रेडी रेकनर दर (ready reckoner rate) — officially the Annual Statement of Rates (ASR, वार्षिक बाजारमूल्य दर पत्रक) — is the government’s minimum valuation of every property in Maharashtra, and the floor on which stamp duty is charged. The headline for FY 2026-27: rates are frozen — the state kept them unchanged from April 1, 2026, so the FY 2025-26 figures still apply everywhere, Mumbai and Pune included. You check your village or CTS-zone rate free on the IGR’s eASR 2.0 tool at igreval.maharashtra.gov.in/eASR2.0/, duty is computed on the higher of the agreement value or the RR value, and the registration fee is 1% capped at ₹30,000. This guide walks the portal step by step — including the agricultural-land rates every flat-centric guide skips.
रेडी रेकनर दर म्हणजे काय — what the ASR actually is
Every year the Department of Registration and Stamps (नोंदणी व मुद्रांक विभाग), headed by the Inspector General of Registration (IGR), publishes a rate schedule for the whole state: a value per square metre (or per hectare, for rural farmland) for every village and every urban value zone, split by use — open land, residential, office, shop, industrial. That schedule is the ASR; “ready reckoner rate”, “circle rate” and “guideline value” are the same idea under different names (other states’ versions are covered in our guidance value explainer).
Its legal job is narrow but powerful: when a kharedi khat (sale deed) is registered, stamp duty is charged on the higher of the declared consideration or the RR valuation of the property. The RR rate is therefore not a price the government thinks your property is worth — it is the value below which the Sub-Registrar will not let the transaction be assessed. The schedule runs financial-year-wise: notified around February–March, effective April 1 to March 31, and a document registered before March 31 is valued on the outgoing year’s rates.
Two knock-on effects worth knowing. Banks reference the RR value when sizing home and land loans, so a wide RR–market gap changes your loan-to-value arithmetic. And a deal registered below the RR floor is not just refused a discount — guides warn it draws scrutiny, with the duty deficit recoverable with penalties.
Check your rate on IGR e-ASR: step-by-step to village and CTS level
The official lookup is free and needs no login. The older map-based e-ASR page that most blog guides still describe has been retired along with the old IGR site design — the working route in 2026 is:
- Open igrmaharashtra.gov.in — the IGR Maharashtra portal (our portal overview maps everything else it does)
- Find e-ASR under the online-services / dashboard options and open eASR 2.0 — it lives at igreval.maharashtra.gov.in/eASR2.0/, built on the National Generic Document Registration System (NGDRS)
- Select your division (विभाग) — the tool lists all six: अमरावती, छत्रपती संभाजीनगर, कोकण, नागपूर, नाशिक, पुणे
- Pick the district (जिल्हा) — Mumbai city and Mumbai suburban are separate districts under the Konkan division; Pune, Thane and the rest appear under their divisions
- Drill into taluka and village — for rural land this lands you on the village rate sheet directly
- In municipal areas, go one level deeper to the value zone: urban villages are cut into sub-zones by CTS/survey-number ranges, and the difference between two zones of the same suburb can be large — rate guides put the spread at 50–200%
- Read the rate row for your use type: the sheet carries separate ₹/sq m figures for open land, residential, office, shop and industrial use (zeros mean that use doesn’t apply in the zone), and per-hectare agricultural figures in rural sheets
Note what the portal itself says: eASR 2.0 is a beta. Its own advisory (in Marathi) says the old eASR rates remain available, that the figures are indicative, and that you should confirm the applicable rate with the सहाय्यक नगर रचनाकार (assistant town planner) of your division before relying on it — worth doing for any high-value deal. Since 2026-27 rates are a carry-forward, the “old” and “new” figures should match; where they don’t, the confirmed figure wins.
Mumbai, Pune, Thane: what changed for FY 2026-27
Nothing — and that is the news. The Maharashtra government held ready reckoner rates at status quo for FY 2026-27: the rates effective April 1, 2026 are the same as FY 2025-26, statewide. News reports attribute the decision to the Chief Minister and Revenue Minister, citing the burden on ordinary buyers, after industry bodies (CREDAI among them) lobbied against the 4–5% hike that was widely expected. The same reports call it a deferral, not a permanent cancellation — budget for a catch-up revision in April 2027.
That makes the April 2025 revision the one still priced into every 2026-27 transaction. Sources differ slightly on the statewide average — most report about 3.9% (one builder guide says 4.39%) — and agree on the city-wise pattern:
| City / body | FY 2025-26 hike (still in force) |
|---|---|
| Mumbai | 3.39% |
| Pune (PMC) | 4.16% |
| Pimpri-Chinchwad (PCMC) | 6.69% |
| Thane | 7.72% |
| Navi Mumbai | 6.75% |
| Nashik | 7.31% |
| Kalyan-Dombivli | 5.84% |
| Ulhasnagar | 9% |
| Solapur | 10.17% (steepest) |
| Chhatrapati Sambhajinagar | 3.5% |
The pattern to notice: the sharpest increases landed in growth-corridor and tier-2 cities — Solapur, Thane, Ulhasnagar, Nashik — not in Mumbai, whose hike was among the gentlest. Infrastructure is the driver the rate-setters watch: zones around new metro lines, ring roads and airport corridors get marked up fastest.
