Smart Cities Mission and the Role of Energy Efficiency in Urban Development

 

Initiatives to Enhance Urban Housing and Development

 ‘Land’ and ‘Colonisation’ are State subjects. Therefore, schemes related to housing and development for their citizens are implemented by States/Union Territories (UTs). However, Ministry of Housing and Urban Affairs (MoHUA) supplements the efforts of States/UTs by providing Central Assistance to provide pucca house to eligible beneficiaries across the country through Pradhan Mantri Awas Yojana – Urban (PMAY-U). The PMAY-U scheme is implemented through four verticals. The scheme period of PMAY-U has been extended upto 31.12.2025 to complete sanctioned houses without changing the funding pattern and implementation methodology.

Based on the learning from the experiences of implementation of PMAY-U, MoHUA has revamped the scheme and launched PMAY-U 2.0 ‘Housing for All’ Mission with effect from 01.09.2024 for implementation in urban areas across the country to support 1 crore additional eligible beneficiaries in next five years. PMAY-U 2.0 is implemented through four verticals i.e., Beneficiary Led Construction (BLC), Affordable Housing in Partnership (AHP), Interest Subsidy Scheme (ISS) and Affordable Rental Housing (ARH). The scheme guidelines of PMAY-U 2.0 are available at https://pmay-urban.gov.in/uploads/guidelines/Operational-Guidelines-of-PMAY-U-2.pdf.

Based on project proposals submitted by the States/UTs, a total of 122.06 lakh houses including 10.43 lakh under PMAY-U 2.0, have been sanctioned by the Ministry since inception of the scheme by the Ministry. Out of which 113.85 lakh houses have been grounded and 96.02 lakh are completed/delivered to the beneficiaries across the country, as on 24.11.2025.

As per the scheme guidelines of PMAY-U 2.0, Public/Private sector agencies are encouraged to construct houses for Economically Weaker Section (EWS) beneficiaries under AHP vertical. States/UTs have to formulate “Affordable Housing Policy” to provide various reforms and incentives to Public/Private agencies including reduction of stamp duty on time bound basis to develop affordable housing ecosystem. PMAY-U 2.0 supports States/UTs to formulate ‘Affordable Housing Policy’.

Further, in order to protect the interest of homebuyers and to ensure transparency and accountability in the Real Estate Sector, Parliament has enacted the Real Estate (Regulation and Development) Act, 2016 [RERA].                       

To ensure a transparent rental market, the Central Government formulated the Model Tenancy Act (MTA) to balance the rights of tenants and landlords and provide a speedy dispute resolution mechanism. Additionally, ARH vertical under PMAY-U 2.0 specifically addresses the need for adequate rental stock for urban dwellers. Under PMAY-U 2.0, States/UTs have been mandated to formulate Affordable Housing Policy (AHP) incorporating various reforms. One of the reforms is Nominal (less than 1%) Stamp Duty/Registration Charges for houses (up to 60 sqm.) registered under PMAY-U 2.0.                       

The larger role of Transit Oriented Development (TOD) is to integrate landuse and transport planning to develop compact growth centres within the influence zone on either side of the transit stations i.e., areas within walking distance. The TOD approach seeks to promote the use of public transport by developing high density zones in the influence area, which would increase the share of transit and walk trips made by the residents/workers to meet the daily needs and also result in reduction in pollution and congestion in the influence area. It also promotes all the basic needs of work/job, shopping, public amenities, entertainment in the influence zone with mixed land-use development which would reduce the need for travel in larger cities. Further, it also integrates the EWS and affordable housing in the influence zone by allocating a prescribed proportion of built-up area for them in the total housing supply.

