Maharashtra Ready Reckoner Rate (ASR) 2026: Complete Guide for Property Buyers

Maharashtra calls its government property valuation the ready reckoner rate — or more formally, the Annual Statement of Rates (ASR). It is set each year by the Inspector General of Registration and Stamps (IGR), published on the IGR Maharashtra portal, and comes into effect on 1 April. Every property registration in the state — whether a flat in Mumbai, a shop in Nashik, or agricultural land in Vidarbha — references the ASR as the floor value for stamp duty and registration fees.

This guide explains how the ASR is structured, what the five rate columns mean, how stamp duty is calculated in Maharashtra — including the multiple surcharges that apply in Mumbai, Pune, and Nagpur — and provides two worked examples: a female buyer in Pune and a male buyer in Mumbai. circlerate.co.in covers Maharashtra at the taluka and sub-zone level; all rates on this site are sourced from the IGR's eASR 1.9 portal.

The ASR System: How It Is Structured

The ASR is the Maharashtra government's official schedule of property valuations, published each financial year (April–March). Its key features:

• Set by the IGR. The Inspector General of Registration and Stamps, Maharashtra State, is the authority responsible for the ASR. The IGR office reviews registered transaction data, collects input from district-level committees, invites public objections on draft rates, and finalises the notification each April.
• Updated annually on 1 April. The new financial year's rates are notified in February or March and come into effect from 1 April. Registrations before 31 March use the outgoing year's rates; registrations on or after 1 April use the new rates. In years with meaningful urban hikes, this creates a predictable rush to register before the effective date.
• Granular sub-zone structure. Maharashtra has very fine-grained sub-zoning. Within each taluka, urban areas are divided into sub-zones — each a group of named streets or localities. Different sub-zones within the same taluka can have rates that differ by 50–200%. Rural areas within the same taluka typically have a single lower rate.
• Five rate columns per sub-zone. Each sub-zone entry in the ASR shows five rate columns (in ₹ per square metre of carpet area): Open Land, Residential (flats/houses), Office (commercial office space), Shops (retail), and Industrial (factory/warehouse use). A zero value means no rate is published for that use type in that sub-zone (usually because the land use is not applicable — for example, industrial rates are zero in purely residential sub-zones).

How to Read a Maharashtra Ready Reckoner Page

When you look up a Maharashtra locality on this site or on the IGR portal, you see:

The rate applies to carpet area — the usable floor area inside the flat, measured from inner wall to inner wall. This is the RERA definition and the one the IGR uses for ASR calculations. If a builder has quoted your flat's area in super built-up area, convert to carpet area before applying the rate (carpet area is typically 70–80% of super built-up area for most urban developments).

Stamp Duty in Maharashtra: Base Rates and Surcharges

Maharashtra's stamp duty structure is one of the more complex in India because of the multiple surcharges that apply in major cities. Here is the complete breakdown:

• Base stamp duty: 5% (male buyer) / 4% (female buyer). This is the foundation rate, applied statewide on residential property. A joint purchase (male + female co-buyers) is charged at 5%.
• Mumbai surcharge: +1% on base. Properties in Mumbai (the Bombaymains district on the ASR, covering Mumbai City and Mumbai Suburban) carry an additional 1% on the base stamp duty rate. This is additive, not a separate line: a female buyer in Mumbai pays 4% + 1% = 5%; a male buyer pays 5% + 1% = 6%.
• Metro Cess: +1%. Applies in Mumbai (Bombaymains), Pune, and Nagpur. This surcharge funds the respective Metro Rail project in each city. It is applied on the assessed value, in addition to the stamp duty.
• LBT (Local Body Tax): +1%. Applies in Pune and Thane only. This is a local body surcharge, again applied on the assessed value.
• Registration fee: 1%, capped at ₹30,000. Maharashtra caps the registration fee at ₹30,000 regardless of property value — an unusually low cap that makes registration fees a small fraction of total government charges on high-value properties.

Summary of effective rates by city for a residential flat purchase (male buyer):

Registration fee (1%, capped at ₹30,000) is additional and the same across all cities. The stamp duty calculator on this site applies all these rules automatically when you select Maharashtra and the district.

