Maharashtra CRZ
Maharashtra Coastal Zone Management Authority
Overview
The Maharashtra CRZ layer plots the Coastal Regulation Zone footprint along the state's 720 km Konkan coastline, the longest on India's west coast after Gujarat. It mirrors the Coastal Zone Management Plan prepared by NCSCM for Mumbai (approved 2022) and for Thane, Raigad, Palghar, Ratnagiri, and Sindhudurg (NCZMA approved 2023), under CRZ Notification 2019 (G.S.R. 37(E)). The Maharashtra Coastal Zone Management Authority (MCZMA) is the regulatory body. This page shows what falls inside CRZ-I, CRZ-II, CRZ-III A, CRZ-III B, and CRZ-IV across all six coastal districts.
Regulatory Red Flags Inside the Mangrove Buffer
Maharashtra's CRZ map is enforced harder than most states because of standing Bombay High Court orders. PIL 87 of 2006 (judgement 17.09.2018) treats all mangroves, on government or private land, as forests, with a 50 metre buffer that automatically becomes CRZ-I A. The 12 December 2025 order added that mangrove destruction without final Stage-II forest clearance is illegal, with compensatory afforestation required prior to or simultaneous with any felling.
The fact-pack on what each zone permits in Maharashtra, drawn from CRZ Notification 2019 and the approved CZMPs.
CRZ-I A
Permitted Use
Mangroves + 50 m buffer, sand dunes, Koliwadas
Requires CRZ Clearance?
No new construction; only utility/strategic
Prohibited Without?
Any building
Commonly Misrepresented?
Sold as "private mangrove plot"
CRZ-I B
Permitted Use
Inter-tidal between LTL and High Tide Line
Requires CRZ Clearance?
Salt works, pipelines only
Prohibited Without?
Houses, resorts
Commonly Misrepresented?
Marketed as "creekfront"
CRZ-II
Permitted Use
Built-up Mumbai municipal area
Requires CRZ Clearance?
Yes, on landward side of existing road
Prohibited Without?
Construction on seaward side
Commonly Misrepresented?
Confused with CRZ-III rural
CRZ-III A
Permitted Use
Densely populated rural; NDZ 50 m from HTL
Requires CRZ Clearance?
Beyond NDZ only
Prohibited Without?
Construction inside 50 m
Commonly Misrepresented?
Quoted as "approved layout"
CRZ-III B
Permitted Use
Sparse rural; NDZ 200 m from HTL
Requires CRZ Clearance?
Beyond NDZ only
Prohibited Without?
Anything inside 200 m
Commonly Misrepresented?
Sold without disclosure
CRZ-IV A
Permitted Use
Sea up to 12 nautical miles
Requires CRZ Clearance?
Fishing, traditional use
Prohibited Without?
Solid waste, mining
Commonly Misrepresented?
Not applicable to plots
CRZ-IV B
Permitted Use
Tidal creeks (Thane Creek, Ulhas estuary)
Requires CRZ Clearance?
Fishing only
Prohibited Without?
Reclamation, dwellings
Commonly Misrepresented?
Sold as "creek view"
Zone Code
Permitted Use
Requires CRZ Clearance?
Prohibited Without?
Commonly Misrepresented?
CRZ-I A
Mangroves + 50 m buffer, sand dunes, Koliwadas
No new construction; only utility/strategic
Any building
Sold as "private mangrove plot"
CRZ-I B
Inter-tidal between LTL and High Tide Line
Salt works, pipelines only
Houses, resorts
Marketed as "creekfront"
CRZ-II
Built-up Mumbai municipal area
Yes, on landward side of existing road
Construction on seaward side
Confused with CRZ-III rural
CRZ-III A
Densely populated rural; NDZ 50 m from HTL
Beyond NDZ only
Construction inside 50 m
Quoted as "approved layout"
CRZ-III B
Sparse rural; NDZ 200 m from HTL
Beyond NDZ only
Anything inside 200 m
Sold without disclosure
CRZ-IV A
Sea up to 12 nautical miles
Fishing, traditional use
Solid waste, mining
Not applicable to plots
CRZ-IV B
Tidal creeks (Thane Creek, Ulhas estuary)
Fishing only
Reclamation, dwellings
Sold as "creek view"
If a Maharashtra parcel sits within 50 metres of any mangrove patch, no MCZMA letter, BMC permission, or developer brochure makes that buildable. The mangrove buffer is a Bombay High Court injunction, not a soft guideline. The No Development Zone (NDZ) in CRZ-III stacks on top of this, not under it.
Growth Corridors Across Mumbai, MMR and the Konkan Coast
Maharashtra's coastal real estate splits into three personalities. Mumbai is CRZ-II urban with redevelopment rights expanded under the 2022 CZMP. The MMR ring (Thane, Raigad, Palghar) is mixed CRZ-III with the MMR CZMP 2019 approved by NCZMA in August 2023, allowing more vertical construction. The deep Konkan coast Ratnagiri Sindhudurg is mostly CRZ-III B with strict 200 m NDZ.
The corridors most asked about, mapped against CRZ classification.
