AirTrunk BOM3 in Chandivali is 48 MW of facility capacity on 1.5 hectares — under four acres — with 75,000 to 90,000 square metres of technical data hall area, a declared design PUE below 1.4, and a 33 kV power feed. That last detail makes it the odd site out. Every other AirTrunk India site publishes a high-voltage connection: 220 kV at BOM1 and BOM2, 230 kV at Chennai, 440/220 kV in Hyderabad. Chandivali runs on 33 kV, an order of magnitude smaller. At 12.9 MW per acre it is the densest announced single facility in this registry by a wide margin, and the land tells you why: Lumina reportedly paid ₹475 crore for the Chandivali parcel, which is ₹9.9 crore per megawatt of the 48 MW before a single cabinet is installed. In an urban infill market the only way to make the arithmetic work is to stack the capacity. This page is about what that costs.
1At a glance
212.9 MW per acre, the densest announced single facility in the file
Chandivali is where the Indian market’s land constraint shows up as an engineering choice rather than a commentary.
| Measure | Value | Basis |
|---|---|---|
| Facility capacity | 48 MW | operator card, at least |
| Site area | 1.5 ha / 3.71 acres | operator card |
| MW per acre | 12.9 | 48 divided by 3.71 |
| Technical data hall area | 75,000 to 90,000 m² | operator card |
| Office and storage | 7,000 to 9,000 m² | operator card |
| Data hall per MW | about 17,000 to 20,000 sq ft | derived, and heavily caveated below |
| Power feed | 33 kV | operator card |
Twelve point nine megawatts an acre means the building has to go up rather than out. On a 15,000 square metre plot, 75,000 to 90,000 square metres of technical area implies five to six storeys of data hall, stacked over a substation-free ground floor fed at 33 kV.
That is a different construction problem from a shed on 54 acres. It is also the only way to put capacity in Chandivali, which is why NTT has built five buildings there and why Equinix, Yotta and Lumina have all bought into the same few square kilometres.
Record PRJ-180 described BOM1 at 10.4 MW per acre as the most land-efficient site in the file, on the basis of the sites charted there.
BOM3 at 12.9 MW per acre is higher. The BOM1 text has been amended to say it is the densest of the AirTrunk Mumbai sites, which is what its own evidence supports.
The registry corrects itself on the page where the new evidence arrives.
3₹118 crore an acre
The land price for this parcel is the most expensive figure per unit of anything in the registry, and it explains the vertical build.
| Measure | Value | Basis |
|---|---|---|
| Reported land price | ₹475 crore | coverage of Blackstone-backed Lumina’s Chandivali parcel |
| Parcel | about four acres | reported at acquisition |
| Per acre | ₹118.75 crore | 475 divided by 4 |
| Facility capacity | 48 MW | operator card |
| Land cost per MW | ₹9.9 crore | 475 divided by 48 |
| Total build cost per MW, market rate | about ₹53 crore | AirTrunk programme and ICRA both land here |
| Land as a share of capex | about 19% | 9.9 of 53 |
Nineteen per cent of the capital cost of a data centre being land is extraordinary. In Devanahalli, where NTT builds at ₹35.7 crore per megawatt, land is a rounding error. In Chandivali it is a fifth of the bill.
That single ratio explains almost every other number on this page. It is why the site is 1.5 hectares and not 5.4. It is why the data hall is stacked five or six storeys. And it is why the power comes in at 33 kV: an urban parcel of this size may simply not have an accessible high-voltage connection, so the operator takes what the local distribution network offers and builds around it.
Whether the ₹475 crore parcel is the same one as BOM3 is not established — Lumina bought several Mumbai parcels. The registry records the reported figure alongside the operator card without asserting they are the same transaction.
