Average Ready Reckoner rate for a flat in Val area
₹2,680 per sq ft
₹28,850 per sq m
- Range by zone
- ₹2,007–₹2,694
- Zones
- 9
- Applicable from
- 1 Apr 2025
Val Ready Reckoner rate per sq ft by property type
Residential (flat)
₹2,680 per sq ft
₹28,850 per sq m
Range by zone ₹2,007–₹2,694
Open land (plot)
₹198 per sq ft
₹2,130 per sq m
Range by zone ₹164–₹242
Office
₹3,075 per sq ft
₹33,100 per sq m
Range by zone ₹2,388–₹3,094
Shops
₹3,340 per sq ft
₹35,950 per sq m
Range by zone ₹2,991–₹3,363
Industrial
₹3,075 per sq ft
₹33,100 per sq m
Range by zone ₹2,388–₹3,094
Agricultural / green zone
₹34,17,900 / hectare
About ₹342/sq m
1 zone, not in the average figures
Flat rates in the Val locality range from ₹2,007 to ₹2,694 per sq ft (₹21,600 to ₹29,000 per sq m), depending on the zone. The highest is zone 2/1; the lowest is zone 3/1.
Zone wise Ready Reckoner rate in Val area
Ready Reckoner for Val 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 survey number from your 7/12 extract (satbara utara) to the Sub-Registrar office, and they can tell you the zone code to type here.
Farm and green-zone land is rated per hectare, so it has its own column.
Still not sure? The Bhiwandi 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 | Agri / green zone₹/hectare |
|---|---|---|---|---|---|---|---|
| 1/1 | Village settlement (old village settlement) land | 28,800 | 2,530 | 33,000 | 35,900 | 33,000 | — |
| 1/2 | Built-up residential land | 28,900 | 2,590 | 33,200 | 36,000 | 33,200 | — |
| 1/2/A | Land with housing development potential | — | 1,770 | — | — | — | — |
| 1/3/A-NH | 3 above residential in the zone development potential lands | — | 1,860 | — | — | — | — |
| 2/1 | Industrial under use developed lands | 29,000 | 2,610 | 33,300 | 36,200 | 33,300 | — |
| 2/1/A | Industrial in the zone development potential lands | — | 1,930 | — | — | — | — |
| 3/1 | Commercial under use developed lands | 21,600 | 2,170 | 25,700 | 32,200 | 25,700 | — |
| 3/1/A | Commercial commercial in the zone development potential lands | — | 2,090 | — | — | — | — |
| 4 | Green zone (no construction allowed) | — | — | — | — | — | 34,17,900 |
— 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
- ₹26.8 lakh
- 1,000 sq ft × ₹2,680 per sq ft
- Stamp duty (7%)
- ₹1,87,600
- 5% duty + 1% LBT + 1% metro cess
- Registration fee (1%)
- ₹26,800
- Capped at ₹30,000
- Minimum you pay
- ₹2,14,400
- 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 ₹26.8 lakh, use the stamp duty calculator for Val 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 ₹2,680 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹26.8 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.
Val Ready Reckoner rate FAQs
What is Ready Reckoner rate in Val per sq ft?
About ₹2,680 per sq ft (₹28,850 per sq m) for a flat in Val on average. Zone rates run from ₹2,007 to ₹2,694 per sq ft, so use the rate for your own zone.
Why are some Ready Reckoner rates in Val given per hectare?
One zone is agricultural or green-zone land, which Ready Reckoner lists per hectare. It is ₹34,17,900 per hectare, about ₹342 per sq m. One hectare is 10,000 sq m, about 2.47 acres.
Which part of Val has the highest Ready Reckoner rate?
Zone 2/1 at ₹29,000 per sq m (about ₹2,694 per sq ft). The lowest is zone 3/1 at ₹21,600 per sq m.
Is stamp duty in Val 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 Val's average flat rate has a Ready Reckoner value of about ₹26.8 lakh. If you pay more than that, duty is on your price.
Has Ready Reckoner rate in Val changed for 2026-27?
No. The 2026-27 rates are the same as 2025-26, so Val's average flat rate stays at ₹28,850 per sq m. The last change was on 1 April 2025.
Is Ready Reckoner rate in Val 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 Val's average ₹2,680 per sq ft, that is roughly ₹29.5 lakh to ₹32.2 lakh.
Ready Reckoner rates in other Bhiwandi taluka areas
Kamatghar
Bhiwandi · flat ₹3,410/sq ft, 27% higher than Val
Narpoli
Bhiwandi · flat ₹3,131/sq ft, 17% higher than Val
Pimpalgaon
Bhiwandi · flat ₹2,666/sq ft, about the same
Alimghar
Bhiwandi · flat ₹2,694/sq ft, about the same
Vadghar
Bhiwandi · flat ₹2,662/sq ft, about the same
Dive
Bhiwandi · flat ₹2,694/sq ft, about the same
See all 212 areas on the Thane Ready Reckoner rate page, or compare Val with another area side by side.
Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Thane, Bhiwandi, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in