Average Ready Reckoner rate for a flat in Mazgaon area
₹15,382 per sq ft
₹1,65,575 per sq m
- Range by zone
- ₹5,803–₹22,376
- Zones
- 28
- In Mumbai City
- 4th lowest
- Applicable from
- 1 Apr 2025
Mazgaon Ready Reckoner rate per sq ft by property type
Residential (flat)
₹15,382 per sq ft
₹1,65,575 per sq m
Range by zone ₹5,803–₹22,376
Open land (plot)
₹6,578 per sq ft
₹70,810 per sq m
Range by zone ₹2,530–₹11,130
Office
₹19,006 per sq ft
₹2,04,580 per sq m
Range by zone ₹8,928–₹25,732
Shops
₹20,946 per sq ft
₹2,25,460 per sq m
Range by zone ₹10,210–₹35,600
Industrial
₹15,706 per sq ft
₹1,69,060 per sq m
Range by zone ₹6,440–₹22,376
Flat rates in the Mazgaon locality range from ₹5,803 to ₹22,376 per sq ft (₹62,460 to ₹2,40,850 per sq m), depending on the zone. The highest is zone 10/78E; the lowest is zone 10/79A. Shops are rated about 1.4 times flats, so use the shop column for a ground-floor shop.
Zone wise Ready Reckoner rate in Mazgaon area
Ready Reckoner for Mazgaon area has 28 zones. They are described by roads, not plot numbers, so type your road, society or landmark in the box below to find yours.
No match? Take the CTS number from your property card to the Sub-Registrar office, and they can tell you the zone code to type here.
Still not sure? The Mumbai City Sub-Registrar office can confirm which zone it will use for your property. Our guide on finding your Ready Reckoner zone shows how to match your documents to a zone. If you think the value is too high, you can ask for it to be fixed under section 31 of the Maharashtra Stamp Act before you register. If the Collector fixes a higher value under section 32A, you can appeal within 60 days under section 32B.
Nothing matches. Try a road, landmark or society name from your agreement, or ask the Sub-Registrar office for the zone code.
| Zone | Area covered | Flat₹/sq m | Open plot₹/sq m | Office₹/sq m | Shop₹/sq m | Industrial₹/sq m |
|---|---|---|---|---|---|---|
| 3/35 | Block between Central Railway line and P. D'Mello Road, within division's north and south boundaries | 1,49,150 | 71,850 | 2,05,300 | 2,48,900 | 1,60,630 |
| 3/35A | Lokmanya Tilak Road, from Central Railway to P. D'Mello Road junction | 2,40,200 | 1,19,800 | 2,76,230 | 3,83,200 | 2,40,200 |
| 3/35B | P. D'Mello Road | 1,66,720 | 80,210 | 2,29,300 | 2,77,200 | 1,69,290 |
| 3/35C | Mumbai Port Trust properties within zone 3/35 | 1,84,080 | 85,540 | 2,12,440 | 2,48,900 | 1,84,730 |
| 3/35D | Mumbai Port Trust properties within zone 3/35B | 1,64,430 | 79,670 | 2,29,300 | 2,77,200 | 1,69,290 |
| 3/36 | All division portions east of P. D'Mello Road up to the sea - Victoria Dock and Princess Dock | — | 56,400 | — | — | — |
| 3/36A | Lokmanya Tilak Road, full stretch east of P. D'Mello Road | 1,82,100 | 90,430 | 2,31,800 | 2,60,600 | 1,82,100 |
| 3/36B | Mumbai Port Trust properties within zone 3/36 | — | 64,860 | — | — | — |
| 10/77 | Dr. Babasaheb Ambedkar Road | 2,25,530 | 95,940 | 2,59,360 | 2,81,920 | 2,25,530 |