Implementation of Swachh Bharat Mission – Urban

Under Swachh Bharat Mission-Urban (SBM-U 2.0), Central Share (CS) of funds are released to the States/UTs on the basis of receipt of action plans under its various components i.e. Toilet Construction (IHHL/CT/PT), Used water management, Solid Waste Management, Information Education Communication  & Behaviour Change  (IEC&BC)  and   Capacity Building & Skill Development (CB&SD), duly approved by State Level Technical Committee (SLTC). These action plans are finally approved by the National Advisory and Review Committee (NARC) before the Central share funds are released to the States/UTs. The next installment of CS funds is released on the basis of utilization of available funds by the States/UTs and physical progress made. With the introduction of SNA-Sparsh w.e.f. October, 2024, CS funds are provided through an integrated framework of PFMS, State IFMIS and e-kuber platform of Reserve Bank of India (RBI) on the basis of actual bills/claims raised by the State at various level. During current year, claims for ₹811.36 Cr have been raised so far by the State/UTs through SNA-Sparsh under SBM-U 2.0 strictly as per utilization and requirement of State/UTs.

Comptroller and Audit General (C&AG) of India is the constitutional authority responsible for all government accounts including those of the states. The reports of CAG are available at https://cag.gov.in/en/audit-report. No separate audit is made for urban sanitation activities under the Mission. The financial progress under the SBM-U is monitored through utilization certificate (UC) to be furnished by the State/UTs upon utilization of funds available. Out of Rs.6,876 Cr released under SBM-U 2.0, utilization certificate amounting to Rs.2,029.09 Cr have already been received from the States/UTs.

Under SBM - Urban 2.0, 152 Towns (National Clean Air Programme (NCAP) cities + > 5 lakh population ULBs) are eligible additional central assistance for procurement of mechanized road sweepers (MRSs). Action plans have been received from 113 NCAP cities/ ULBs for procurement of 580 Mechanical Road sweepers with total project cost of ₹323 Cr having central share of ₹96 Cr and the same has been approved so far.

Swachh Bharat Mission – Urban (SBM-U) 2.0 has been launched in October 2021, inter alia with an objective of creating Garbage Free Cities, through 100% door to door collection, segregation and scientific management of all fractions of waste. The mission also emphasises on remediation of all legacy dumpsites and converting them into green zones. The Mission supplements the efforts of States/ULBs in complying with the Municipal Solid Waste Management (SWM) Rules 2000 by providing Additional Central Assistance technical and managerial support.

As reported by States/UTs on Swachhattam portal, a total of 1,62,468 ton per day (TPD) of Municipal Solid Waste is generated in the urban areas of the country. Out of which 1,30,484 TPD is processed. i.e. against 16% waste processing in 2014, the current processing capacity has increased to 80.31% by setting up of waste processing facilities such as Material Recovery Facilities (MRFs), transfer stations, composting plants, Construction and Demolition (C&D) waste plants and waste to energy plants including waste to electricity, bio-methanation plants etc. As of now, 7783 solid waste processing facilities have been established. State-wise waste processing facilities are available on website at https://sbmurban.org/swachh-bharat-mission-progess.

A total of 2478 dumpsites (with more than 1000 tonne of waste) 25.04 Cr. MT of waste have been identified for remediation. So far, 1096 dumpsites have been remediated completely and 986 sites are under progress. A cumulative of 15.20 Cr. MT (61%) of waste has been remediated and 7903.47 Acres (52%) land has been reclaimed.

Ahmedabad : Heritage Meets Greener, Sportier Future

 

World GIS Day 2025

 

World GIS Day is celebrated every year on the third Wednesday of November (falls on November 19, 2025) to promote Geographic Information Systems (GIS), spatial thinking, and geospatial technologies.


 What is GIS Day:

GIS Day is a global event encouraging organizations, universities, governments, and GIS professionals to:

 Showcase GIS projects

 Conduct workshops, mapathons, and seminars

 Spread awareness about the importance of geospatial data

 Inspire students and professionals to explore GIS

 Theme for 2025

The official theme is usually announced by Esri closer to the date. If you want, I can check for the latest theme once it’s released.

 Ideas for Celebrating GIS Day 2025

 Host a map exhibition

 Conduct online GIS training sessions

 Release urban planning maps or 3D city models

 Organize OpenStreetMap mapping events

 Publish story maps for public awareness

Infrastructure Development and Urbanisation

 

Urban Invest Window (UiWIN)

 

The  Minister of Housing and Urban Affairs announced, the Urban Invest Window or the UiWIN. Urban Invest Window is an initiative of HUDCO, under the guidance of the Ministry of Housing & Urban Affairs. Urban Invest Window which will act as – One-stop, investment facilitator for our Indian cities.

