Pune to Get Plot-Wise RR Rates After Mumbai Pilot

Micro-zoning to bring property valuations closer to ground realities

PUNE: Maharashtra is set to take its property valuation reforms a step further, with Pune now preparing for a detailed micro-zoning exercise following the completion of the pilot study in Mumbai.

The state registration department is working towards replacing broad Ready Reckoner (RR) zones with a more precise valuation system based on individual plots, buildings and property characteristics. The objective is to make official property valuations more closely reflect actual ground conditions and market realities.

Revenue Minister Chandrashekhar Bawankule reviewed the framework on Thursday as the registration department began preparations for the next year’s RR rates, officials said on Friday.

Pune to follow Mumbai’s pilot

The micro-zoning exercise was first undertaken on a pilot basis in selected parts of Mumbai, including upscale locations and areas witnessing comparatively fewer transactions.

“ The pilot is being undertaken in Pune and Mumbai. The exercise has been completed in Mumbai. The same will now be taken forward in Pune,” a registration official said after Thursday’s review meeting.

In Pune, the exercise is expected to be expanded, with valuation rates proposed on a CTS or plot-wise basis.

GIS mapping to bring greater precision

The proposed valuation framework will use Geographic Information System (GIS) mapping to establish plot-wise and building-wise values.

Under the existing broad-zone approach, properties with substantially different characteristics can sometimes fall under the same RR rate simply because they are situated in the same locality. The new approach is intended to address such discrepancies.

As a result, luxury towers, small homes, chawls and SRA (Slum Rehabilitation Authority) structures within the same locality could receive different RR valuations based on their individual characteristics.

Officials said the government ultimately plans to extend the framework across Maharashtra. Final RR data is proposed to be made available through the Inspector General of Registration (IGR) portal.

60 model stamp duty offices

The valuation reforms are being accompanied by changes in the registration system. The state has begun rolling out 60 model stamp duty offices.

Bawankule inaugurated the first such office in Pune on Thursday. These offices are planned to function through a private company contract and will be modelled on visa and passport offices.

Land measurement before registration

The government also plans to make land measurement mandatory before registration from Dec. Mutation of land records would be undertaken only after registration.

Officials said the measure is intended to tackle discrepancies between actual property boundaries and official records, which can create scope for fraudulent transactions.

Aadhaar proposal awaiting approval

A proposal to make Aadhaar mandatory for document registration has been placed before the state government.

If approved, registration would not be possible without Aadhaar, Bawankule said. The requirement is therefore still at the proposal stage and is not yet an implemented rule.

Stricter checks on agricultural land purchases

The government is also tightening enforcement of restrictions governing agricultural land purchases.

Existing law permits such purchases only by those who own agricultural land. However, officials said weak enforcement has allowed non-farmers and business people to acquire farmland.

The broader reform agenda signals a shift towards a more property-specific valuation and registration system, with technology, land measurement and stricter documentation being brought together to improve transparency and reduce discrepancies.

For Pune’s property market, the move towards plot-wise RR rates could become significant for property owners, developers, investors and buyers, as the official valuation framework becomes more closely aligned with the characteristics of individual properties.

By Sana khan
Executive Editor,
Realty Quarter
Mumbai