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 published September 2021; Thane, Raigad, Palghar, Ratnagiri, and Sindhudurg followed in August 2023. The plot will read CRZ-I, II, III A, III B, or IV. Use 1acre's Premium map layer (https://1acre.in/subscribe) to overlay the MCZMA CRZ boundary and mangrove buffer on your survey number before approaching MCZMA for clearance.

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. Use 1acre's Premium map layer (https://1acre.in/subscribe) to overlay the mangrove buffer on your survey number before any transaction — a private title does not override the Bombay HC mangrove injunction.

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 September 2021 CZMP and the August 2023 NCZMA approval for MMR districts have already enabled FSI increases for redevelopment in coastal CRZ-II zones.

CRZ

Maharashtra CRZ

Maharashtra Crz Preview

24-Hour Free Access

Try the Maharashtra CRZ on the map

No card details needed
Find nearby verified lands for sale

Maharashtra Crz Preview

24-Hour Free Access

Try the Maharashtra CRZ on the map

No card details needed
Find nearby verified lands for sale

View layer on Map

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 (National Centre for Sustainable Coastal Management) for Mumbai (CZMP published September 2021) and for Thane, Raigad, Palghar, Ratnagiri, and Sindhudurg (NCZMA (National Coastal Zone Management Authority) 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.

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 (Low Tide Line) 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 (High Tide Line)

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"

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 (Low Tide Line) 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 (High Tide Line)

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 (Brihanmumbai Municipal Corporation) 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 September 2021 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.

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

45,675 mangroves (103.65 hectares) approved for removal with SC conditions, March 2026

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 (Maharashtra Tourism Development Corporation) 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

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

45,675 mangroves (103.65 hectares) approved for removal with SC conditions, March 2026

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 (Maharashtra Tourism Development Corporation) 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's December 12, 2025 order permitted the BMC to proceed with the Versova-Bhayandar Coastal Road subject to conditions. The Supreme Court on March 20, 2026 declined to halt the project, ruling it would have a 'significant and beneficial impact on the general public.' The project requires removal of 45,675 mangroves across 103.65 hectares, with compensatory afforestation on equivalent non-forest land in Chandrapur. This does not weaken the mangrove buffer rule — the December 2025 HC order explicitly states mangrove destruction without Stage-II approval is illegal..