What this guide covers
If you are buying a flat in Mumbai, a plot near Pune or a shop in Nagpur, one of the first numbers you need is Ready Reckoner rate. It is the minimum value the Maharashtra government puts on your property, and your stamp duty is charged on this value or your deal price, whichever is higher.
Which Ready Reckoner rates apply now?
Maharashtra brings in new Ready Reckoner rates every year on 1 April, though it sometimes keeps the old rates. For 2026-27, the state decided not to change them, so the rates are the same as 2025-26, so the value of your property for stamp duty has not gone up this year.
Keep these details ready
You will find all of these in your agreement, index II or property card.
- District and taluka, for example Mumbai Suburban and Andheri.
- The village name in the land records. One suburb can be spread over several villages, so “Bandra” alone is not enough.
- The CTS number in cities, or the survey or gat number in villages.
- The type of property: flat, shop, office, plot or industrial unit.
- The built-up area of your flat, since Maharashtra applies the rate to built-up area.
How to check Ready Reckoner rate, step by step
- Open Maharashtra Ready Reckoner rates and choose your district, for example Mumbai Suburban, Pune or Thane.
- Find your area in the area wise list, or type its name in the search box at the top.
- Open the area page. At the top you will see the average rate for flats, shops, offices and plots.
- Scroll down to the zone wise rates and find the zone for your property.
- Read the rate for your type of property, per sq ft or per sq m.
How to find your zone
Zones in Maharashtra are described in two ways. In Mumbai and some other cities, each zone is marked by the roads, railway lines or village limits around it. In other places, zones list the CTS or survey numbers they cover.
Here is a real zone from Bandra East, Mumbai. Zone 29/166 is the area with Jayaprakash Road to the north, the railway to the west and the Western Express Highway to the east. Its rates per sq m are:
| Flat | Open plot | Office | Shop |
|---|---|---|---|
| ₹1,99,380 | ₹95,950 | ₹2,29,280 | ₹2,49,220 |
The flat rate here comes to about ₹18,523 per sq ft. Bandra East has 14 zones, each with its own rates, so it is worth taking a minute to find the right one. If you still can’t tell which zone is yours, the Sub-Registrar office can confirm it.
From Ready Reckoner rate to the value of your flat
Suppose you are buying a flat in zone 29/166 with a carpet area of 50 sq m, on a lower floor of a new building.
- Change carpet area to built-up area. Ready Reckoner guidelines give a factor for this, 1.1 or 1.2 depending on your area and the year. Suppose the factor is 1.2: the built-up area is 60 sq m.
- Ready Reckoner value: ₹1,99,380 × 60 = ₹1,19,62,800, or about ₹1.2 crore.
- If your deal price is ₹1.3 crore, stamp duty is charged on ₹1.3 crore, because it is higher. At 6% in Mumbai, that is ₹7,80,000, plus a registration fee of ₹30,000.
If you had agreed on ₹1.1 crore instead, stamp duty would be charged on Ready Reckoner value of about ₹1.2 crore. The factor and any floor or age adjustments can change the value, so read our guide on carpet vs built-up area before you calculate. The Maharashtra stamp duty calculator will calculate the duty for you.
Why you may see different Ready Reckoner figures
- You are looking at an old year. A 2023-24 or 2024-25 rate list will show lower rates than the current one.
- You are looking at the average for the area. Our area pages show an average at the top, but your stamp duty depends on the rate for your exact zone.
- You are looking at the wrong property type. The shop rate in a zone can be much higher than the flat rate.
- You are using carpet area. Ready Reckoner rate is meant for built-up area, so using carpet area gives a lower value.
Checking Ready Reckoner rate: common questions
Are these the same rates the Sub-Registrar uses?
Yes. CircleRate shows the official Annual Statement of Rates (Ready Reckoner) of the Government of Maharashtra, the same schedule the Inspector General of Registration publishes and the Sub-Registrar uses at registration.
Which year's Ready Reckoner rate should I use?
The rate for the year in which you sign the document. For a deed signed between 1 April 2026 and 31 March 2027, use the 2026-27 rates, which are the same as 2025-26.
I only know my society's name. How do I find my zone?
Zones are not listed by building name. Take the village and CTS or survey number from your agreement, index II or property card, and match it with the zone. In Mumbai, you can also match your building's location with the roads that mark each zone.
Is Ready Reckoner rate per sq ft or per sq m?
The government sets it per square metre. CircleRate shows the rate per sq ft as well, so you don't have to divide by 10.764 yourself.
What is a CTS number?
CTS stands for City Survey. It is the number given to a piece of land in city land records, and it appears on your property card. In villages, the survey or gat number is used instead.