Ready Reckoner Rate in Mumbai 2026-27: How to Check and Calculate Stamp Duty
The ready reckoner rate in Mumbai is the minimum value per square metre that the Maharashtra government fixes for land and buildings in each zone of the city. Stamp duty and registration fee are charged on the ready reckoner value or the agreement value, whichever is higher. For 2026-27, Maharashtra kept ready reckoner rates unchanged, so the rates in force from 1 April 2025 still apply. In that revision, rates in the Brihanmumbai Municipal Corporation (BMC) area rose by about 3.39%, one of the smallest increases in the state, while Thane city saw about 7.72%. This guide explains what the ready reckoner rate is, how to check it for your Mumbai zone on the IGR Maharashtra website, how to calculate property value and stamp duty, and what buyers should know.
- Also called: RR rate, Annual Statement of Rates (ASR)
- Set by: Department of Registration and Stamps, Maharashtra (IGR Maharashtra)
- 2026-27: unchanged; the rates effective from 1 April 2025 continue
- Last revision (1 April 2025): about 3.39% in the BMC area; about 7.72% in Thane city
- Areas: Mumbai City (island) and Mumbai Suburban have separate rate lists by zone and sub-zone
- Stamp duty: about 6% for men, 5% for women (including 1% metro cess)
- Registration fee: 1%, up to ₹30,000
What is the ready reckoner rate?
The ready reckoner rate is the government’s minimum value for property in a zone. It is published every year (usually from 1 April) in the Annual Statement of Rates. Each area of Mumbai is divided into zones and sub-zones by village or CTS number, with separate rates for open land, residential flats, offices, shops and industrial units, per square metre. Property cannot be registered for stamp duty below this value.
Ready reckoner rate Mumbai 2026-27: what changed
| Year | Mumbai (BMC area) | Thane city |
|---|---|---|
| 2025-26 (from 1 April 2025) | About 3.39% increase | About 7.72% increase |
| 2026-27 (from 1 April 2026) | No change | No change |
With no revision for 2026-27, stamp duty on the same flat is the same as last year, unless the agreement value is higher than the ready reckoner value.
How to check the ready reckoner rate in Mumbai online
- Go to igrmaharashtra.gov.in, the Department of Registration and Stamps website.
- Open the eASR / Annual Statement of Rates (ready reckoner) section.
- Select the year (the 2025-26 rates continue for 2026-27).
- Select the district: Mumbai City (island areas such as Colaba, Worli, Dadar) or Mumbai Suburban (Bandra to Dahisar and Kurla to Mulund).
- Select the taluka and village, then find your zone or sub-zone using the CTS number on your property documents.
- Note the rate per square metre for your property type: residential, office, shop or open land.
Zone boundaries can split a locality, so always match the CTS number rather than just the area name.
How to calculate property value and stamp duty in Mumbai
Ready reckoner value = rate per sq m × area of the flat in sq m (built-up area as per the rules), with adjustments for floor, lift and age of the building where they apply.
Illustration only: a 700 sq ft flat (about 65 sq m built-up) in a suburban zone with an assumed residential rate of ₹2,00,000 per sq m:
- Ready reckoner value: 65 × ₹2,00,000 = ₹1.3 crore
- If the agreement value is ₹1.2 crore, stamp duty is charged on ₹1.3 crore
- Stamp duty for a man at 6%: ₹7.8 lakh; for a woman at 5%: ₹6.5 lakh
- Registration fee: ₹30,000 (maximum)
The rate in this example is assumed. Use the actual rate for your zone from igrmaharashtra.gov.in.
Stamp duty and registration charges in Mumbai
| Buyer | Stamp duty (incl. 1% metro cess) |
|---|---|
| Man | About 6% |
| Woman | About 5% (1% concession) |
| Man and woman jointly | Check on the IGR Maharashtra calculator |
Registration fee: 1% of the value, up to a maximum of ₹30,000. The women’s concession has conditions, so confirm the exact amount on the IGR Maharashtra stamp duty calculator before paying. Compare with Pune in our guide to the ready reckoner rate in Pune, and with other states in our stamp duty in India guide.
Ready reckoner rate vs market rate in Mumbai
- The ready reckoner rate is the government’s minimum value for stamp duty.
- The market rate is what buyers actually pay, usually higher in prime areas such as Worli, Bandra, Juhu or Powai.
- Buying below the ready reckoner value does not reduce stamp duty, and the difference can have income tax effects for both buyer and seller under Sections 56(2)(x) and 50C of the Income Tax Act, beyond the allowed tolerance.
Buying property in Mumbai: quick checklist
- Check the ready reckoner rate for your exact zone and property type.
- For new projects, check the MahaRERA registration number.
- Verify the title, property card or 7/12 extract, society NOC and encumbrance before paying.
- Budget for stamp duty, registration, GST (for under-construction homes), society transfer charges and maintenance deposits.
Read the Mumbai property investment guide, Navi Mumbai real estate, the guide to carpet area vs built-up area, and browse property listed in Mumbai.
Frequently asked questions
What is the ready reckoner rate in Mumbai for 2026-27?
Maharashtra kept ready reckoner rates unchanged for 2026-27, so the rates effective from 1 April 2025 still apply in Mumbai. Check your zone on igrmaharashtra.gov.in.
How much did Mumbai’s ready reckoner rate increase in 2025?
In the revision effective 1 April 2025, rates in the BMC area rose by about 3.39%, one of the smallest increases in Maharashtra.
How do I check the ready reckoner rate in Mumbai?
On igrmaharashtra.gov.in, open eASR, select the year, Mumbai City or Mumbai Suburban, the taluka and village, find your zone by CTS number and note the rate for your property type.
What is the stamp duty in Mumbai?
Stamp duty in Mumbai is about 6% for men and 5% for women, including the 1% metro cess. The registration fee is 1%, up to ₹30,000.
Is stamp duty paid on the ready reckoner value or the agreement value?
Stamp duty is paid on whichever is higher: the ready reckoner value or the agreement value.
What is the difference between Mumbai City and Mumbai Suburban rates?
They are separate districts in the ready reckoner. Mumbai City covers the island areas, and Mumbai Suburban covers areas from Bandra and Kurla northwards. Each has its own zone-wise rates.
Is the ready reckoner rate the same as the circle rate?
Yes, both mean the government’s minimum property value for stamp duty. Maharashtra calls it the ready reckoner rate; Delhi, UP and Haryana call it the circle rate.
Can I register a flat below the ready reckoner rate?
You can agree a lower price, but stamp duty will be charged on the ready reckoner value, and the difference may have income tax effects for both buyer and seller.
Ready reckoner rates, stamp duty and concessions are set by the Government of Maharashtra and can change. Check the current rate for your zone and the exact stamp duty on igrmaharashtra.gov.in before paying. This guide is general information, not legal or tax advice. Sources: Department of Registration and Stamps, Maharashtra; reports on the 2025-26 revision (effective 1 April 2025) and the April 2026 decision to keep rates unchanged.
