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What CREDAI is asking the government to change
The Confederation of Real Estate Developers’ Associations of India (CREDAI) argues that a fixed home-value ceiling no longer reflects the cost of building housing. Its recommendations cite rising land and construction costs and the complexity developers face when different frameworks use different affordable-housing definitions. These are CREDAI’s stated reasons for its proposal, not an independently established assessment of what caused housing supply to change.
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CREDAI president Shekhar Patel told Hindustan Times: “The current price cap for affordable housing of ₹45 lakh, fixed in 2019, has become unrealistic and is currently not relevant because land, approval and construction costs have risen sharply. The category should be defined by area, not price,” Hindustan Times reported on October 3, 2026.
The proposed change would affect how homes qualify under the relevant definitions; it would not, by itself, make a home affordable for every household. A dwelling’s price and carpet area are administrative criteria. Whether a household can afford it also depends on income and housing costs.
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CREDAI’s reported area limits do not match across sources
The available accounts differ on the carpet-area limits CREDAI wants. Hindustan Times and CREDAI’s published recommendations describe a proposal to expand the limits to 90 sq m in metros and 120 sq m in non-metros. Fortune India, reporting Patel’s description of CREDAI’s proposal, gives 60 sq m for metropolitan cities and 90 sq m for other cities while removing the price ceiling. The reviewed sources do not establish whether CREDAI revised its proposal or whether the reports refer to different versions.
| Source | Reported area proposal | Price ceiling |
|---|---|---|
| Hindustan Times, October 3, 2026 | 90 sq m in metros; 120 sq m in non-metros | Remove the ₹45 lakh ceiling |
| CREDAI published recommendations | 90 sq m in metros; 120 sq m in non-metros | Remove the ₹45 lakh ceiling |
| Fortune India, October 2, 2026 | 60 sq m in metropolitan cities; 90 sq m in other cities | Remove the ₹45 lakh ceiling |
CREDAI’s desired limits should therefore not be presented as a single settled proposal. Fortune India also reported that CREDAI hoped for policy changes within six months; that is the association’s expectation, not a government timetable.
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Where the ₹45 lakh and 60/90 sq m limits apply
There is no single affordable-housing definition used for every policy purpose. NITI Aayog’s Approach Paper on Affordable Housing documents different definitions across policy and financial frameworks. It lists the following criteria:
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| Framework listed by NITI Aayog | Carpet-area limit | Value limit |
|---|---|---|
| PMAY-U 2.0 (2024 scheme) | Up to 60 sq m in metropolitan cities; up to 90 sq m in non-metropolitan areas | Total value not exceeding ₹45 lakh |
| GST-linked criteria described in the report | Maximum 60 sq m in metro cities; maximum 90 sq m in non-metro cities | Maximum house value of ₹45 lakh |
These figures apply to the named criteria in NITI Aayog’s report. They are not evidence that CREDAI’s requested revision has taken effect, nor should they be treated as one universal test for every affordable-housing program.
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Why area alone does not answer whether a home is affordable
NITI Aayog’s paper says housing is generally considered affordable when a household spends less than roughly 30–40% of its income on housing-related expenses. That measure covers more than a home’s size or sale value: housing costs can include ownership or rental expenses. The paper also notes a lack of city-level household-income data and cautions that applying one uniform definition across India’s varied socioeconomic settings may be counterproductive.
For a buyer, an area-based eligibility rule could allow a larger range of homes to qualify even when their prices exceed a fixed ceiling. But area does not reveal whether a particular household can manage the purchase price, loan payments, or other housing costs. Eligibility under a policy framework and household affordability are related questions, not interchangeable ones.
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What CREDAI says is squeezing supply
Patel attributed rising housing costs to land, approvals, construction and taxes. CREDAI’s recommendations likewise argue that land and construction cost increases have made the ₹45 lakh ceiling unrealistic. This is the association’s explanation for why it wants the definition changed.
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Hindustan Times reported Patel’s estimates that affordable housing’s share of residential sales had fallen from about 50% to 14%, and that taxes paid to central, state and municipal governments can account for 30%–50% of a home’s sale value. The report did not identify the underlying dataset or calculation for either figure, so they should be understood as attributed estimates, not independently verified measurements.
Quick Recap
What buyers and housing-sector observers should watch
- Whether the government issues a formal change: CREDAI’s request does not alter current scheme or tax criteria on its own.
- Which framework is being discussed: check the administering policy or institution, whether the test uses carpet area, home value or both, and whether metro and non-metro limits differ.
- The final area thresholds: the reported 90/120 sq m and 60/90 sq m proposals are not reconciled in the available accounts.
- Any separate income or loan conditions: an area-and-value definition does not establish that a home is affordable for a specific buyer.
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