Mumbai RRR 2025-26: Official Ready Reckoner Rates for All Zones | Property Buyer's Guide

Ready Reckoner Rates (RRR), officially called the Annual Statement of Rates (ASR), represent the minimum property values set by the Maharashtra Department of Registration and Stamps. Think of them as the government's baseline valuation for every property in Mumbai real estate—crucial because they directly impact how much you'll pay in stamp duty, registration fees, and metro cess when buying property.

For the financial year 2025-26 (effective April 1, 2025), Mumbai has seen a modest 3.39% average increase in RRR—a conservative hike that reflects market realities after the previous year's -0.6% dip. This measured approach recognizes the saturation in premium markets while supporting affordable housing initiatives.

Key Charges Based on RRR:

• Stamp Duty: 5% of the higher value (RRR or agreement value)
• Registration Fee: 1% of property value
• Metro Cess: 1% additional charge

These rates ensure fair taxation and prevent property undervaluation, protecting both buyers and the government's revenue interests. For detailed information on how these charges work, refer to our complete guide to property registration fees.

Understanding Mumbai's Property Zone Structure

Mumbai's real estate landscape is divided into 19 major zones with 221 sub-zones, each reflecting unique characteristics like infrastructure development, railway connectivity, sea proximity, and commercial activity. Property rates vary significantly based on:

• Location Type: Main road vs. interior lanes
• Property Use: Residential, commercial, or industrial
• Floor Level: Higher floors attract premiums in multi-story buildings
• Special Features: Sea view, garden facing, or corner plots
• Land Category: Built-up area vs. open land (typically 40-60% lower)

Commercial properties generally command 1.5 to 2 times higher rates than residential ones in the same area. Understanding how ready reckoner rates affect property valuation is essential for making informed investment decisions.

Floor-Wise Premium Structure for High-Rise Buildings

Mumbai's vertical growth means floor level significantly impacts property valuation. Here's the official premium structure:

Additional Premiums:

• Road-facing properties: +10-15%
• Sea-view properties: +15-20%
• Corner plots: +10%

These premiums apply to high-rise buildings in Mumbai, Navi Mumbai, Pune, and Nashik.

Complete Zone-Wise Ready Reckoner Rates 2025-26

All rates are per square meter (sq.m.) for residential built-up areas. Commercial rates are provided separately where applicable.

Premium South Mumbai Zones

Zone 1: Colaba & Marine Drive

Key Areas: Colaba, Cuffe Parade, Marine Drive, Navy Nagar

Residential Rate: ₹3,00,000 - ₹6,50,000 per sq.m.

Commercial Rate: ₹4,50,000 - ₹9,00,000 per sq.m.

Highlights: Mumbai's most prestigious address with seafront properties. Cuffe Parade peaks at ₹6,50,000 per sq.m., reflecting its elite status. Learn more about Colaba real estate prices and investment insights.

Zone 2: Fort & Malabar Hill

Key Areas: Fort, Malabar Hill, Walkeshwar, Tardeo

Residential Rate: ₹2,80,000 - ₹3,50,000 per sq.m.

Commercial Rate: ₹4,00,000 - ₹5,00,000 per sq.m.

Highlights: Heritage charm meets low-density living. Bhagat Singh Marg commands ₹3,23,000 per sq.m. Explore Fort Mumbai real estate and investment returns.

Zone 3: Breach Candy & Haji Ali

Key Areas: Breach Candy, Haji Ali, Kemps Corner, Marine Drive stretch

Residential Rate: ₹2,50,000 - ₹4,30,000 per sq.m.

Commercial Rate: ₹3,80,000 - ₹5,60,000 per sq.m.

Highlights: Premium healthcare hub with scenic sea views. Netaji Subhash Road averages ₹4,28,000 per sq.m.

Zone 4: Worli & Lower Parel

Key Areas: Worli Sea Face, Lower Parel, Prabhadevi

Residential Rate: ₹3,00,000 - ₹6,00,000 per sq.m.

Commercial Rate: ₹4,50,000 - ₹7,00,000 per sq.m.

Highlights: Redevelopment hotspot with luxury high-rises. Annie Besant Road: ₹4,11,000; Worli Sea Face: ₹5,94,000 per sq.m.

Zone 5: Mahalaxmi & Bhuleshwar

Key Areas: Mahalaxmi, Elphinstone Road, Grant Road

Residential Rate: ₹1,90,000 - ₹2,50,000 per sq.m.

