,03,624
1,08,901
7
Progress of Slum Rehabilitation Authority’s
(SRA) Schemes
1995- April 2014
Proposals
Proposals Received
Proposals Approved
2,622
100%
1,344
51.2%
4,67,673
100%
2, 43,471
52%
1, 57,402
33.7%
Tenements
Tenements in Approved Proposals
Tenements issued Commencement
Certificates (CC)
Tenements issued Occupation
Certificates (OC)
8
SRA’s track-record
• SRA -> setup 1995 -> 4.9 lakh households in slums
• 1995-2014 -> 1.5 lakh houses built (< 1/3, over 19
years)
• Of tenements proposed, only 52% have CCs (April
2014)
• Of tenements proposed, 34% have OCs, 18% are
under construction (April 2014)
9
At this rate, how many years will it
take to provide houses to 11.5 lakh
slum households?
SRA rate of construction: 1.5 lakh
houses in 19 years
11.5 lakh houses will take 140 years!
10
III. Deliberation by Elected Representatives
Maharashtra’s 12th Assembly
(November 2009-October 2014)
32 MLAs (excluding four ministers)
Total No. of Questions asked by
MLAs in 12thAssembly
Questions asked on Subject of
Housing and related issues
40,520
5,970
11
Issue-wise Deliberation in 12th Assembly
Issue-wise questions
Slum Development
Slum Rehabilitation Authority
Housing issues (affordable housing, housing
for economically weaker sections etc.)
MHADA
Displacement/Rehabilitation/Compensation
Cheat/fraud cases
Scams/corruption
Unauthorized Construction/Development
Repairs and reconstruction of old buildings
Miscellaneous issues
Total
No. of questions
345
244
228
515
328
220
280
683
394
2,733
5,970
12
IV. ‘Affordable Housing’: What is Affordability?
Income
Group
Size
Cost
Economically Weak
Low-income
300-600 sq ft carpet area
≤ 4 years’ income
EMI/Rent ≤ 30% of monthly income
Middle-income
≤ 1,200 sq ft carpet
area
≤ 5 times household
gross annual income
≤ 40% of gross monthly
income
E.g. For a semi-skilled worker, like a motor car driver:
Income Rs.10,000/month,
Rent: Rs.2,500 a month,
Cost of House: about Rs.4 lakhs
13
Income vs. Affordability in Mumbai
50% households earn < Rs.20,000
per month (2008)
14
Dreaming of a Home in Mumbai?
• 269 Sq.ft house costs Rs.28 lakhs
(Minimum Ready Reckoner Rate)
• For 50% population (income < Rs.
20,000 pm) -> 12 years’ income
• Ready Reckoner prices are
underestimates
15
What does a MHADA home cost in Mumbai?
%
MHADA
Monthly
Affordable
Income (Rs.) Households House (Rs.) House (Rs.)
Economically
Weak
Low-income
Middleincome
High-income
≤ 16,000
38.8 %
≤ 7.68 lakhs
14.77 lakhs
16,001- 40,000
31.1 %
7.68- 19.2
lakhs
19.3 lakhs
40,001- 70,000
9.8 %
19.2- 33.6
lakhs
39 lakhs
≥ 70,001
20.3 %
Not defined
76 lakhs
MHADA home is unaffordable for 80% households
16
V. From FSI to ‘Density’ & ‘Crowding’
• Will increasing FSI deliver affordable
housing?
• Why is Manhattan’s FSI sometimes
15, whereas Mumbai’s is 1.33?
17
• Mumbai, FSI 1.33, has 2,667 p / hectare;
Manhattan, FSI 15 has 2,727 p / ha.
• Mumbai, people use 5 sqm/p, Manhattan has 55
sqm/p, so needs 11 times more FSI for the same
people count.
• Are Mumbai’s amenities like transport,
educational institutions, hospitals and parks
comparable with Manhattan?
• If more FSI means more houses, we need more
land for amenities, open spaces, and streets
• First provide more roads and amenities, before
increasing FSI and adding houses
18
• FSI must be derived, not prescribed. It
depends on indoor space/person; and
outdoor space/person: roads, parks,
amenities.
• ‘Crowding’= a measure of p/ha for each
activity in a locality: indoor living, roads,
parks, schools, hospitals.
• Choose optimum crowding levels for the
available streets, parks, and amenities, and
derive FSI from floor space/person!
• Better: abandon FSI for Form Based Codes
19
THANK YOU
20