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CREDAI is asking the government to remove the ₹45 lakh price ceiling from the affordable-housing definition and rely on a home’s carpet area instead. This is a proposal, not an adopted change: the reviewed sources do not establish that the government has changed any scheme or tax rule.
What CREDAI is proposing
The developers’ association says the ₹45 lakh cap has become unrealistic as land, approvals and construction costs have risen. CREDAI’s published recommendations also point to multiple definitions across PMAY, RBI, NHB and RERA as a source of administrative complexity. These are CREDAI’s stated arguments, not independently established findings about the causes of housing supply constraints. Hindustan Times quotes CREDAI president Shekhar Patel saying the category should be defined by area, not price; the association’s published recommendations make a similar case.
There is a discrepancy over the area limits CREDAI wants. Hindustan Times and CREDAI’s recommendations describe 90 sq m in metropolitan areas and 120 sq m elsewhere. Fortune India, by contrast, reports Patel describing a proposal to retain 60 sq m for metropolitan cities and 90 sq m for other cities while removing the price ceiling. The available reporting does not establish whether these are different proposals or a change in CREDAI’s position.
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Why ₹45 lakh is not a universal definition
NITI Aayog’s Approach Paper on Affordable Housing documents different definitions used for different policy and financial purposes. The ₹45 lakh figure applies to specific criteria, rather than serving as one nationwide test for every programme.
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| Framework described by NITI Aayog | Carpet-area limit | Value limit |
|---|---|---|
| PMAY-U 2.0 criteria (the scheme is named for 2024) | 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 (GST Act identified as 2019) | Maximum 60 sq m in metro cities; maximum 90 sq m in non-metro cities | Maximum house value ₹45 lakh |
Those are the criteria listed in NITI Aayog’s paper; CREDAI’s request does not itself alter them. To compare any affordable-housing definition, check the administering policy or institution, whether it tests carpet area, dwelling value or both, how it distinguishes metro from non-metro locations, and whether it also imposes household-income or loan-eligibility tests.
Administrative eligibility is not the same as household affordability
A home can meet an area or price rule and still be unaffordable for a particular household. NITI Aayog says housing is generally considered affordable when housing-related spending is below 30–40% of household income. That discussion includes ownership and rental expenses, and the paper notes a lack of city-level household-income data. The range is a general affordability measure, not a replacement for the specific eligibility rules above.
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NITI Aayog also cautions that a uniform definition may be counterproductive across India’s varied socioeconomic settings. The distinction matters: a scheme threshold determines eligibility within that framework, while household affordability depends on income and housing costs.
What CREDAI says is driving its request
Patel’s explanation, as reported by Hindustan Times, is that land, approvals, construction and taxes have pushed costs up. The article also attributes two figures to him: affordable housing’s share of residential sales fell from about 50% to 14%, and taxes paid to central, state and municipal governments can account for 30%–50% of a home’s sale value. The report does not identify the underlying dataset or calculation for either estimate, so they should be read as Patel’s attributed figures rather than independently verified measurements.
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Fortune India reported that CREDAI hoped for policy changes within six months. That was the association’s expectation, not a government deadline or confirmation that a change would be made.
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