India is witnessing one of the fastest-growing urban transformations in the world. By 2036, over 60 Crore Indians will call cities, their home. To support this fast urban growth, we need huge infrastructure investments, in our cities. However, our Urban Local Bodies still face multidimensional challenges — from capacity building to project preparation, from fund mobilization to investment facilitation. Urban Invest Window is expected to address these issues of our Urban Local Bodies.

UiWIN will facilitate more investments from multiple sources — which are faster and on better terms, like attract private investments by developing PPP projects, long-tenor, concessional and competitive financing from multilaterals like World Bank, ADB etc.

HUDCO will repurpose its pan India network of 20 Regional Offices, to act as Urban Invest Window(s). In a Hub and Spoke model, it will handhold the cities at every step of project journey — from identification of projects to their technical & financial structuring, from capital mobilization to project implementation. Working closely with the State Government and the ULBs, UiWIN will build a pipeline of bankable, investment-ready urban projects.

UiWIN will connect the cities with investors - both domestic and global. UiWin will be a transformative initiative, aiming to double urban investments in next 5 years by - supporting in governance reforms, better financial management and improving the municipal competency. It will facilitate more urban investments through, enhanced and accelerated lending from HUDCO for urban projects, structure PPP projects & attract private investments; long-tenor, concessional and competitive financing from multilaterals like WB, ADB & others; support issuance of Municipal & pooled bonds access for ULBs; Land value capture & monetization; use Convergence with Central & State schemes for additional funding; and most importantly, help in Capacity building of ULB officials.

In line with Hon’ble Prime Minister vision, the Urban Invest Window will enable our cities as a backbone in our march towards Viksit Bharat 2047.

LAND MONETISATION - THE LAND OF OPPORTUNITY

 

The central and state governments are faced with an acute challenge of raising revenues. The Governments need to come up with newer ways of managing its cash flows without burdening the common man. In this context, the monetisation of assets is a viable option.

In 2012, to erase India’s metropolitan problems and open up enormous revenue, monetising of excess government land from port trusts, railways and public sector undertakings was suggested by a government team led by Vijay Kelkar. This fiscal solidification plan was also advised by the SK Roongta Committee formed by the Planning Commission.

Monetisation of land is slowly gaining currency as stakeholders are warming up to the idea of unlocking the tremendous benefits of leasing of land.

MEANING & PURPOSE OF LAND MONETISATION:

Asset or land monetization is basically a business transaction that converts a dead/idle asset or land into an income generating one. This is basically done through leasing of land to private individuals or commercial undertakings. Land monetisation enables the retention of land ownership while realising market rent (if the revision of rent is periodic and on agreed principles).

For example, Railways owns a great deal of land in india. Most of them are lying idle, giving no incomes to it. Now, if Railways gives them to private commercial ventures on a lease basis, this is called monetization of land assets.

The purpose of land monetization is to unshackle the value of investment in lands which have not produced proper returns.

Benefits:

> Open up a stream of revenue for governments, PSUs and local bodies, unburdening them of lower collection of revenue and higher expenditure.

>  Put land to better uses

>  Speed up the process of private investment creating lakhs of jobs that India needs

>  Fuel the demand for social infrastructure such as school, hospitals, retail and banking.

>  It can also solve the problem of residential projects in urban areas

>  It also contributes to planned urbanization, boosts tourism and generates employment

>  Land monetization has cascading effects on economic development and quality of life of citizens.

Challenges:

> Identify and locate such lands that could be monetized for better uses

>  Clear encroachments, if any, and secure possession

>  Map the vacant lands across the country, update records and enlist these in the public domain.

>  The real estate developers and relevant stakeholders in the segment should be involved for better realization of land value

>  It warrants leveraging public-private partnerships (PPP). The PPP model has emerged as a viable option for development over the past few years, as it combines the best of both entities—public interest of the public sector and professionalism and expertise of the private sector.

Why is it a viable option:

>   It will generate a revenue stream and also entails several other benefits.

>  It puts the land to better use.

>  The commercial development of land accelerates the real estate prospects in the vicinity.

