Average Ready Reckoner rate for a flat in Bhandup area
₹13,660 per sq ft
₹1,47,030 per sq m
- Range by zone
- ₹4,998–₹16,249
- Zones
- 11
- Applicable from
- 1 Apr 2025
Bhandup Ready Reckoner rate per sq ft by property type
Residential (flat)
₹13,660 per sq ft
₹1,47,030 per sq m
Range by zone ₹4,998–₹16,249
Open land (plot)
₹5,249 per sq ft
₹56,500 per sq m
Range by zone ₹1,761–₹8,490
Office
₹15,708 per sq ft
₹1,69,080 per sq m
Range by zone ₹5,748–₹18,686
Shops
₹18,055 per sq ft
₹1,94,340 per sq m
Range by zone ₹6,921–₹20,310
Industrial
₹13,660 per sq ft
₹1,47,030 per sq m
Range by zone ₹4,998–₹16,249
Flat rates in the Bhandup locality range from ₹4,998 to ₹16,249 per sq ft (₹53,800 to ₹1,74,900 per sq m), depending on the zone. The highest is “Lal Bahadur Shastri Marg” (zone 121/558); the lowest is “All properties east of the Eastern Express Highway” (zone 121/557). Shops are rated about 1.3 times flats, so use the shop column for a ground-floor shop.
Zone wise Ready Reckoner rate in Bhandup area
Ready Reckoner for Bhandup area has 11 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 Kurla 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 |
|---|---|---|---|---|---|---|
| 121/554 | All properties west of L.B.S. Marg (excluding valuation zone 121/554B) | 1,47,030 | 59,830 | 1,69,080 | 1,83,780 | 1,47,030 |
| 121/554A | Slum properties west of L.B.S. Marg (excluding zone 121/554B); bounded by Gavdevi Road (east), the village boundary (west), Nahur village boundary (north) and Kanjur village boundary (south) | 1,32,960 | 52,970 | 1,52,900 | 1,66,200 | 1,32,960 |
| 121/554B | Valuation zone 121/554A boundary to the north and west; Lal Bahadur Shastri Marg to the east (as shown on the map) | 1,47,030 | 53,850 | 1,69,080 | 2,04,830 | 1,47,030 |
| 121/555 | North: village boundary; East: railway; South: village boundary; West: L.B.S. Marg | 1,56,450 | 60,950 | 1,79,920 | 1,95,570 | 1,56,450 |
| 121/556 | North: village boundary; East: Express Highway; South: village boundary; West: railway line | 1,55,470 | 64,500 | 1,78,800 | 1,94,340 | 1,55,470 |
| 121/556A | Property in Bhandup village east of the Central Railway (as shown) | 1,18,500 | 56,500 | 1,39,700 | 1,67,500 | 1,18,500 |
| 121/556B | Properties in projects spread over more than 2 hectares | 1,63,250 | 67,730 | 1,87,740 | 2,04,060 | 1,63,250 |
| 121/557 | All properties east of the Eastern Express Highway | 53,800 | 23,100 | 61,870 | 74,500 | 53,800 |
| 121/557A | Properties included in the CRZ-I area | — | 18,950 | — | — | — |
| 121/557B | Properties in the Natural Area land-use zone as per the sanctioned Development Plan 2034 | — | 18,950 | — | — | — |
| 121/558 | Lal Bahadur Shastri Marg | 1,74,900 | 91,390 | 2,01,130 | 2,18,610 | 1,74,900 |
— 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
- ₹1.37 crore
- 1,000 sq ft × ₹13,660 per sq ft
- Stamp duty (6%)
- ₹8,19,600
- 5% duty + 1% metro cess
- Registration fee (1%)
- ₹30,000
- Capped at ₹30,000
- Minimum you pay
- ₹8,49,600
- 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 ₹1.37 crore, use the stamp duty calculator for Bhandup 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 ₹13,660 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹1.37 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.
Bhandup Ready Reckoner rate FAQs
What is Ready Reckoner rate in Bhandup per sq ft?
About ₹13,660 per sq ft (₹1,47,030 per sq m) for a flat in Bhandup on average. Zone rates run from ₹4,998 to ₹16,249 per sq ft, so use the rate for your own zone.
Which part of Bhandup has the highest Ready Reckoner rate?
Zone 121/558, “Lal Bahadur Shastri Marg”, at ₹1,74,900 per sq m (about ₹16,249 per sq ft). The lowest is zone 121/557, “All properties east of the Eastern Express Highway”, at ₹53,800 per sq m.
Is stamp duty in Bhandup 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 Bhandup's average flat rate has a Ready Reckoner value of about ₹1.37 crore. If you pay more than that, duty is on your price.
Has Ready Reckoner rate in Bhandup changed for 2026-27?
No. The 2026-27 rates are the same as 2025-26, so Bhandup's average flat rate stays at ₹1,47,030 per sq m. The last change was on 1 April 2025.
Is Ready Reckoner rate in Bhandup 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 Bhandup's average ₹13,660 per sq ft, that is roughly ₹1.5 crore to ₹1.64 crore.
What is Ready Reckoner rate for shops in Bhandup?
About ₹18,055 per sq ft (₹1,94,340 per sq m) on average, around 1.3 times the flat rate. Offices average ₹1,69,080 per sq m.
Ready Reckoner rates in other Kurla taluka areas
Chembur
Kurla · flat ₹15,171/sq ft, 11% higher than Bhandup
Kurla
Kurla · flat ₹9,381/sq ft, 31% lower than Bhandup
Mulund East
Kurla · flat ₹13,625/sq ft, about the same
Mulund West
Kurla · flat ₹14,082/sq ft, similar rate
Mohili
Kurla · flat ₹13,492/sq ft, similar rate
Nahur
Kurla · flat ₹14,218/sq ft, similar rate
See all 76 areas on the Mumbai Suburban Ready Reckoner rate page, or compare Bhandup with another area side by side.
Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Mumbai Suburban, Kurla, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in