South Mumbai (Worli to Nariman Point)
Zone (CZMP 2019)
CRZ-II
Growth Driver
Coastal Road, redevelopment
Known Risk
CRZ clearance challenged for coral and fishing impact
Western suburbs (Versova to Bhayandar)
Zone (CZMP 2019)
CRZ-II + mangrove pockets
Growth Driver
Coastal Road Phase II, 26.3 km
Known Risk
45,000 mangroves under court scrutiny
Thane Creek belt
Zone (CZMP 2019)
CRZ-IV B + CRZ-I A mangroves
Growth Driver
Navi Mumbai, JNPT proximity
Known Risk
50 m buffer + creek NDZ stacks
Alibaug, Raigad coast
Zone (CZMP 2019)
CRZ-III A and III B mix
Growth Driver
Weekend home market, second residences
Known Risk
NDZ varies village to village by Census 2011 density
Ratnagiri (Ganpatipule, Jaigad)
Zone (CZMP 2019)
CRZ-III B largely
Growth Driver
Tourism, port; 237 km district coast
Known Risk
200 m NDZ; high-erosion segments flagged
Sindhudurg (Malvan, Tarkarli, Vengurla)
Zone (CZMP 2019)
CRZ-III B + CRZ-I A
Growth Driver
MTDC tourism push, Devbag estuary
Known Risk
Karli estuary erosion; Critical Vulnerable Coastal Area
Palghar (Dahanu to Vasai)
Zone (CZMP 2019)
CRZ-III + mangroves
Growth Driver
MMR fringe, Bullet Train corridor
Known Risk
Dahanu eco-fragile area separate clearance
Corridor / Locality
Zone (CZMP 2019)
Growth Driver
Known Risk
South Mumbai (Worli to Nariman Point)
CRZ-II
Coastal Road, redevelopment
CRZ clearance challenged for coral and fishing impact
Western suburbs (Versova to Bhayandar)
CRZ-II + mangrove pockets
Coastal Road Phase II, 26.3 km
45,000 mangroves under court scrutiny
Thane Creek belt
CRZ-IV B + CRZ-I A mangroves
Navi Mumbai, JNPT proximity
50 m buffer + creek NDZ stacks
Alibaug, Raigad coast
CRZ-III A and III B mix
Weekend home market, second residences
NDZ varies village to village by Census 2011 density
Ratnagiri (Ganpatipule, Jaigad)
CRZ-III B largely
Tourism, port; 237 km district coast
200 m NDZ; high-erosion segments flagged
Sindhudurg (Malvan, Tarkarli, Vengurla)
CRZ-III B + CRZ-I A
MTDC tourism push, Devbag estuary
Karli estuary erosion; Critical Vulnerable Coastal Area
Palghar (Dahanu to Vasai)
CRZ-III + mangroves
MMR fringe, Bullet Train corridor
Dahanu eco-fragile area separate clearance
The most misunderstood corridor is the Mumbai western suburbs. Buyers see redevelopment FSI bumps under the 2022 CZMP and assume mangrove-adjacent plots are unlocked. The 50 m mangrove buffer remains CRZ-I A regardless of the FSI table, and the Bombay High Court order on Versova-Bhayandar shows that even cleared central projects get halted at the buffer line.
Frequently Asked Questions
What is Maharashtra CRZ and how does it apply to my plot?
Maharashtra CRZ** covers the entire 720 km Konkan coastline within 500 metres of HTL, plus 100 metres along tidal creeks like Thane Creek and the Ulhas estuary. It is governed by CRZ Notification 2019 and the state CZMP under MCZMA.
How do I check if my plot in Maharashtra falls under CRZ?
Match your survey number against the approved district CZMP map on the MCZMA portal. Mumbai's plan was approved in 2022; Thane, Raigad, Palghar, Ratnagiri, and Sindhudurg followed in August 2023. The plot will read CRZ-I, II, III A, III B, or IV.
Can I build a house near a Mumbai or Konkan beach?
Yes, but only beyond the NDZ in CRZ-III, on the landward side of existing roads in CRZ-II, and never within 50 metres of mangroves. MCZMA clearance is mandatory for any construction inside the 500 m belt regardless of local approvals.
What is the No Development Zone for Maharashtra CRZ-III?
50 metres from HTL in CRZ-III A and CRZ-III B depends on Census 2011 density. CRZ-III A (above 2,161 per sq km) gets 50 m. CRZ-III B (below that) gets 200 m. Along tidal water bodies, NDZ is 50 m or creek width, whichever is less.
Who gives CRZ clearance in Maharashtra?
MCZMA recommends clearance for CRZ-II and CRZ-III projects through the Parivesh portal. CRZ-I and CRZ-IV proposals require MoEFCC clearance at the Centre. District Coastal Zone Monitoring Committees handle on-ground enforcement in each coastal district.
Is mangrove land in private title still buildable?
No. Bombay High Court PIL 87 of 2006 treats all mangroves, government or privately owned, as forest land. A 50 metre buffer around any mangrove patch is automatically CRZ-I A. No private title overrides this. The 12 December 2025 order reaffirmed strict enforcement.
Are Koliwadas classified differently under CRZ-III?
Yes. Koliwadas (traditional fishing village settlements) are recognised as CRZ-III with traditional rights protected. Reconstruction is allowed within plinth area without expanding FSI. The Mumbai Suburb CZMP 2019 public hearing recorded ongoing demands to mark all Koliwadas explicitly in the map.
Does the CZMP 2019 increase FSI in Mumbai coastal areas?
Yes. CRZ Notification 2019 unfroze the 1991-locked FSI in CRZ-II, allowing redevelopment under current local town planning rules. Mumbai's 2022 CZMP and the August 2023 NCZMA approval for MMR districts have already enabled FSI increases for redevelopment in coastal CRZ-II zones.
Disclaimer
Data Source & Verification
Source
Official Maharashtra Coastal Zone Management Authority documents
Official Website
mczma.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active