>  It will fuel the demand for social infrastructure such as retail development, banking, etc.

>  It also contributes to planned urbanisation, boosts tourism and generates employment.

>  It has cascading effects on economic development and the quality of life of citizens.

>  Land exchange/swap can also be used as an instrument if suitable options for exchange exist with any other government entity.

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National Land Monetisation Corporation (NLMC):

>     It was announced in the Union Budget 2021-22, to carry out the monetization of non-core assets of CPSEs and other Government agencies and was incorporated in June 2022 as a wholly-owned government company.

>     It falls under the Ministry of Finance and has been set up with an initial authorised share capital of Rs. 5,000 crore and a paid-up capital of Rs.150 crore.

>     NLMC is a Special Purpose Vehicle (SPV) that owns, holds, manages, and monetizes surplus land and assets of CPSEs under closure and the surplus non-core land assets of Government CPSEs under strategic disinvestment. 

>    It also acts as an advisory body and supports in identifying CPSEs surplus non-core assets to monetise them, maximising value realisation. The utilisation of these under-utilised assets sets in motion private sector investments, industrialisation, and employment. 

WORLD TOWN PLANNING DAY

World Town Planning Day was initiated in 1949 by the late Professor Carlos Maria Della Paolera of the University of Buenos Aires to advance public and professional interest in planning, both locally and abroad. The World Town Planning Day is celebrated in 30 countries, in four continents every year on 8th November. It is a special day to give special recognition to the ideals of community planning which bring professional planners and the general public together. World Town Planning Day presents an opportunity to look at planning from a global perspective, an event which appeals to the conscience of citizens and public authorities in order to draw attention to the environmental impact resulting from the development of cities and territories. World Town Planning Day also goes by the name “World Urbanism Day.”

Definition of an Urban Area

 ❖ The Census 2027 will keep the same definition of an urban area as used in Census 2011 to ensure consistent comparison of urbanisation trends. 

❖ An urban unit or ‘census town’ is defined as o A village with a minimum population of 5,000 o A population density of 400 persons per square kilometre, and o At least 75% of the male working population is engaged in non-agricultural work. 

❖ In 2011, India had 15,870 urban units and towns, with 31.2% of the population living in urban areas, while 68.8% lived in rural areas. 

❖ The total number of villages in 2011 was 640,867, with the urban population rising from 17.3% in 1951 to 31.2% in 2011. 

❖ The Registrar General of India instructed states to prepare updated lists of villages and towns reflecting jurisdictional changes up to December 31, 2025. 

❖ Statutory towns will be counted as they exist on January 1, 2026. 

❖ The date when administrative boundaries will be frozen before Census operations begin on April 1, 2026. 

❖ Villages with populations of 4,000 or more in 2011 will be examined to identify those likely to have reached 5,000 by 2027. 

❖ Male workers engaged in agriculture, plantations, livestock, forestry, fishing, hunting, and related activities are excluded from the non-agricultural category. 

❖ District or sub-division headquarters will be classified as census towns only if they meet the demographic criteria and are not statutory towns. 

❖ Grouping of multiple villages as a single census town is disallowed; each village will be treated as a separate unit. 

❖ The Census 2027 will begin with house listing and housing census from April 2026, and the population enumeration phase in February 2027.

❖ Administrative boundaries must be finalised by December 31, 2025, to be used in the Census process.

Urban and Regional Development Plan formulation and Implementation Guidelines, 2014 - Volume-I

 

Urban and Regional Development Plan formulation and Implementation Guidelines, 2014 - Volume - IIA-IIB

 

Addendum to Urban and Regional Development Plan formulation and Implementation Guidelines, 2014 - Cooling Action Plan

 

UN Habitat's Strategic Plan 2026-2029

 

New Land Registry Rules 2025

 

The Department of Land Resources, Ministry of Rural Development, Government of India, has prepared a draft ‘The Registration Bill 2025’ to align it with a modern, online, paperless and citizen centric registration system. Once enacted, the Bill shall replace the pre-Constitution Registration Act, 1908.

