NEW DELHI: The Jammu & Kashmir Real Estate Regulatory Authority (J&K RERA), which commenced operations in January 2024, is prioritizing structural reforms, master plan updates, and stricter enforcement of layout regulations to formalize and grow the Union Territory’s real estate market.
In an exclusive conversation with Ankit Sharma, Chairman Satish Chandra shared a strategic plan that includes revising master plans for Jammu and Srinagar, monetizing a 450-acre land parcel in Srinagar, mandatory registration of government agencies, and enforcing unified building bylaws to prevent unplanned development. Edited excerpts follow:
J&K RERA was established later than many states. What is your current status and immediate priorities?
J&K RERA was launched in January 2024, significantly later than most other states. Since then, our focus has been on addressing essential issues to foster real estate development in the Union Territory. Significant groundwork is needed for organized sector growth.
One major initiative is the ongoing revision of the master plans for Jammu and Srinagar. These plans are currently under review and require considerable updates. This process is nearing completion and we expect the new plans to be notified shortly, which will enhance land availability and spur real estate growth.
Additionally, government entities like the Srinagar Development Authority (SDA), Jammu Development Authority (JDA), and the Housing Board possess substantial land parcels that could support housing and mixed-use projects through public-private partnerships (PPP). I am in talks with these agencies as they prepare to initiate new projects.
A significant development is taking place in Bemina area of Srinagar, where a 450-acre land parcel is being prepared for monetization. NBCC has been tasked with formulating a comprehensive plan and monetization strategy for this area. NBCC has submitted its proposal to the government and it is currently under review. This project could be worth around Rs 20,000 crore, encompassing housing, institutional, commercial, and entertainment components.
We are also focused on addressing unplanned development practices. Traditionally, there has been no standard for approved layouts in J&K. Developers often subdivide land without allocating sufficient space for roads, green areas, or community amenities. Consequently, individual buyers often seek building permissions from local bodies, which frequently do not verify layout compliance.
Under unified building bylaws, a percentage of land must be reserved for roads, open spaces, and community facilities. For instance, if 15% of land is to be reserved for roads, many developers have only been allocating 6-7%, resulting in narrow roads of 8-15 feet that create substandard living conditions.
We are now enforcing that plots can only be sold after obtaining RERA registration. This requires compliance with unified building bylaws and prior approvals from local authorities. Our goal is to foster a culture of planned development, ensuring that buyers receive properly laid-out plots with adequate infrastructure and that developers fulfill commitments regarding amenities like roads, drainage, and utilities.
If JDA, SDA, or the Housing Board undertake projects, must they also register with RERA?
Yes, RERA regulations apply to government agencies as well. They cannot initiate housing projects without securing RERA registration.
I have also advised these agencies regarding both upcoming and older projects that lacked occupancy certificates. I am insisting they register these projects with RERA to address outstanding obligations and resolve homebuyer grievances. If any deficiencies or incomplete infrastructure exist, we will ensure they are rectified.
For new initiatives, I’ve encouraged them to consult us early in the process. This enables us to guide them on necessary approvals and the registration process, promoting collaborative compliance from the start.
Are you adopting best practices from other states as a new authority?
Indeed, we are observing and learning from more advanced states. For example, while developing our online platform, we reviewed numerous state RERA portals and considered Haryana’s as among the best. As it was designed by the NIC, we have asked them to implement similar features for J&K. Our website is now operational in a short timeframe.
Additionally, we have implemented the three-account mechanism utilized by some advanced RERAs, mandating that all developers maintain separate accounts for project finances.
Regarding quarterly progress reports?
Currently, only five projects have been registered, all of which are legacy projects already completed. They were registered primarily to address homebuyer concerns, so quarterly progress reports are not applicable in these cases.
What is the current number of registered projects, and what are your future targets?
As of now, we have five registered projects. However, several more are in process, including projects by both government and private entities, with four currently under review.
Our aim is to register around 100 projects. Our teams are actively visiting sites, identifying ongoing plotting and construction activities, and issuing notices to ensure compliance with registration requirements.
What are your thoughts on challenges regarding enforcement of recovery certificates issued by RERA in other states?
Enforcement of recovery certificates can become problematic without effective coordination with district administrations. In J&K, we are collaborating closely with the state government, and the Chief Secretary has held multiple discussions with RERA, demonstrating proactive support. I have also been in direct communication with deputy commissioners. With this level of coordination, I believe we can tackle enforcement challenges effectively.
Are there projects in the Kashmir region that still require registration?
Yes, there are ongoing projects in Srinagar and other parts of Kashmir that need to be registered. We have begun issuing notices and are guiding developers through the necessary documentation and compliance processes. This effort is ongoing.
We are committed to fostering a more regulated, transparent, and planned real estate ecosystem across both Jammu and Kashmir regions.
