Maharashtra Senior Citizen Housing Policy under Majhe Ghar, Majha Adhikar

If you see the family structure today, joint families are slowly being replaced by nuclear families as younger people are shifting to different locations in search of better opportunities. Owing to this, one of the areas that take centre place is the safe living for senior citizens. According to the 2011 Census, Maharashtra’s share of elder population stands at 10%, higher than the national average. This number is expected to reach 17% by 2036. To cater to this increase in numbers, the real estate segment in the state has identified ‘Senior Citizen Housing’ as an important real estate sector.

This segment is expected to grow over the next five to ten years, mention studies. Maharashtra’s Housing Policy 2025 ‘Majhe Ghar, Majha Adhikar’ that focuses on providing affordable, sustainable and inclusive residences to various sections of the society has provided details on policies to be followed by senior homes in the state. In this guide, we will discuss in detail, what is in store for senior citizen housing under this policy. Read on. 

What are the steps proposed for private developers to enter this senior housing segment?

• • Senior citizen housing, retirement homes shall be identified as a separate category under the building use and specific definitions shall be provided in the Unified Development Control and Promotion Regulations (UDCPR).
  • The senior citizen housing can be allowed in residential zone and green zone.
  • Monitoring committees will be established at district level and it is mandatory for all the senior citizen housing projects to be registered with the monitoring committees. This will ensure that all safety and security provisions are present in the project. 
  • The senior citizen housing projects have to mandatorily be registered with the MahaRERA. 
  • It is compulsory to advertise and market the project as a senior housing project only.
  • It is important that a senior housing project is planned in such a way that it enjoys excellent connectivity with public transport and social amenities and is within 5km from the medical centre/hospital.  Also, the senior housing project should have a tie-up with the nearest medical centre.
  • It is important to onboard a registered service provider as mandated under MahaRERA.
  • The housing project should also tie-up with an NGO.

Amenities to be provided in senior citizen housing project in Maharashtra

The Maharashtra Senior Citizen Housing Project Policy has made it clear that a senior citizen housing will not be one that is located on the ground floor and has a ramp and some hand grills as accessories. It is important that the project has a wide range of amenities that keeps the senior citizens active and happy. 

• All senior housing projects should have mandatory amenities including open recreational area, gymnasium, multipurpose room, indoor games area, dining room, nurse station.
• Mandatory services should include dining facilities, housekeeping facilities, 24/7 ambulance service, 24/7 nurse, doctor on-call, emergency alarm system, panic alarm button, psychological counselor or on-call, physiotherapist on-call.

Maharashtra Senior Housing Policy: Planning and building regulations in the UDCPR

Mentioned are the building regulations to be taken care of when constructing a senior housing project in Maharashtra. 

• The minimum plot area on which a senior housing project can be constructed is 3,000 sqm.
• The project should have a maximum ground coverage of 35%.
• The minimum access road requirement should be 12m.
• In adherence to the National Building Code and Homogenised Guidelines and Standards for Universal Accessibility the project should have staircase, lifts, corridors, toilets, kitchen, door openings etc.
• All senior housing projects should follow the Green Building Design Principles as per MahaRERA Order No. 55/2024.

What are the provisions included for senior citizen housing in integrated township policy?

Under the Maharashtra Senior Housing Policy, following are the provisions for senior citizen housing in integrated township policy:

• 20% of the allowed amenity space shall be reserved specifically for senior citizen housing/ retirement homes.
• Additional incentives to the developers providing senior citizen housing in township projects.

Maharashtra Senior Housing Policy: Developer incentives

• The maximum permissible FSI for senior citizen housing projects in residential zone: 2.5. This has to be treated as the basic floor space index (FSI). With this, the developer has the advantage of building more on the same area of plot. 
• The senior citizen housing to be permissible in green zone with FSI 1. 
• There is a single window clearance available for senior citizen housing projects that will expedite approval process for these housing projects. This means that there will be no back and forth and the project initiation phase will be fast. 
• The senior citizen housing project allows mixed-use development with commercial use permitted up to 15% of utilised FSI. According to the ‘Elevating the Golden Years 2.0 India’s Senior Living Market Revisited’ report by JLL and ASLI, the policy will help developers make projects that are highly profitable and attractive for private investment, boosting supply.
• There will be concessions on development charges.
• The GST for senior citizen housing project will be charged at 1%. As compared to other under-construction projects, where the GST is 5%, the low GST in elder living projects helps in lowering the cost of the property.
• Technology Innovation Grant (TIG) will be Rs 500/ sqm
• The senior citizen housing project will get a solar subsidy. 

Maharashtra Senior Housing Policy: Buyer incentives

• The Maharashtra Senior Housing Policy will be providing a discount in property tax for senior citizen housing. 
• The stamp duty for registering senior citizen housing will be around Rs 1,000
• Redevelopment of old and dilapidated old age homes/ orphanages on government land will be accommodated along with senior citizen housing projects. With these incentives, the policy will make quality senior living accessible to a wider middle income demographic, stimulating demand, added the JLL and ALSI report.

Housing.com POV

Money is one of the biggest decision makers when it comes to buying a house and it is no different for the senior citizen housing project. With the government to levy a 1% stamp duty in senior housing projects in Maharashtra, a significant part of the housing costs is saved. This is because stamp duty in Maharashtra is between 5-7% and this when brought down to 1% irrespective of the value of the senior citizen housing unit, the location where it is constructed or the configuration helps the homebuyer. Additionally, with rebates in property tax, the long-term financial expenditures will be well taken care of. The Maharashtra Senior Citizen Housing Policy is a carefully drafted age-inclusive urban planning policy that ensures that senior citizens lead an independent life while being cared for.