Commercial Rate: ₹3,00,000 - ₹4,00,000 per sq.m.

Highlights: Proximity to famous racecourse with mixed residential-commercial character.

Central Mumbai Zones

Zone 6: Shivaji Park & Dadar

Key Areas: Shivaji Park, Dadar East, Dadar West, Hindu Colony

Residential Rate: ₹1,60,000 - ₹2,20,000 per sq.m.

Commercial Rate: ₹2,50,000 - ₹3,50,000 per sq.m.

Highlights: Traditional family neighborhoods with excellent metro connectivity and educational institutions.

Zone 7: Mahim & Matunga

Key Areas: Mahim, Matunga East, Sion, Wadala

Residential Rate: ₹1,40,000 - ₹1,90,000 per sq.m.

Commercial Rate: ₹2,20,000 - ₹3,00,000 per sq.m.

Highlights: Coastal charm with religious landmarks and strong community living culture.

Zone 8: Bandra - The Queen of Suburbs

Key Areas: Bandra West, Khar, Pali Hill, Linking Road

Residential Rate: ₹1,90,000 - ₹2,50,000 per sq.m.

Commercial Rate: ₹3,00,000 - ₹4,50,000 per sq.m.

Highlights: Celebrity hotspot with vibrant lifestyle. Perry Road: ₹2,34,000; Pali Hill: ₹2,46,000 per sq.m. Discover Bandra West property prices and projects.

Western Suburbs

Zone 9: Santacruz & Vile Parle

Key Areas: Santacruz East, Santacruz West, Vile Parle, Kalina

Residential Rate: ₹1,20,000 - ₹1,80,000 per sq.m.

Commercial Rate: ₹2,00,000 - ₹2,80,000 per sq.m.

Highlights: Airport proximity drives demand. Mix of old Parsi colonies and modern developments. Check out our Santacruz property guide for 2025.

Zone 10: Andheri - Entertainment Capital

Key Areas: Andheri West, Lokhandwala, Oshiwara, Versova

Residential Rate: ₹1,00,000 - ₹1,60,000 per sq.m.

Commercial Rate: ₹1,80,000 - ₹2,50,000 per sq.m.

Highlights: Film industry and IT hub. Jayaprakash Road commands ₹1,18,000 per sq.m. Explore opportunities in Andheri East as well.

Zone 11: Goregaon & Malad

Key Areas: Goregaon East, Goregaon West, Malad East, Malad West, Aarey Colony

Residential Rate: ₹80,000 - ₹1,20,000 per sq.m.

Commercial Rate: ₹1,40,000 - ₹2,00,000 per sq.m.

Highlights: Rapid IT park development and film city proximity boost values.

Zone 12: Borivali & Kandivali

Key Areas: Borivali East, Borivali West, Kandivali East, Kandivali West

Residential Rate: ₹70,000 - ₹1,10,000 per sq.m.

Commercial Rate: ₹1,20,000 - ₹1,80,000 per sq.m.

Highlights: Affordable housing with national park access and strong railway connectivity.

Zone 13: Dahisar - The Growing Edge

Key Areas: Dahisar East, Dahisar West, Mira Road border

Residential Rate: ₹60,000 - ₹90,000 per sq.m.

Commercial Rate: ₹1,00,000 - ₹1,50,000 per sq.m.

Highlights: Emerging periphery with value-for-money properties and upcoming infrastructure.

Eastern Suburbs

Zone 14: Mulund - Green Haven

Key Areas: Mulund West, Mulund East, Bhandup

Residential Rate: ₹65,000 - ₹95,000 per sq.m.

Commercial Rate: ₹1,10,000 - ₹1,60,000 per sq.m.

Highlights: Green middle-class neighborhoods with excellent schools and cleaner air.

Zone 15: Bhandup

Key Areas: Bhandup West, Bhandup East, Kanjurmarg

Residential Rate: ₹55,000 - ₹80,000 per sq.m.

Commercial Rate: ₹90,000 - ₹1,30,000 per sq.m.

Highlights: Industrial pockets transitioning to residential. Budget-friendly options available.

Zone 16: Ghatkopar - Metro Magnet

Key Areas: Ghatkopar East, Ghatkopar West, Vikhroli

Residential Rate: ₹75,000 - ₹1,00,000 per sq.m.

