The Mumbai Metropolitan Region Development Authority (MMRDA) is preparing to launch the auction of commercial plots in Wadala, marking the start of the city’s third central business district (CBD). With Bandra Kurla Complex (BKC) land parcels now fully sold, the planning authority is shifting focus to Wadala, a 156-hectare land bank identified for large-scale commercial development.
MMRDA commissioner Sanjay Mukherjee confirmed that the authority will initiate the auction process within the next two to three months. The development of Wadala has been incorporated into the Mumbai Metropolitan Region’s economic master plan, jointly prepared by NITI Aayog and MMRDA. This plan positions Wadala as a future growth corridor, intended to sustain commercial expansion as BKC reaches saturation.
In recent years, BKC land auctions have set benchmarks in Mumbai’s property market. In June 2025, Japanese conglomerate Sumitomo Corporation purchased a three-acre plot in BKC for ₹2,238 crore. Such transactions have underlined both the scarcity of land in the existing CBD and the demand for premium commercial space. By extending auctions to Wadala, MMRDA aims to maintain price momentum while creating a new hub for business offices and mixed-use developments.
The Wadala site was earlier designated as a truck terminal, but its strategic location has long been under review for alternative use. MMRDA has been in discussions with the Bombay Goods Transport Association (BGTA) regarding relocation. Abhishek Gupta, vice-president of BGTA, confirmed that talks are ongoing, although a final relocation plan has not been concluded. The association has sought adequate space for transport offices as part of the transition, noting that Phase 2 of the truck terminal was never executed.
The shift from transport-centric land use to a central business district reflects a broader urban redevelopment approach in Mumbai. Since 2018, the state government has planned to transform Wadala into a mixed-use zone with transit-oriented development, balancing commercial, residential, and transport needs.
Wadala’s positioning makes it suitable for a CBD. The land parcel lies between the Eastern Freeway and the Atal Setu trans-harbour link, connecting it directly to Thane and Navi Mumbai. It is also accessible via the harbour railway line, the monorail, and the proposed Metro Line 4 (Wadala–Thane–Kasarvadavli). These transport linkages are expected to play a significant role in attracting investment and corporate occupiers once development begins.
The project builds on the experience of BKC, which was conceived in the late 1970s as a replacement to the saturated Nariman Point business district. BKC eventually grew into a financial and corporate hub with over 300 commercial buildings, shaping Mumbai’s office market for decades. MMRDA aims to replicate and expand this model with Wadala while incorporating modern urban planning and infrastructure.
The Wadala CBD development comes alongside MMRDA’s broader infrastructure push. The authority is currently implementing a ₹1 lakh-crore metro network across Mumbai, part of an overall infrastructure pipeline worth nearly ₹3 lakh crore. In 2022, the state government allowed MMRDA to raise ₹60,000 crore in loans to fund these projects. The creation of a new CBD is expected to support these investments by generating revenue from land sales and property taxes, while also decongesting existing office districts.
Real estate analysts expect the Wadala auctions to attract strong participation from developers and investors, given the scarcity of large land parcels in Mumbai. The strategic location and transport connectivity position Wadala as a potential hub for multinational companies, financial institutions, and new economy businesses.
With BKC fully built out and Nariman Point constrained by space, the Wadala CBD represents Mumbai’s next major opportunity to expand its commercial real estate footprint. The upcoming auctions will mark the first step in determining whether this land bank can replicate the long-term success story of Mumbai’s earlier central business districts.
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