Stamp duty from the RR value: rates and a worked example
Duty is charged on the higher of the agreement value or the RR valuation, at the rate for where the property sits — in 2026: 6% in Mumbai (5% duty + 1% metro cess), 7% in Pune, Thane and Nagpur municipal areas (5% + 1% metro cess + 1% LBT), typically 6% in other municipal councils, and around 4% in gram panchayat areas. The registration fee is 1%, capped at ₹30,000 once the value crosses ₹30 lakh. The 1% concession for women buyers applies to residential property only (with the old 15-year resale lock-in reported as removed). The full rate table, the farmland restrictions, and a rural worked example live in our jamin kharedi-vikri guide — here is the urban case where the RR value, not the price, drives the bill.
Valuing a flat from the rate sheet. RR rates apply to built-up area; where only carpet area is known, guides use built-up = 1.2 × carpet. A floor-rise premium stacks on top in high-rises: nil up to the 4th floor, 5% for floors 5–11, 10% up to the 20th, 15% up to the 30th, 20% above. Parking is added separately — a covered slot at 25% of the zone’s RR rate times its area, an open slot at 40% of the developed-land rate — and an independent house is commonly valued at plot area × rate × 1.25.
Worked example (Pune). A flat of 60 sq m carpet in a zone rated ₹75,000/sq m, on the 8th floor, agreement value ₹52,00,000:
- Built-up area: 60 × 1.2 = 72 sq m
- Base RR value: 72 × ₹75,000 = ₹54,00,000
- Floor premium (5–11): × 1.05 = ₹56,70,000
- Duty base: ₹56,70,000 (RR value exceeds the ₹52 lakh agreement — the higher figure wins)
- Stamp duty at 7% = ₹3,96,900
- Registration fee: 1% = ₹56,700 → capped at ₹30,000
- Total government cost: ₹4,26,900 — about ₹33,000 of it caused purely by the RR value overshooting the price you actually negotiated
Pay through GRAS or the IGR e-payment gateway and keep the challans; how the electronic stamp itself works — and why it is fully legal — is covered in our e-stamping guide. Under-stamping is not a saving: reports cite penalties of up to ₹1 lakh for deficient stamping from January 2026.
RR for farm land and plots: जिरायत, बागायत and NA rates
This is the part the flat-centric guides skip entirely. The ASR is not an urban document — every rural village in the state has its own rate sheet, and for शेतजमीन (agricultural land) the rates are quoted per hectare, not per square metre, with separate figures for जिरायत (jirayat — dry-crop) and बागायत (bagayat — irrigated) land; portal-based guides note seasonal (हंगामी) and perennial (बारमाही) irrigated categories are rated independently where they exist. NA plots and open land in the same village carry a per-square-metre rate in the open-land column instead.
Reading the sheet for farmland takes two conversions people trip on. Your 7/12 utara states area in hectare-are (हे.आर), so a plot of 0.40 हे is 0.40 × the village’s per-hectare jirayat or bagayat rate — while brokers quote गुंठा prices (1 hectare ≈ 100 guntha), so divide the hectare rate by 100 before comparing. And the classification that applies is the one on your 7/12, not the crop you happen to grow this year.
Where it bites: near cities and along highway corridors, the market price of farmland runs several multiples above the RR floor, so the agreement value governs and the RR figure is academic. Deep in a taluka, the reverse can happen — a distress sale negotiated below the village RR rate is still assessed on the RR value, and the duty doesn’t shrink with the price. Land inside influence zones (the belts around municipal limits) is rated between rural and urban levels, which is why two villages a kilometre apart can carry very different sheets. Before you sign anything, pull the sheet for the exact village — and check the land-purchase due-diligence steps that go with it.
Where the RR value shows up in your Index 2
Every registered document leaves a summary at the Sub-Registrar’s office — the Index 2 — and it records two values side by side: the मोबदला (consideration) the parties declared, and the बाजारभाव (government market value) computed from the ready reckoner. The stamp duty and registration fee actually paid sit next to them. That makes the Index 2 the fastest audit of any past transaction: if the consideration is below the market-value figure, the deal was registered at the RR floor; if duty looks thin against both numbers, that is a red flag worth resolving before you buy. When valuing a purchase today, the same pairing works in reverse — compute the RR value from the eASR sheet, and know before you reach the Sub-Registrar which of the two numbers your kharedi khat will be assessed on.
RR vs market rate: floor, not price
The two numbers answer different questions. The market rate is what a willing buyer pays a willing seller — continuous, negotiable, moved by demand. The RR rate is a government benchmark revised at most annually (and, as 2026-27 shows, sometimes not at all), moved by administrative decisions about location, infrastructure, connectivity and use type. RR is the floor for taxation, nothing more: in prime Mumbai or Pune pockets the market runs far above it, while in slow rural belts the two converge — and occasionally invert, which is when buyers discover they owe duty on a value higher than their price.
Three practical consequences. You cannot register below RR without paying duty as if you had transacted at RR — and the undervaluation itself can be questioned. A frozen RR year is a real saving: on a ₹1 crore Mumbai purchase, reports estimated the freeze saved buyers roughly ₹45,000 versus the hike that was expected. And if the published rate for your zone looks badly wrong, guides note the figure can be challenged before the registration authorities — worth the effort where an inflated zone rate is inflating duty on every deal in the village.
The RR sheet tells you what a plot is worth to the government — but not what is happening to the plot itself. BhuMe watches your survey number, alerts you on WhatsApp when a ferfar, notice or new registration touches it, and fetches the digitally signed 7/12, Index 2 and ferfar with the Marathi names handled — so when you finally negotiate, you know both the government’s number and the record behind it.