Commercial Rate: ₹1,20,000 - ₹1,70,000 per sq.m.

Highlights: Metro connectivity fueling growth. Strong commercial and retail presence.

Zone 17: Chembur & Tilak Nagar

Key Areas: Chembur, Tilak Nagar, Govandi

Residential Rate: ₹85,000 - ₹1,10,000 per sq.m.

Commercial Rate: ₹1,40,000 - ₹1,90,000 per sq.m.

Highlights: Refinery land redevelopment projects creating premium housing stock. Read about Chembur property rate comparisons.

Zone 18: Kurla - Central Hub

Key Areas: Kurla East, Kurla West, Bandra Kurla Complex (BKC)

Residential Rate: ₹90,000 - ₹1,20,000 per sq.m.

Commercial Rate: ₹1,50,000 - ₹2,00,000 per sq.m.

Highlights: Central location with airport road access. BKC commercial zone drives demand. Learn about the Kurla property registration process.

Zone 19: Dharavi & Sion

Key Areas: Dharavi, Sion, Matunga Labour Camp

Residential Rate: ₹80,000 - ₹1,00,000 per sq.m.

Commercial Rate: ₹1,20,000 - ₹1,50,000 per sq.m.

Highlights: Asia's largest redevelopment project in Dharavi promises transformation. Dharavi Road: ₹87,650 per sq.m.

How to Calculate Your Property's RRR Value

Follow this simple step-by-step process:

Step 1: Find Your Base Rate

Visit the official IGR Maharashtra portal (igrmaharashtra.gov.in) and enter your property's CTS (City Survey) number or Survey number to get the exact base rate for your location.

Step 2: Calculate Built-Up Area Value

• For Apartments: Multiply base rate × total built-up area in sq.m.
• For Open Plots: Multiply base rate × 40% of land area
• For Parking: Usually 40% of built-up area rate

Step 3: Add Applicable Premiums

• Floor premium (if 8th floor or above)
• Road-facing premium (10-15%)
• Sea-view premium (15-20%)
• Corner plot premium (10%)

Step 4: Calculate Total Government Charges

• Stamp Duty: 5% of RRR value (or agreement value, whichever is higher)
• Registration Fee: 1% of property value
• Metro Cess: 1% additional

For detailed calculations, check our Mumbai stamp duty calculator guide.

Practical Examples for Better Understanding

Example 1: Mid-Range Apartment in Bandra

Property Details:

• Location: Pali Hill Road, Bandra West
• Area: 100 sq.m. (approx. 1,076 sq.ft.)
• Floor: 10th floor
• Type: Residential apartment

Calculation:

• Base Rate: ₹2,20,000 per sq.m.
• Base Value: ₹2,20,000 × 100 = ₹2,20,00,000
• Floor Premium (10th floor = 5%): ₹11,00,000
• Total RRR Value: ₹2,31,00,000

Government Charges:

• Stamp Duty (5%): ₹11,55,000
• Registration (1%): ₹2,31,000
• Metro Cess (1%): ₹2,31,000
• Total Charges: ₹16,17,000

Example 2: Luxury Sea-Facing Flat in Worli

Property Details:

• Location: Worli Sea Face
• Area: 150 sq.m. (approx. 1,615 sq.ft.)
• Floor: 22nd floor
• Type: Residential with sea view

Calculation:

• Base Rate: ₹5,90,000 per sq.m.
• Base Value: ₹5,90,000 × 150 = ₹8,85,00,000
• Floor Premium (22nd floor = 15%): ₹1,32,75,000
• Sea View Premium (20%): ₹1,77,00,000
• Total RRR Value: ₹11,94,75,000

Government Charges:

• Stamp Duty (5%): ₹59,73,750
• Registration (1%): ₹11,94,750
• Metro Cess (1%): ₹11,94,750
• Total Charges: ₹83,63,250

Example 3: Budget Home in Dahisar

Property Details:

• Location: Dahisar East
• Area: 60 sq.m. (approx. 645 sq.ft.)
• Floor: 5th floor
• Type: Residential apartment

Calculation:

• Base Rate: ₹75,000 per sq.m.
• Base Value: ₹75,000 × 60 = ₹45,00,000
• Floor Premium: None (below 8th floor)
• Total RRR Value: ₹45,00,000

Government Charges:

• Stamp Duty (5%): ₹2,25,000
• Registration (1%): ₹45,000
• Metro Cess (1%): ₹45,000
• Total Charges: ₹3,15,000

Smart Tips for Property Buyers in 2025

1. Always Verify Official Rates

Don't rely on broker estimates alone. Check the official IGR portal (igrmaharashtra.gov.in/easr) with your property's CTS number for accurate rates. Discrepancies can cost lakhs in unexpected charges.

