CONTENTS ACKNOWLEDGEMENT I CONTENTS LIST OF TABLES IV LIST OF CHARTS VI LIST OF ABBREVIATIONS VII 1 INTRODUCTION 1 1.1 BACKGROUND 2 1.2 REAL ESTATE SCENARIO IN INDIA 2 1.3 ROAD AHEAD 7 1.3.1 GOVERNMENT INITIATIVES 8 1.4 NEED FOR THE STUDY 9 1.5 AIMS AND OBJECTIVES 11 1.5.1 AIM 11 1.5.2 OBJECTIVES 11 1.6 APPROACH OF THE STUDY 12 1.7 METHODOLOGY 12 2 LAND INSTITUTIONS AND REGULATIONS 13 2.1 LAND INSTITUTIONS 14 2.2 LAND REGULATIONS 16 2.2.1 THE BOMBAY LAND REVENUE CODE, 1879 16 2.2.2 LAND ACQUISITION ACT, 1894 16 2.2.3 BOMBAY TENANCY AND AGRICULTURAL LANDS ACT, 1948 16 2.2.4 URBAN LAND (CEILING AND REGULATION ACT), 1976 (ULCRA) 17 2.2.5 STAMP DUTY ACT, 1961 17 2.2.6 LAND REGISTRATION ACT, 1908 17 2.2.7 BOMBAY PROVINCIAL MUNICIPAL CORPORATION ACT, 1949 17 2.2.8 GUJARAT TOWN PLANNING AND URBAN DEVELOPMENT ACT, 1976 17 2.3 LAND MOBILISATION PROCESSES IN VARIOUS STATES IN INDIA 18 2.3.1 AHMEDABAD 18 2.3.2 HYDRABAD 20 2.3.3 LUCKNOW 22 2.3.4 COMPARISION OF ALL MODELS 24 3 BACKGROUND OF THE STUDY AREA AHMEDABAD 28 3.1 LAND DELIVERY MECHANISM IN AHMEDABAD 29 3.1.1 AGRICULTURAL TO NA LAND CONVERSIONS 29 3.1.2 TENURE CHANGES 31 3.1.3 TOWN PLANNING SCHEMES 34 4 LAND MOBILISATION PROCESSES IN AHMEDABAD 38 4.1 PROCESS TREE 38 4.2 COMPARISON OF DIFFERENT PRACTICES IN AHMEDABAD 39 4.3 PARAMETERS FOR COMPARISON 49 4.3.1 NORMALISATION OF PARAMETERS 51 4.3.2 SCORING OF PARAMETERS 51 4.3.3 COMPARISON OF MOBILISATION METHODS BY SCORES 55 5 CONCLUSION AND SUGGESTIONS 61 6 REFERENCES 63