The Navi Mumbai campus at Airoli is 108 MW of gross power capacity across two towers, completed in 2025 and, per CapitaLand Investment’s 15 October 2026 release, fully leased to a leading global hyperscaler. Beneath the campus figure the two tower records carry 34 MW and 37 MW of IT capacity — 71 MW in total — against 50 MW and 55 MW of gross power. That is a gross-to-IT ratio of 1.52, and it is the honest kind of disclosure almost nothing else in this registry makes. It also produces the two defects on this page: the tower gross figures sum to 105 MW, not 108, and the listing page still shows the property as Under Development eleven months after the completion release.
1At a glance
2One well-formed family, and what it proves
The previous nine records in this file showed the opposite problem. Iron Mountain’s MUM-1, MUM-2 and NCR-1 were all flagged additive and carried no capacity value, which hid 8.8 MW of published capacity from a national total. CapitaLand does the thing that makes that impossible.
| Asset | Gross MW | IT MW | Ratio |
|---|---|---|---|
| Navi Mumbai, Tower 1 | 50 | 34 | 1.47 |
| Navi Mumbai, Tower 2 | 55 | 37 | 1.49 |
| Navi Mumbai campus | 108 | 71 | 1.52 |
| Chennai 01, Ambattur | 53 | 34 | 1.56 |
| Hyderabad, Madhapur | 42 | 27 | 1.56 |
| Platform counted | 200 | 132 | 1.52 |
1.5 is what an Indian data centre looks like when you state both numbers: 1 MW of IT load needs about 1.5 MW at the meter, because cooling, losses and distribution eat the rest.
It appears independently in this registry at least five times now — NTT Mumbai 7 at 1.484, NTT NAV1A at 1.50, NTT Bengaluru 4 at 1.488, CapitaLand Tower 2 at 1.486, and the Iron Mountain MUM-3 substation at 1.41 on a new build.
So when an operator publishes a single capacity number with no scope, the ratio tells you which one it probably is. Multiply by 1.5 and see whether the result is a plausible power connection. That is the cheapest audit available.
CapitaLand’s newer designs run slightly higher — 1.56 in Chennai and Hyderabad against 1.47 and 1.49 in Mumbai — which is counter-intuitive if you read the ratio as an efficiency measure. It is not one. It is a design margin: how much power infrastructure was built per megawatt of IT load sold, and the AI-era buildings carry more headroom for liquid cooling and higher rack densities.
3One hundred and eight against one hundred and five
A campus total that does not equal the sum of its parts, inside one operator’s own disclosures, four months apart.
| Figure | MW | Source |
|---|---|---|
| Campus gross power capacity | 108 | CapitaLand listing and the October 2026 release |
| Tower 1 gross power capacity | 50 | CIDCF filing, 31 December 2025 |
| Tower 2 gross power capacity | 55 | CIDCF filing, 31 December 2025 |
| Sum of the towers | 105 | Gridvik arithmetic |
| Difference | 3 MW, 2.8% | Unreconciled |
| Tower IT capacities | 34 + 37 = 71 | Both filings |
| Implied campus IT at 1.52 | 71 | Consistent with the towers |
Three megawatts is not a rounding error and it is not alarming either. The most likely explanation is a shared plant — chillers, substation capacity, or a common services allowance — that is included in the campus gross figure and excluded from the tower figures. That is a normal way to describe a two-building campus.
But it is not stated, and it means the campus 108 MW cannot be decomposed into towers and the tower 105 MW cannot be reconciled upward. This registry counts neither: it counts the 71 MW of IT across the two tower records, which do reconcile with each other and with the campus at a 1.52 ratio.
When a gross figure and an IT figure both exist, count the IT figure. Gross power is a statement about the substation; IT power is a statement about what can be sold and cooled.
Every national total in this registry is therefore a floor, not an estimate. The 2,420.4 MW is what operators have said they can put racks on, using the tightest published scope for each record.
CapitaLand’s 108 MW could reasonably be counted at 71 MW or 108 MW. This registry counts 71 MW and publishes the 108 MW beside it so a reader can choose.
4A status that lags eleven months
- CapitaLand India Trust begins its first Navi Mumbai data centre development at Airoli.
- CIDCF filing (31 December 2025) records Tower 1 completed at 34 MW IT and 50 MW gross, and Tower 2 under development at 37 MW IT and 55 MW gross.
- CapitaLand Investment’s later summary states the first Navi Mumbai development was completed in 2025 as a 108 MW facility, fully leased.
- CLI release: the Navi Mumbai facility is completed and fully leased to a leading global hyperscaler.
- The CapitaLand data centre listing page still shows the property as Under Development. Tower-level confirmation of Tower 2 completion has not been located.
The sequence matters more than the dates. A 31 December 2025 filing is a legal disclosure with audited intent. A 15 October 2026 press release is a communications document. When they disagree, a data product has to say which it believes and why.
This registry preserves both. Tower 2 carries the status stage_conflict rather than guessing: the filing says under development, the later release implies completion, and no tower-specific commissioning statement exists in public.
The listing page is the weakest of the three, and it is the one most people will read. That is the failure mode of operator marketing pages in general: they are updated on a marketing calendar, not a delivery calendar.
5Airoli and the Navi Mumbai cluster
| Record | MW | Scope | Status |
|---|---|---|---|
| CapitaLand Navi Mumbai campus | 108 | Gross power | Completed 2025, fully leased |
| AirTrunk BOM1, Airoli | 62 | Facility, at least | Stage unverified |
| Airoli published total | 170 | Mixed scopes | — |
| CapitaLand IT behind that | 71 | IT load | Counted in this registry |
| Maharashtra counted total | 786.4 | IT load, additive rows | — |
| CapitaLand share of Maharashtra | 9.0% | IT load | One campus, one state |
170 MW of published capacity in one node of Navi Mumbai, and it is only part of the cluster: NTT’s NAV1 and NAV2 campuses are in Airoli and Dighe within a few kilometres, and this registry counts 786.4 MW across all of Maharashtra.
Airoli is where Navi Mumbai’s data centre capacity began and it is now fully committed. That is the commercial reading of this page: a fully leased 71 MW IT campus in Airoli is not an opportunity, it is a vacancy signal. Any tenant who needs Navi Mumbai capacity now has to look at Dighe, Mahape, Rabale or the greenfield districts to the south and east.
It is also the reason the state is promoting Raigad. When the established nodes are fully let, the next megawatt has to go somewhere with a substation and a road.
6Procurement
7Limits and open questions
- 108 MW is gross power capacity. It is not IT load and is never added to a national total in this registry.
- The towers sum to 105 MW against a campus figure of 108 MW. The three-megawatt difference is unexplained.
- Tower 2’s status is unresolved. Under development at 31 December 2025; implied complete by October 2026; not separately confirmed.
- The listing page contradicts the release on completion and still shows Under Development.
- The hyperscaler tenant is not named in any source consulted.
- 71 MW is counted, via the two tower records, at their IT values.
- What would close it. A tower-level completion statement and a named lease term. Both are in the fund’s filings if anywhere.
8Sources
Sources: CapitaLand Investment release of 15 October 2026; CapitaLand India Data Centre Fund release of 31 December 2025; CapitaLand data centre listing pages; CLINT results disclosures; The Hindu BusinessLine on the Chennai development; and Data Center Dynamics coverage of the Navi Mumbai campus.