What is PAP-PTC?

PAP: tenements for Project Affected Persons

Project Affected Persons (PAPs) are families and businesses displaced by public projects — road widening, metro lines, nallahs, bridges and other works. They need homes and shops elsewhere, and Mumbai builds part of that stock through the private market.

Under Regulation 33(20)(B), a private owner can build Affordable Housing / Rehabilitation & Resettlement (AH/R&R) tenements on a non-reserved private plot, hand them to the Municipal Corporation of Greater Mumbai (MCGM / BMC) free of cost, and in return use FSI up to 4.0 on the plot — part of the additional FSI for the tenements, the rest for sale. These are the tenements the market calls PAP.

PTC: Permanent Transit Camp tenements

Slum redevelopment needs somewhere for residents to live while their new buildings go up. Regulation 33(11) lets a developer build Permanent Transit Camp tenements — 27.88 m² (300 ft²) carpet each — and hand them to the Slum Rehabilitation Authority (SRA) free of cost, again in exchange for FSI up to 4.0. The SRA is the planning authority for these schemes.

Why PAP-PTC is bought and sold

The tenement component doesn't have to stay on the plot that earned it. It can be built on another plot in the same municipal ward, an adjoining ward, or within 5 km — either by clubbing schemes (all right holders apply jointly) or, for PAP tenements, with the Municipal Commissioner's permission to shift them.

That creates a market. A developer can earn the sale FSI on one plot and provide the tenements on another — their own, or a plot where another developer builds them. When built-up area is shifted this way, the developer pays the authority an unearned income of 40% of the difference in its sale value at the Ready Reckoner (ASR) rates of the two locations.

• Sellers: developers and owners who have built, or can build, PAP or PTC tenements.
• Buyers: developers who need to provide PAP or PTC tenements for a scheme elsewhere in the same ward, an adjoining ward or within 5 km.

How RePAP helps

RePAP puts every approved PAP and PTC listing on a ward-by-ward map of Mumbai. Search by place, by CTS number or with a pin, see what's within 5 km or in the adjoining wards, and send an enquiry — our team takes it from there. Sellers' names and exact addresses are never shown publicly.

Questions, answered

What does PAP stand for?

Project Affected Persons — people displaced by public projects such as roads and metro lines, who are given tenements elsewhere.

What does PTC stand for?

Permanent Transit Camp — tenements built under DCPR 2034 Regulation 33(11) and handed to the Slum Rehabilitation Authority to house residents during slum redevelopment.

Which regulations cover PAP and PTC tenements?

PAP tenements: Regulation 33(20)(B) of DCPR 2034. PTC tenements: Regulation 33(11).

Can PAP or PTC tenements be built on another plot?

Yes — in the same municipal ward, an adjoining ward or within 5 km, by clubbing schemes or, for PAP tenements, by shifting them with the Municipal Commissioner's permission. An unearned income of 40% of the difference in sale value (at ASR rates) is payable on the shifted built-up area.