Worked Example 1: Pune Flat — Female Buyer

Meera is buying a 1,500 sq ft (139.4 sq m) flat in Kothrud, Pune. Kothrud falls in the Haveli taluka (Pune district). The current ASR residential rate for the relevant Kothrud sub-zone is ₹75,000 per sq m (carpet area). The agreed sale price is ₹1.01 crore.

Step 1 — Circle rate value: 139.4 sq m × ₹75,000 = ₹1,04,55,000

Step 2 — Assessed value: max(₹1,04,55,000, ₹1,01,00,000) = ₹1,04,55,000 (circle rate is higher)

Step 3 — Stamp duty (female buyer, Pune):

• Base stamp duty (female): 4% × ₹1,04,55,000 = ₹4,18,200
• Metro Cess (Pune Municipal Corporation): 1% × ₹1,04,55,000 = ₹1,04,550
• LBT (Pune Municipal Corporation): 1% × ₹1,04,55,000 = ₹1,04,550
• Total stamp duty: ₹4,18,200 + ₹1,04,550 + ₹1,04,550 = ₹6,27,300

Step 4 — Registration fee: 1% × ₹1,04,55,000 = ₹1,04,550, capped at ₹30,000 → ₹30,000

Total government charges: ₹6,27,300 + ₹30,000 = ₹6,57,300

If Meera were a male buyer, the 6% total rate (4% base → 5% for male, plus cess and LBT = 7%) would give: 7% × ₹1,04,55,000 = ₹7,31,850 + ₹30,000 registration = ₹7,61,850. The female-buyer concession saves ₹1,04,550 on this property.

Worked Example 2: Mumbai Apartment — Male Buyer

Rahul is buying a 750 sq ft (69.7 sq m) apartment in Andheri West, Mumbai (Bombaymains district). The current ASR residential rate for his sub-zone is ₹2,50,000 per sq m. The agreed sale price is ₹1.70 crore.

Step 1 — Circle rate value: 69.7 sq m × ₹2,50,000 = ₹1,74,25,000

Step 2 — Assessed value: max(₹1,74,25,000, ₹1,70,00,000) = ₹1,74,25,000 (circle rate is higher)

Step 3 — Stamp duty (male buyer, Mumbai):

• Base stamp duty (male) + Mumbai surcharge: (5% + 1%) = 6% × ₹1,74,25,000 = ₹10,45,500
• Metro Cess (Mumbai): 1% × ₹1,74,25,000 = ₹1,74,250
• Total stamp duty: ₹10,45,500 + ₹1,74,250 = ₹12,19,750

Step 4 — Registration fee: 1% × ₹1,74,25,000 = ₹1,74,250, capped at ₹30,000 → ₹30,000

Total government charges: ₹12,19,750 + ₹30,000 = ₹12,49,750

Notice that the ₹30,000 registration fee cap is especially beneficial on high-value Mumbai properties — on a ₹1.74 crore flat, the uncapped fee would have been ₹1,74,250. The cap saves ₹1,44,250 on registration alone.

Looking Up Your Locality on circlerate.co.in

circlerate.co.in covers all 36 districts of Maharashtra with rates sourced from the eASR 1.9 portal. You can search for a village or sub-zone by name using the search bar, or browse the Maharashtra hierarchy from the Maharashtra directory. Each sub-zone page shows the five rate columns for the current financial year, the fiscal year the data corresponds to, and a pre-filled stamp duty calculator for that locality.

For Mumbai specifically, the Bombaymains district pages cover both Mumbai City and Mumbai Suburban. The district name on this site is "Mumbai" with the internal key "Bombaymains" — both refer to the same ASR unit. If you are looking for Navi Mumbai, note that it falls under Thane and Raigad districts, not Bombaymains.

If the fiscal year shown on this site differs from the current financial year, download the latest ASR directly from the IGR portal (igrmaharashtra.gov.in) for live-transaction purposes.

For a comparison with other major states, see Uttar Pradesh Circle Rate Explained or Delhi Circle Rate Explained. For the full terminology glossary including ASR, IGR, and SRO definitions, see Circle Rate Terminology.