Mumbai’s limited supply of public open spaces could increasingly influence residential preferences as redevelopment raises population density and leaves fewer opportunities to create new parks, playgrounds and recreational areas.
The issue gained attention after a proposal to alter the land use of the 8,450-square-metre Neville D’Souza Football Ground in Bandra for a possible convention and exhibition centre faced opposition from residents, footballers and civic groups. The Bombay High Court has temporarily restrained the BMC from converting the playground for the proposed use.
The dispute also highlights a broader challenge facing Greater Mumbai. A 2026 study by the Urban Design Research Institute (UDRI) estimates publicly accessible open space at around 1.28 sq m per person, significantly below the 4 sq m benchmark in Mumbai’s Development Plan 2034 and the 10-12 sq m range recommended by national planning guidelines.
Redevelopment Puts More Pressure on Open Spaces
The shortage is particularly relevant in established suburbs where redevelopment is increasing density while vacant land remains scarce.
“Redevelopment doesn’t just add supply, it also consumes it,” said Vishal Raheja, Founder & CEO, InvestoXpert.com.
According to Raheja, cluster and SRA redevelopment often adds floor area vertically on existing plots, while spaces that were previously open or informally used can gradually become built-up areas rather than being retained as recreational land.
This could make neighbourhoods with relatively permanent green and recreational assets increasingly attractive to families and end-users.
Why Chembur and Mulund Stand Out
Chembur offers relatively better access to open spaces, with market data indicating around 3 sq m of open space per person. The suburb has several parks, sports grounds and the Bombay Presidency Golf Club, alongside established residential and commercial development.
Raheja said open areas in Chembur and Mulund are different because sizeable portions are associated with assets such as golf courses, institutional campuses and protected green buffers that are less likely to undergo conventional redevelopment.
“For end-use buyers, especially families prioritising daily livability over address prestige, that permanence is now a practical differentiator,” he said.
Chembur’s connectivity adds to its appeal, with the Eastern Freeway, Santacruz-Chembur Link Road and Metro network improving access to major employment centres.
Mulund offers another advantage through its proximity to the Sanjay Gandhi National Park, providing a substantial natural buffer. Connectivity could receive another boost from the proposed 12.2-km Goregaon-Mulund Link Road, which includes twin tunnels beneath the national park.
Livability Becomes a Bigger Real Estate Factor
Ashish Narain Agarwal, Founder and Managing Director, PropertyPistol, said access to open spaces is becoming increasingly important to both property investors and end-users.
“As redevelopment intensifies across established western suburbs and developable land becomes increasingly scarce, neighbourhoods such as Chembur and Mulund, which offer relatively better access to open spaces along with improving connectivity, could see growing investor and occupier interest,” Agarwal said.
The trend does not necessarily challenge established premium markets such as Bandra, Khar and Juhu. Instead, it could broaden housing demand towards neighbourhoods where connectivity, residential options and access to lasting green spaces come together.
As Mumbai becomes denser, proximity to open space may increasingly shift from being a lifestyle bonus to a practical factor in residential decision-making.
Source: Money Control