The Registration Act, 1908 has served as a cornerstone of the document registration system in India for over a century. It provides a legal basis for the registration of documents affecting immovable property and other transactions. Over time, the role of registered documents has grown significantly in both public and private transactions, often forming the basis for financial, administrative, and legal decision-making. It is therefore essential that the process of registration is robust, reliable, and capable of adapting to evolving societal and technological developments.

In recent years, the growing use of technologies, evolving socio-economic practices, and increasing reliance on registered documents for due diligence, service delivery, and legal adjudication have underscored the need to create a forward-looking registration framework. Several states and union territories have already introduced innovations such as online document submission and digital identity verification under the existing 1908 Act. Further, it is equally important to clearly delineate the roles and responsibilities of registering officers, enabling them to uphold the integrity and reliability of the registration process in a manner consistent with applicable law. Building upon these advancements, there is now a need to provide a harmonized and enabling legislative framework to support secure, efficient, and citizen-centric registration practices across the country. The Registration Bill, 2025 has been designed to realize this vision.

In a historic move, India has repealed the 117-year-old Registration Act of 1908 and introduced Registry Rule 2025. This colonial-era law had long governed property registration but struggled to keep pace with modern needs. The new regulation brings a digital-first approach, aiming for transparency, efficiency, and secure ownership verification. Citizens and businesses alike are expected to benefit from faster, more reliable processes that reduce fraud and simplify property transactions.

Registry Rule 2025 reflects India’s growing focus on technology-driven governance. With urbanization rising and digital infrastructure expanding, the old manual system was increasingly inefficient. This reform is designed to modernize land ownership processes, empower citizens, and create a trustworthy record system that supports legal clarity and economic growth.

Why India Needed a Modern Land Registration System

The previous Registration Act relied heavily on paper documents, physical visits, and slow verification methods. This outdated system caused delays, lost documents, and frequent disputes over ownership. Citizens often faced bureaucratic hurdles and corruption, which led to uncertainty in property transactions. The need for a modern, tech-enabled system became increasingly urgent to keep up with India’s rapid development.

Urbanization and population growth put additional pressure on land records. A modern system can reduce fraud, streamline processes, and provide real-time ownership verification. By shifting to a digital framework, India can ensure fairness, faster service delivery, and easier access for buyers, sellers, and legal authorities, improving overall confidence in the property market.

Mandatory Aadhaar Verification in Property Transactions

Registry Rule 2025 requires all parties in a property transaction to undergo Aadhaar verification. This includes buyers, sellers, witnesses, and legal representatives. Linking property transactions to verified identities reduces the risk of impersonation and fraudulent registrations, making land ownership safer and more transparent. Real-time verification ensures that every property transfer is traceable and accountable.

Mandatory Aadhaar authentication also helps streamline record management and prevent duplicate registrations. By creating a single, reliable source of identity verification, the government aims to simplify legal processes while protecting citizens from common scams. This step marks a significant move toward digital security in property dealings.

Digital Signatures Replace Traditional Paper Processes

Under Registry Rule 2025, physical signatures are no longer valid for registering land. Instead, digital signatures, verified via Aadhaar or approved platforms, are mandatory. This shift allows property transactions to be completed remotely, eliminating the need to visit registrar offices physically. The reform not only saves time but also makes land registration more accessible for citizens in all regions.

Digital signatures enhance security by preventing forgery and ensuring that all documents are legally binding. This also reduces dependency on intermediaries, enabling buyers and sellers to complete transactions efficiently. The adoption of digital authentication represents a major step in India’s broader push toward e-governance and digital India initiatives.

Centralized Online Land Records Improve Transparency

Registry Rule 2025 mandates that all land records be stored in a centralized digital repository. Citizens can access property information, track applications, and request updates online. This system empowers landowners by giving them direct access to verified records, reducing reliance on middlemen or local officials. Transparency is expected to build trust in property transactions across the country.

By moving land records online, the government aims to simplify dispute resolution. With clear, accessible, and verifiable information, parties can resolve disagreements faster. Digital records also facilitate better planning for development projects, property taxation, and infrastructure management, benefiting both citizens and state authorities.