2. Budget for the Rate Hike Impact

The 3.39% increase means:

• Properties valued at ₹50 lakhs: Additional ₹8,500 in duties
• Properties valued at ₹1 crore: Additional ₹17,000 in duties
• Properties valued at ₹2 crore: Additional ₹34,000 in duties

Factor these amounts into your budget planning. Learn more about property registration charges across India.

3. Understand Market Value vs. RRR Gap

• Premium areas (Colaba, Worli, Bandra): Market prices 30-50% above RRR
• Emerging suburbs (Dahisar, Mulund, Ghatkopar): Market prices 10-20% above RRR
• Mature suburbs: Often trade closer to RRR values

This gap indicates investment potential and negotiation room. Check out other Thane real estate opportunities as well.

4. Consider Sub-Zone Variations

Within the same zone, rates can vary by 20-30% based on:

• Exact street location
• Distance from main roads
• Proximity to landmarks
• Recent infrastructure development

Always get sub-zone specific rates for accurate budgeting.

5. Seek Professional Guidance for Complex Transactions

Consult with the sub-registrar or property legal experts when dealing with:

• Redevelopment properties
• Joint ownership agreements
• Properties with multiple survey numbers
• Agricultural land conversions

Where to Access Official Ready Reckoner Information

Primary Official Sources:

• IGR Maharashtra Portal: igrmaharashtra.gov.in/easr
  • Interactive search by CTS/Survey number
  • Zone-wise PDF downloads
  • Historical rate comparisons
• E-Stamp Duty Ready Reckoner: e-stampdutyreadyreckoner.com
  • User-friendly interface
  • Area-wise quick search
  • Premium calculators

What You'll Need:

• Property CTS (City Survey) number or Survey number
• Exact locality/sub-zone name
• Property type (residential/commercial/industrial)
• Built-up area in square meters

Important Note: Minor corrigenda (corrections) may be issued after initial publication. Always verify you're using the latest version before finalizing transactions. For detailed guidance, refer to our complete guide to e-stamping.

Impact of 2025-26 Rates on Different Buyer Segments

First-Time Homebuyers

The modest 3.39% increase is manageable for budget-conscious buyers. Focus on emerging suburbs (Zones 13-19) where absolute values remain affordable despite percentage increases.

Upgrade Buyers

Those moving from suburbs to central locations should factor in both higher base rates and the 3.39% increase. The impact is more significant in absolute terms for premium properties.

Investors

The conservative hike suggests market stabilization. Premium zones showing saturation while emerging areas offer growth potential with infrastructure development. Explore opportunities in Navi Mumbai and nearby cities like Pune.

Commercial Property Buyers

With commercial rates at 1.5-2x residential rates, even small percentage increases translate to substantial absolute amounts. Plan accordingly for higher stamp duty outlays.

Conclusion

Mumbai's Ready Reckoner Rates for 2025-26 reflect a balanced approach—acknowledging market realities while maintaining revenue streams. The 3.39% increase is significantly lower than historical averages, indicating government sensitivity to real estate market conditions.

Key Takeaways:

• Premium South Mumbai zones command ₹2.5-6.5 lakhs per sq.m.
• Western and Eastern suburbs offer value between ₹55,000-1,80,000 per sq.m.
• Floor premiums add 5-20% for high-rise apartments
• Always verify rates on official IGR portal before transactions
• Budget an additional 7% of property value for all government charges

Whether you're buying your dream home in Bandra, investing in an emerging Dahisar property, or acquiring commercial space in Andheri, understanding RRR ensures you're neither surprised by hidden costs nor overpaying due to misinformation.

For the most accurate, up-to-date information, always refer to the official IGR Maharashtra portal. Property transactions are significant financial decisions—arm yourself with accurate knowledge and professional guidance to make informed choices. You may also want to explore Mumbai's real estate market trends and understand circle rates across India for a comprehensive perspective.