| 10/78 | Properties west of Mascarenhas Road (D-section)/Area west of the Central Railway line, east of Shivdas Chapsi Road & Dr. Mascarenhas Road, north of Sant Savtamali Road, south of Dodi Road | 1,59,530 | 65,390 | 1,83,460 | 2,08,100 | 1,59,530 |
| 10/78A | Area east of the Harbour Railway line, west of Shivdas Chapsi (Mazgaon) Road & Dr. Mascarenhas (Mount) Road, north of Sant Savtamali (Victoria) Road, south of Jinabai Rathod (Wadi Bandar) Road | 1,50,580 | 56,450 | 1,73,170 | 1,88,220 | 1,50,580 |
| 10/78B | Triangular area: BPT Railway line, west of the Central Railway (Harbour) line, south of Jinabhai Rathod Road (Wadi Bandar Road) | 1,00,470 | 36,320 | 1,52,200 | 1,65,500 | 1,00,470 |
| 10/78C | Area west of the Central Railway line, east of Ramabhau Bhogale Road, north of Dodi Road | 1,99,360 | 86,960 | 2,29,270 | 2,71,200 | 1,99,360 |
| 10/78D | Properties west of Mascarenhas Road | 2,39,140 | 1,00,560 | 2,75,010 | 3,23,100 | 2,39,140 |
| 10/78E | Properties on Sardar Balwantsingh Dhody Road | 2,40,850 | 99,880 | 2,76,980 | 3,01,060 | 2,40,850 |
| 10/78F | Properties below the west side of Shivdas Chapsi Road | 1,60,920 | 69,770 | 1,85,060 | 2,20,100 | 1,60,920 |
| 10/78G | Mumbai Port Trust properties in original valuation zone 10/78A | 1,57,420 | 61,830 | 1,81,040 | 1,96,780 | 1,57,420 |
| 10/78H | Mumbai Port Trust properties in original valuation zone 10/78B | 1,09,520 | 40,650 | 1,52,200 | 1,65,500 | 1,09,520 |
| 10/78I | Properties in The Aga Hall Estate project | 1,83,460 | 71,930 | 2,10,980 | 2,29,330 | 1,83,460 |
| 10/78J | Area bounded by the Harbour railway line to the east, Sant Savta Mali Road to the north, Matharpakadi Road to the south, and Dr. Mascarenhas Road and Mount Road to the west | 1,50,580 | 50,810 | 1,73,170 | 1,88,220 | 1,50,580 |
| 10/79 | Area east of the zone boundary (Harbour Railway line & G.D. Ambekar Road), west of the Central Railway line, north of Dattaram Lad Road, south of Sant Savtamali Road | 1,68,830 | 68,940 | 1,94,150 | 2,11,040 | 1,68,830 |
| 10/79A | Triangular area east of the BPT Railway line, west of the Central Railway (Harbour) line, north of the zone boundary (up to First Avenue Road) | 62,460 | 27,230 | 96,100 | 1,09,900 | 69,320 |
| 10/79B | Mumbai Port Trust properties in original valuation zone 10/79 | 1,85,330 | 77,400 | 2,13,120 | 2,31,660 | 1,85,330 |
| 10/79C | Mumbai Port Trust properties in original valuation zone 10/79A | 71,830 | 31,310 | 96,100 | 1,09,900 | 71,830 |
| 10/79D | Properties in the Piramal Aranya project | 2,36,360 | 82,730 | 2,71,810 | 2,95,450 | 2,36,360 |
| 10/79E | Properties in projects on areas over 2 hectares | 1,77,270 | 72,390 | 2,03,860 | 2,21,590 | 1,77,270 |
| 10/80 | Area west of the BPT Railway line, east of the sea, south of Jijabai Mulji Rathod Road, north of the BPT Railway (First Avenue Road) | 87,880 | 32,920 | 1,04,300 | 1,20,600 | 87,880 |
| 10/80A | Mumbai Port Trust properties in original valuation zone 10/80 | 91,880 | 36,060 | 1,05,660 | 1,20,600 | 91,880 |
— means the schedule publishes no rate for that zone.
