Alibaug, often called the “Hamptons of Mumbai,” is one of the most attractive coastal real estate markets in Maharashtra. From luxury villas to boutique resorts, developers and individual landowners are racing to build dream projects. But here’s the reality: most of Alibaug falls under India’s Coastal Regulation Zone (CRZ) laws, which tightly control construction near the shoreline. One wrong step—like buying land in the wrong CRZ category—can derail your entire project. If you’re planning construction in Alibaug, it’s crucial to understand: ? Which CRZ category your land falls under ? How long approvals will take ? The costs involved in securing permissions This guide explains CRZ categories, the approval timeline, cost estimates, and common pitfalls so you can build legally and confidently. ________________________________________ ? Understanding CRZ Categories in Alibaug The CRZ was introduced under the Environment Protection Act, 1986, to preserve India’s fragile coastal ecosystem. It divides the coastline into different zones, each with specific restrictions on construction. 1. CRZ-I: No Construction Allowed o Covers ecologically sensitive areas: mangroves, salt marshes, tidal creeks, sand dunes, mudflats, and the first 500m from the High Tide Line (HTL) on open beaches. o Rule: No construction is permitted at all, except for defense, strategic, or public utility projects. o ? Many buyers unknowingly purchase plots in CRZ-I, believing they are buildable—leading to outright rejection of building plans. 2. CRZ-II: Urbanized Areas Along the Coast o Applies to areas already developed with existing infrastructure like roads, buildings, and drainage systems. o Rule: Construction is allowed, but only on the landward side of existing authorized structures. o Suitable for resorts, villas, and bungalows, but approvals are stricter. 3. CRZ-III: Rural & Semi-Urban Areas o Covers less-developed areas, such as Alibaug’s villages. o Rule: Controlled construction is permitted beyond 200m from the HTL, subject to clearance from the CRZ authority. o This is the most common zone for private villa and farmhouse projects in Alibaug. ________________________________________ ? Step-by-Step Timeline for CRZ Building Permissions Getting approval for construction in a CRZ area is lengthy and multi-layered. Here’s the typical timeline: Step 1: Application & Land Survey (1–2 Months) ? Submit an application to the local Town Planning Department. ? Conduct a demarcation survey to establish the exact distance of your plot from the High Tide Line (HTL). ? Cost: ?50,000 – ?1,00,000 (surveyor + application fees). Step 2: CRZ Committee Review (6–12 Months) ? Your application is forwarded to the Maharashtra Coastal Zone Management Authority (MCZMA). ? The committee reviews: ? Satellite maps ? Demarcation reports ? Environmental sensitivity ? Compliance with CRZ norms ? Cost: ?2,00,000 – ?5,00,000, including legal, architect, and facilitation expenses. ? Timeline: This is the slowest stage—expect 6 to 12 months. Step 3: Final Clearance (1–2 Months) ? Once the MCZMA approves, your case moves to the State Environment Department for final clearance. ? The clearance is then forwarded to the local town planning office, which issues the building permission. ? Time: 1–2 months ? Cost: ?25,000 – ?75,000 (miscellaneous fees). ________________________________________ ? Cost Breakdown of CRZ Permissions Here’s a realistic cost estimate for landowners in Alibaug: Stage Timeline Approximate Cost Application & Survey 1–2 months ?50,000 – ?1,00,000 CRZ Committee Review 6–12 months ?2,00,000 – ?5,00,000 Final Clearance 1–2 months ?25,000 – ?75,000 Total 8–15 months ?3,00,000 – ?7,00,000 ?? These figures vary based on land size, location (beachfront vs. village), and the complexity of the project. ________________________________________ ? Common Pitfalls in CRZ Permissions ? Buying land in CRZ-I unknowingly: Many investors are lured by cheap plots near mangroves or tidal creeks. The result is that no construction is allowed, and approvals are denied. ? Not verifying HTL demarcation: A difference of even 20–30 meters can determine eligibility. ? Relying only on brokers: Local brokers often promise “easy permissions” without checking the CRZ category. ? Ignoring legal vetting: Some sellers claim land is NA (Non-Agricultural) but forget that CRZ restrictions still apply. ________________________________________ ?? How Stheera Simplifies the CRZ Approval Process At Stheera, we’ve seen too many landowners waste years due to CRZ confusion. Here’s how we help: ? ? CRZ Mapping & Survey: We identify whether your land is in CRZ-I, II, or III before you purchase it. ? ? Legal Vetting: We ensure a clear title, NA conversion, and CRZ compliance. ? ? Architectural Planning: We work with CRZ-compliant designs from COA-licensed architects. ? ? Approval Management: We liaise with the Town Planning Department, MCZMA, and the State Environment Department to speed up permissions. ? ? Time & Cost Transparency: We provide upfront clarity on expected expenses and realistic timelines. ________________________________________ ? Key Takeaways for Landowners in Alibaug ? CRZ-I: No construction (avoid buying such plots). ? CRZ-II: Urbanized coastal plots (construction allowed with restrictions). ? CRZ-III: Rural plots (most viable for villas/farmhouses with controlled approvals). ? Total approval time: 8–15 months. ? Total cost: ?3–7 lakhs. ? Biggest risk: Buying land without CRZ verification. ________________________________________ ? Conclusion Building in Alibaug’s coastal belt can be a dream come true—but only if it’s done legally and strategically. The CRZ approval process is complex, expensive, and time-consuming, but it ensures your investment is safe from demolition notices and environmental disputes. Before you buy or build, let Stheera’s legal & compliance experts verify your land and handle the approval journey. With the right guidance, your villa in Alibaug won’t just be beautiful—it’ll be 100% legal and future-proof.