GIS Mapping Ensures Accurate Land Identification

Every parcel of land will now be mapped using Geographic Information System (GIS) technology. GIS ensures precise boundary identification and helps resolve disputes between neighboring landowners. It also supports government planning, infrastructure development, and accurate property taxation. By integrating mapping technology, Registry Rule 2025 aims to eliminate overlapping claims and land duplication issues.

GIS mapping makes ownership verification more reliable and provides visual records that can be accessed online. This technology reduces legal ambiguities and enables faster court processes for disputed properties. Ultimately, GIS integration will make land management more efficient, secure, and transparent for all stakeholders.

Phased Implementation Across Urban and Rural Areas

The rollout of Registry Rule 2025 will be phased, starting with urban and metro areas, followed by semi-urban and rural regions. The government plans to complete the transition within two years. During this period, legacy systems may continue, but new property registrations will prioritize the updated digital framework. This gradual approach allows citizens and authorities to adjust smoothly.

Phased implementation also enables states to strengthen digital infrastructure and train staff for online procedures. Urban regions with existing technology adoption will transition faster, while rural areas may need additional support. Careful planning ensures that citizens across India benefit from reliable, secure, and efficient land registration services.

Impact on Buyers and Property Investments

For property buyers, Registry Rule 2025 offers greater confidence and clarity. Digital verification ensures that ownership records are accurate and up-to-date, reducing the risk of purchasing disputed or encumbered land. Buyers can access complete ownership history online, making informed decisions easier. This transparency also builds trust between buyers and sellers, improving the overall property market.

The new system is likely to attract investors by minimizing risks associated with land transactions. Verified ownership, reduced disputes, and clear documentation make property investments safer. Developers and real estate professionals can plan projects with more certainty, supporting economic growth and boosting confidence in the sector.

Legal and Professional Adaptation in the Digital Era

Lawyers and property consultants must adapt to digital registration procedures, including Aadhaar verification, GIS mapping, and digital signatures. Professionals who embrace the new technology will be better positioned to advise clients and navigate legal processes efficiently. Training and skill development are critical to ensuring smooth adoption of the new system.

Digital processes also make it easier for legal experts to resolve disputes and maintain accurate records. Faster verification and centralized data access reduce litigation time and costs. Overall, Registry Rule 2025 encourages legal professionals to innovate and deliver more effective services to property owners.

Challenges and Public Concerns in Rural Adoption

Despite its benefits, Registry Rule 2025 faces challenges, especially in rural areas with limited internet connectivity. Citizens may struggle with digital portals and online registration processes. Concerns over Aadhaar integration and data privacy also require careful attention. The government has promised encrypted storage and strict access controls to protect sensitive information.

Building trust among rural populations is crucial for successful implementation. Awareness campaigns, digital literacy programs, and accessible support centers will be necessary to encourage adoption. Overcoming these challenges ensures equitable access to modern land registration for all citizens, regardless of location.

Technology as the Backbone of Land Registration Reform

Registry Rule 2025 relies heavily on digital infrastructure, including Aadhaar authentication, digital signatures, and GIS mapping. Robust technology ensures transparency, reduces fraud, and allows real-time access to ownership data. Continued investment in cybersecurity, connectivity, and user education will be key to the reform’s long-term success.

By leveraging technology, India is creating a more secure and efficient property registration system. Citizens benefit from reduced paperwork, faster approvals, and reliable records, while the government gains better planning tools and streamlined land governance. Technology integration is central to making land ownership safer, more liquid, and easier to manage.

Long-Term Economic Benefits of Registry Rule 2025

Transparent and verifiable land records will have significant economic benefits. Property transactions will be faster, disputes will decrease, and legal costs will drop. Easier access to secure land ownership can unlock credit, investment, and development opportunities, particularly in underserved areas. Overall economic activity in both urban and rural regions is expected to increase.

Registry Rule 2025 can enhance investor confidence, encourage formal property markets, and reduce risks associated with land ownership. By modernizing property records and ensuring reliable verification, India positions itself for sustainable growth and more equitable access to land-related resources for its citizens.

The New Land Registry Rules 2025 generate massive developments in the mode of property registration of India. The established rules imply some improvements in transparency along with further operational efficiency and easier access to the system for property deals. These regulations use digital technology to facilitate processes within the system and to protect the property owner rights for participants in registration activities.