By Arosh John | Founder – John Real Estate (MahaRERA A51700001835) | Editor-in-Chief – Thane Real Estate News
Thane – MMR | November 2025
Breaking Down the Difference
Every major residential project in Thane today is built on one of two structural approaches — the long-established brick-and-mortar method or the modern aluminium formwork system known as Mivan.
Both rely on reinforced concrete (RCC) design under the same Indian Standards but differ sharply in execution, speed, finish quality, and flexibility. Understanding those differences helps buyers judge what truly drives construction quality beyond marketing claims.
Traditional Construction in Brief
This is the conventional RCC frame structure with brick or block infill walls. Columns, beams, and slabs are cast in stages; masonry, plaster, and finishing works follow.
Key traits
- Labour-intensive and time-consuming due to multiple trade sequences.
- Highly flexible — wall layouts and openings can be modified mid-way.
- Lower initial cost; materials and techniques are well established.
- Quality and finish depend heavily on site supervision and curing.
Traditional construction still serves projects where architectural variety or design customisation outweighs speed.
What Exactly Is Mivan Technology?
Mivan refers to a precision-engineered aluminium formwork system used to cast walls, slabs, and beams together in a single monolithic pour.
Originating in Malaysia, it’s now a generic term across India for aluminium formwork systems used in high-rise and mass-housing construction.
Key traits
- Pre-fabricated panels are assembled on-site; concrete is poured once for both the wall and the slab.
- Enables rapid 4–10 day floor cycles (depending on the team and logistics).
- Produces smooth, uniform concrete surfaces needing minimal plaster.
- Higher upfront cost, offset by faster timelines and consistent finish.
It’s still standard RCC — the formwork method changes, not the structural code.
Inside Thane’s Construction Shift
Thane’s skyline has decisively moved toward Mivan and other aluminium formwork systems.
Most leading developers have adopted them across high-rise clusters, driven by RERA delivery deadlines, rising labour costs, and the demand for consistent finishing across identical units.
Even low-rise and villa-style townships are increasingly using Mivan, where layouts are repetitive. Monolithic casting ensures strength, alignment, and speed that conventional methods can’t match at scale.
Traditional brick-and-block construction survives mainly in bespoke or redevelopment projects where every plan differs and design flexibility is key.
Thane’s new era is defined by industrialised precision balanced with architectural individuality.
Head-to-Head Comparison
| Parameter | Traditional Construction | Mivan Technology |
|---|---|---|
| Construction Speed | 18–25 days per floor cycle | 4–10 days per floor cycle |
| Finish Quality | Plaster-dependent; variable | Smooth, uniform, minimal plaster |
| Design Flexibility | High; easy to alter | Low; best for repetitive layouts |
| Initial Cost | Lower; slower progress | Higher; offset by shorter timelines |
| Labour Dependency | Heavy; multiple trades | Lower; system-based execution |
| Maintenance & Cracks | More joints; variable finish | Fewer joints; better alignment |
| Waterproofing | Depends on detailing | Also depends on detailing — not inherently leak-proof |
The ‘Leak-Proof’ Misconception
Marketing material often presents Mivan as “leak-proof.”
In reality, the formwork method affects speed and accuracy, not waterproofing.
True water resistance depends on:
- Concrete quality, compaction, and curing discipline.
- Treatment of tie-holes, shafts, and joints.
- Proper waterproofing layers as per IS 2645 and IS 3370.
A poorly executed Mivan structure can leak just as easily as a poorly plastered masonry wall.
What Buyers Can Realistically Observe
Developers rarely share detailed construction data, but sharp observation can reveal the essentials:
- Surface finish: Smooth concrete, clean edges, and minimal plaster signal Mivan.
- Terrace and wet-area corners: Dampness or cracks indicate a lack of workmanship quality.
- Structural speed: Faster floor progress typically indicates the use of system formwork.
- Past projects: Checking earlier developments says more than any brochure.
These simple checks reveal far more to a homebuyer than the word “Mivan” in marketing literature.
Evolving Construction Landscape
Both methods fully comply with Indian RCC codes (IS 456:2000 and IS 13920:2016).
Mivan Technology offers measurable gains in speed and finish for large-scale developments, while Traditional Construction retains its edge for flexible or bespoke designs.
As Thane’s skyline continues to rise, precision construction will increasingly define long-term value.
And while Mivan and conventional RCC dominate today, newer systems — such as precast, tunnel-form, and hybrid construction — are gradually emerging, signalling that the city’s building technology is evolving as quickly as its skyline.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN). With over a decade of experience in Thane’s residential, villa, and NRI segments, he brings together field experience and market analysis to decode how infrastructure, construction practices, and regulations shape real estate value across the Mumbai Metropolitan Region.
Disclaimer
This article is intended solely for informational and educational purposes. It does not constitute technical advice, professional certification, or a recommendation for any specific project or developer. Readers are encouraged to verify structural and material specifications with qualified engineers, architects, or MahaRERA-registered professionals before making investment decisions. All regulatory references and standards cited herein are based on publicly available government documents and codes valid at the time of publication.