Stamp duty and registration charges for a flat
In Mumbai you pay 6% stamp duty (5% duty plus 1% metro cess) and a 1% registration fee, capped at ₹30,000, on your agreement value or Ready Reckoner value, whichever is higher. Here is the minimum for a 1,000 sq ft flat at this area's average flat rate.
- Ready Reckoner value
- ₹1.54 crore
- 1,000 sq ft × ₹15,382 per sq ft
- Stamp duty (6%)
- ₹9,22,920
- 5% duty + 1% metro cess
- Registration fee (1%)
- ₹30,000
- Capped at ₹30,000
- Minimum you pay
- ₹9,52,920
- If your price is higher, you pay more
- Women buying a home on their own pay 1% less stamp duty: 5% instead of 6%.
- At ₹50 lakh or more, the buyer also deducts 1% TDS from the payment to the seller.
If your agreed price is more than ₹1.54 crore, use the stamp duty calculator for Mazgaon area to see what you will pay on your actual price.
Buying a resale flat
New and resale flats in the same zone have the same Ready Reckoner rate. At the average ₹15,382 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹1.54 crore, the least the government accepts when the sale is registered. Ready Reckoner guidelines lower the value of the building as it gets older and raise it on higher floors in buildings with a lift, so two resale flats in one zone can differ a little. The price you agree with the seller is often higher, and banks lend on their own valuer's report, not on Ready Reckoner rate.
Mazgaon Ready Reckoner rate FAQs
What is Ready Reckoner rate in Mazgaon per sq ft?
About ₹15,382 per sq ft (₹1,65,575 per sq m) for a flat in Mazgaon on average. Zone rates run from ₹5,803 to ₹22,376 per sq ft, so use the rate for your own zone.
Which part of Mazgaon has the highest Ready Reckoner rate?
Zone 10/78E, “Properties on Sardar Balwantsingh Dhody Road”, at ₹2,40,850 per sq m (about ₹22,376 per sq ft). The lowest is zone 10/79A at ₹62,460 per sq m.
Is stamp duty in Mazgaon charged on Ready Reckoner rate or my agreement price?
On your agreement price, unless Ready Reckoner value is higher. A 1,000 sq ft flat at Mazgaon's average flat rate has a Ready Reckoner value of about ₹1.54 crore. If you pay more than that, duty is on your price.
Has Ready Reckoner rate in Mazgaon changed for 2026-27?
No. The 2026-27 rates are the same as 2025-26, so Mazgaon's average flat rate stays at ₹1,65,575 per sq m. The last change was on 1 April 2025.
Is Ready Reckoner rate in Mazgaon on carpet or built-up area?
Built-up area. The ASR guidelines convert carpet area with a factor of 1.1 or 1.2, depending on the area and year. So a 1,000 sq ft carpet flat counts as about 1,100 to 1,200 sq ft built-up. At Mazgaon's average ₹15,382 per sq ft, that is roughly ₹1.69 crore to ₹1.85 crore.
What is Ready Reckoner rate for shops in Mazgaon?
About ₹20,946 per sq ft (₹2,25,460 per sq m) on average, around 1.4 times the flat rate. Offices average ₹2,04,580 per sq m.
Ready Reckoner rates in other Mumbai City areas
Lower Parel
Mumbai City · flat ₹30,285/sq ft, 97% higher than Mazgaon
Fort
Mumbai City · flat ₹30,008/sq ft, 95% higher than Mazgaon
Mandvi
Mumbai City · flat ₹15,248/sq ft, about the same
Bhuleshwar
Mumbai City · flat ₹17,804/sq ft, 16% higher than Mazgaon
Wadala Salt Pan
Mumbai City · flat ₹12,172/sq ft, 21% lower than Mazgaon
Byculla
Mumbai City · flat ₹18,297/sq ft, 19% higher than Mazgaon
See all 20 areas on the Mumbai City Ready Reckoner rate page, or compare Mazgaon with another area side by side.
Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Mumbai City, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in