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Oshiwara Ready Reckoner rate 2026-27, Mumbai Suburban

Andheri taluka, Mumbai Suburban district

Average Ready Reckoner rate for a flat in Oshiwara area

₹19,580 per sq ft

₹2,10,760 per sq m

Range by zone
₹11,721–₹27,641
Zones
17
Applicable from
1 Apr 2025

Oshiwara Ready Reckoner rate per sq ft by property type

Residential (flat)

₹19,580 per sq ft

₹2,10,760 per sq m

Range by zone ₹11,721–₹27,641

Open land (plot)

₹7,700 per sq ft

₹82,880 per sq m

Range by zone ₹3,468–₹14,367

Office

₹22,536 per sq ft

₹2,42,570 per sq m

Range by zone ₹13,479–₹31,786

Shops

₹25,623 per sq ft

₹2,75,800 per sq m

Range by zone ₹15,506–₹34,551

Industrial

₹20,428 per sq ft

₹2,19,880 per sq m

Range by zone ₹11,721–₹27,641

Flat rates in the Oshiwara locality range from ₹11,721 to ₹27,641 per sq ft (₹1,26,160 to ₹2,97,520 per sq m), depending on the zone. The highest is zone 50/241A; the lowest is zone 50/238. Shops are rated about 1.3 times flats, so use the shop column for a ground-floor shop.

Zone wise Ready Reckoner rate in Oshiwara area

Ready Reckoner for Oshiwara area has 17 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 Andheri 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.

ZoneArea coveredFlat₹/sq mOpen plot₹/sq mOffice₹/sq mShop₹/sq mIndustrial₹/sq m
50/238
Road: Swami Vivekananda Marg.
1,26,16067,5301,45,0901,92,2001,26,160
50/239
Area: village boundary to the north, east and south; Veera Desai Marg to the west.
1,33,39059,1701,53,3901,66,9001,33,390
50/239A
Properties in the Paradigm Alaya and Roswalt Zeden projects.
1,33,39059,1701,53,3901,66,9001,33,390
50/240
Area: 36.60 m wide development plan road to the north, Veera Desai Marg to the east, village limit to the south and Link Road to the west.
2,37,8401,21,9002,73,5202,97,3002,37,840
50/240A
Area: properties in the following CTS Nos.
2,64,0701,29,7003,03,6803,30,0802,64,070
50/240B
Area: properties included in the Sainath SRA project.
2,37,8401,16,0902,73,5202,97,3002,37,840
50/240C
Area: properties included in the special residential project Transcon Triumph Tower.
2,37,8401,21,9002,73,5202,97,3002,37,840
50/241
Area: to the north, Lakshmi Industrial Estate and the 36.60 m development plan road between it and Apna Ghar; Link Road to the east; village boundary to the south and west.
2,83,3501,47,2803,25,8503,54,1902,83,350
50/241A
Road: properties on both sides facing the New Link Road going from the southern village boundary of Mauje Oshiwara, Taluka Andheri up to Oshiwara Park Road on the north.
2,97,5201,54,6503,42,1403,71,9002,97,520
50/242
Area: nala to the north, 18.30 m development plan road to the east, 36.60 m development plan road to the south and west.
2,49,1801,32,3302,86,5603,11,4802,49,180
50/242A
Area: properties included in the CRZ-I zone.
—37,330———
50/242B
Area: boundary of rate division 50/243A to the north, New Link Road to the east, 36.60 m development plan road to the south and 18.30 m development plan road to the west.
2,10,7601,08,0502,42,5702,75,8002,19,880
50/242C
Area: properties included in the Natural Area use zone as per the approved Development Plan 2034.
—37,330———
50/243
Area: village boundary to the north and west, nala and 27.45 m development plan road to the south, and 18.30 m development plan road to the east.
1,72,88080,4901,98,8102,16,1001,72,880
50/243A
Area: division boundary to the north, Veera Desai Marg to the east, 36.60 m development plan road and boundary of rate division 50/242B to the south, and New Link Road to the west.
1,66,41078,9301,91,3702,08,0101,66,410
50/243B
Road: properties on both sides facing the New Link Road going from Oshiwara Park Road, which runs east-west through Mauje Oshiwara, Taluka Andheri, up to BEST Colony Road adjoining the village boundary on the north.
1,74,73082,8802,00,9402,18,4101,74,730
50/243C
Area: properties under the C.T.S. Nos. covered by slums.
1,72,88072,4401,98,8102,16,1001,72,880

— 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
₹1.96 crore
1,000 sq ft × ₹19,580 per sq ft
Stamp duty (6%)
₹11,74,800
5% duty + 1% metro cess
Registration fee (1%)
₹30,000
Capped at ₹30,000
Minimum you pay
₹12,04,800
If your price is higher, you pay more

If your agreed price is more than ₹1.96 crore, use the stamp duty calculator for Oshiwara 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 ₹19,580 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹1.96 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.

Oshiwara Ready Reckoner rate FAQs

What is Ready Reckoner rate in Oshiwara per sq ft?

About ₹19,580 per sq ft (₹2,10,760 per sq m) for a flat in Oshiwara on average. Zone rates run from ₹11,721 to ₹27,641 per sq ft, so use the rate for your own zone.

Which part of Oshiwara has the highest Ready Reckoner rate?

Zone 50/241A at ₹2,97,520 per sq m (about ₹27,641 per sq ft). The lowest is zone 50/238, “Road: Swami Vivekananda Marg”, at ₹1,26,160 per sq m.

Is stamp duty in Oshiwara 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 Oshiwara's average flat rate has a Ready Reckoner value of about ₹1.96 crore. If you pay more than that, duty is on your price.

Has Ready Reckoner rate in Oshiwara changed for 2026-27?

No. The 2026-27 rates are the same as 2025-26, so Oshiwara's average flat rate stays at ₹2,10,760 per sq m. The last change was on 1 April 2025.

Is Ready Reckoner rate in Oshiwara 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 Oshiwara's average ₹19,580 per sq ft, that is roughly ₹2.15 crore to ₹2.35 crore.

What is Ready Reckoner rate for shops in Oshiwara?

About ₹25,623 per sq ft (₹2,75,800 per sq m) on average, around 1.3 times the flat rate. Offices average ₹2,42,570 per sq m.

Ready Reckoner rates in other Andheri taluka areas

Andheri East

Andheri · flat ₹15,781/sq ft, 19% lower than Oshiwara

Majas

Andheri · flat ₹13,925/sq ft, 29% lower than Oshiwara

Bandra East

Andheri · flat ₹18,555/sq ft, 5% lower than Oshiwara

Ambivali

Andheri · flat ₹19,970/sq ft, similar rate

Andheri West

Andheri · flat ₹18,193/sq ft, 7% lower than Oshiwara

Vile Parle East

Andheri · flat ₹22,059/sq ft, 13% higher than Oshiwara

See all 76 areas on the Mumbai Suburban Ready Reckoner rate page, or compare Oshiwara with another area side by side.

Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Mumbai Suburban, Andheri, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in