448 MW on a 33 kV feed
The voltage is the most technically surprising number in this whole pipeline, and it is worth being precise about why.
| Site | Connection | Capacity | What it implies |
|---|---|---|---|
| HYD1, Chandanvelly | 440/220 kV | 243 MW | campus-scale, own substation |
| MAA1, Ambattur | 230 kV | 128 MW | campus-scale, own substation |
| BOM2, Mahape | 220 kV | 120 MW | campus-scale, own substation |
| BOM1, Navi Mumbai | 220 kV | 62 MW | campus-scale, own substation |
| BOM3, Chandivali | 33 kV | 48 MW | distribution-level supply, no substation |
Forty-eight megawatts at 33 kV is roughly 840 amps. That is deliverable, and Indian industrial consumers do take supplies at this level, but it is at the top of what a distribution feed handles and it comes with less redundancy than a dedicated high-voltage connection.
For a tenant the practical consequence is about resilience rather than capacity. A 220 kV substation on site is a different class of supply from a 33 kV feeder shared with the surrounding industrial estate.
The registry records the voltage as published and draws no conclusion about reliability — that would require outage data nobody publishes.
One further caveat on the technical area. The operator card gives 75,000 to 90,000 square metres, a 20% range, which is an unusual way to publish a building size. It may reflect multiple buildings with different fits, or a template. Either way it cannot be turned into a reliable per-megawatt floor figure and is not used as one here.
5The Chandivali stack
Chandivali and Andheri East hold more data centre capacity per square kilometre than anywhere else in India, and BOM3 is a 48 MW addition to it.
| Operator and site | Capacity | Note |
|---|---|---|
| NTT Mumbai 9 | 62 MW facility | 6,000 racks, live |
| NTT Mumbai 8 | 36 MW facility | 2,800 racks |
| NTT Mumbai 7 | 25.6 MW IT in 38 MW | design PUE equivalent 1.48 |
| NTT Mumbai 6, Andheri East | 19.2 MW IT | in the same submarket |
| NTT Mumbai 5 | 12.5 MW IT | India’s first hyperscale campus building |
| AirTrunk BOM3 | 48 MW | unverified stage, 33 kV |
| Equinix MB3 | about 1,370 cabinets | launched April 2026, five acres |
| Yotta Chandivali | two-building park | in development |
NTT counts 136.1 MW in Chandivali alone, which is 85% of its Indian Mumbai total. Add AirTrunk’s 48 MW and the submarket carries nearly 185 MW of published capacity inside a handful of square kilometres off Saki Vihar Road.
The commercial consequence is that Chandivali is a connectivity market rather than a capacity market. Tenants buy there for the ecosystem — carriers, cloud on-ramps, financial services, the density of other tenants — and pay a land premium of about ₹118 crore an acre for the privilege.
Which is also why BOM3’s 33 kV feed is less of a problem than it looks. If a tenant is buying Chandivali, they are buying the interconnect fabric, not a dedicated substation.
6Procurement
7Limits and open questions
- Stage is unverified. No operating or construction status is stated on the operator card.
- 48 MW is facility capacity, at least — a floor, not IT load.
- The ₹475 crore parcel is attributed to Lumina in coverage and is not confirmed as the BOM3 site. The ₹9.9 crore per megawatt land figure rests on that link.
- The 75,000 to 90,000 sq m technical area is a 20% range and cannot produce a reliable per-megawatt floor figure.
- The storey count of five to six is inferred from area over plot size and is not published.
- Design PUE below 1.4 is a specification, not an operating measurement, and the source of that efficiency on a 33 kV feed is not explained.
- No rack count, tenant list or occupancy.
- What would close it. A stage statement and a redundancy specification. Both are one line on a location card.
8Sources
Sources: AirTrunk location page for BOM3, AirTrunk’s announcement of the Lumina CloudInfra acquisition of April 2026, Baxtel and Datacentermap Chandivali listings covering the Lumina four-acre parcel and the surrounding operators, Data Center Dynamics coverage of the acquisition, and the registry’s own NTT Chandivali records PRJ-150 to PRJ-154 for the submarket comparison.