Average Ready Reckoner rate for a flat in Besa area
₹3,819 per sq ft
₹41,110 per sq m
- Range by zone
- ₹3,802–₹4,001
- Zones
- 9
- Applicable from
- 1 Apr 2025
Besa Ready Reckoner rate per sq ft by property type
Residential (flat)
₹3,819 per sq ft
₹41,110 per sq m
Range by zone ₹3,802–₹4,001
Open land (plot)
₹805 per sq ft
₹8,670 per sq m
Range by zone ₹225–₹1,552
Office
₹4,392 per sq ft
₹47,280 per sq m
Range by zone ₹4,372–₹4,601
Shops
₹4,774 per sq ft
₹51,390 per sq m
Range by zone ₹4,752–₹5,002
Flat rates in the Besa locality range from ₹3,802 to ₹4,001 per sq ft (₹40,920 to ₹43,070 per sq m), depending on the zone. The highest is zone 1.3.1; the lowest is zone 1.4.1.
Zone wise Ready Reckoner rate in Besa area
Ready Reckoner for Besa area has 9 zones. They are described in words, 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 Nagpur Rural 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 |
|---|---|---|---|---|---|
| 1.3.1 | Important Rastyansanmukha developed lands for residential and other uses in plot | 43,070 | 16,710 | 49,530 | 53,840 |
| 1.3.2 | Important Rastyansanmukha developable lands for residential and other uses | 43,070 | 9,480 | 49,530 | 53,840 |
| 1.3.3 | Important Rastyansanmukha agricultural / no-development in the zone lands | — | 2,531 | — | — |
| 1.3.3A | Important Rastyansanmukha agricultural / no-development in the zone plots in the lands | — | 4,220 | — | — |
| 1.4.1 | At remaining places developed lands for residential and other uses /plot | 40,920 | 16,040 | 47,060 | 51,150 |
| 1.4.2 | Buildable residential land in other areas | 40,920 | 8,670 | 47,060 | 51,150 |
| 1.4.3 | At remaining places agricultural / no-development in the zone lands | — | 2,421 | — | — |
| 1.4.3A | At remaining places agricultural / no-development in the zone lands | — | 4,030 | — | — |
| 1.4.5 | Properties in the village settlement (old village settlement) | 41,110 | 10,930 | 47,280 | 51,390 |
— means the schedule publishes no rate for that zone.
Stamp duty and registration charges for a flat
Inside the Pune, Pimpri-Chinchwad, Thane and Nagpur municipal corporations you pay 7% stamp duty and a 1% registration fee, capped at ₹30,000, on your agreement value or Ready Reckoner value, whichever is higher. Councils and villages have different rates. Here is the minimum for a 1,000 sq ft flat at 7%.
- Ready Reckoner value
- ₹38.2 lakh
- 1,000 sq ft × ₹3,819 per sq ft
- Stamp duty (7%)
- ₹2,67,330
- 5% duty + 1% LBT + 1% metro cess
- Registration fee (1%)
- ₹30,000
- Capped at ₹30,000
- Minimum you pay
- ₹2,97,330
- If your price is higher, you pay more
- Women buying a home on their own pay 1% less stamp duty: 6% instead of 7%.
If your agreed price is more than ₹38.2 lakh, use the stamp duty calculator for Besa 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 ₹3,819 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹38.2 lakh, 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.
Besa Ready Reckoner rate FAQs
What is Ready Reckoner rate in Besa per sq ft?
About ₹3,819 per sq ft (₹41,110 per sq m) for a flat in Besa on average. Zone rates run from ₹3,802 to ₹4,001 per sq ft, so use the rate for your own zone.
Which part of Besa has the highest Ready Reckoner rate?
Zone 1.3.1 at ₹43,070 per sq m (about ₹4,001 per sq ft). The lowest is zone 1.4.1 at ₹40,920 per sq m.
Is stamp duty in Besa 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 Besa's average flat rate has a Ready Reckoner value of about ₹38.2 lakh. If you pay more than that, duty is on your price.
Has Ready Reckoner rate in Besa changed for 2026-27?
No. The 2026-27 rates are the same as 2025-26, so Besa's average flat rate stays at ₹41,110 per sq m. The last change was on 1 April 2025.
Is Ready Reckoner rate in Besa 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 Besa's average ₹3,819 per sq ft, that is roughly ₹42 lakh to ₹45.8 lakh.
What is Ready Reckoner rate for shops in Besa?
About ₹4,774 per sq ft (₹51,390 per sq m) on average, around 1.3 times the flat rate. Offices average ₹47,280 per sq m.
Ready Reckoner rates in other Nagpur Rural taluka areas
Shivangaon
Nagpur Rural · flat ₹2,220/sq ft, 42% lower than Besa
Nara
Nagpur Rural · flat ₹2,368/sq ft, 38% lower than Besa
Babhulkheda
Nagpur Rural · flat ₹3,790/sq ft, about the same
Zingabai Takli
Nagpur Rural · flat ₹4,005/sq ft, similar rate
Bidipeth
Nagpur Rural · flat ₹3,722/sq ft, similar rate
Hazari Pahad
Nagpur Rural · flat ₹4,060/sq ft, 6% higher than Besa
See all 160 areas on the Nagpur Ready Reckoner rate page, or compare Besa with another area side by side.
Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Nagpur, Nagpur Rural, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in