The government’s official circle rates (Annual Statement of Rates) — the minimum value used for stamp duty and registration — for every zone in Mumbai. Residential, commercial and land rates, per sq.ft and per sq.m.
The circle rate is a government floor — the real market almost always trades higher. Across Mumbai localities, homes change hands a median 99% above their ready-reckoner rate. Here’s the gap, by area (residential, 2025-26).
| Locality | Circle rate | Market rate | Premium |
|---|---|---|---|
| Bandra West | ₹17,114 | ₹59,190 | +246% |
| Prabhadevi | ₹19,089 | ₹59,388 | +211% |
| Tardeo | ₹17,898 | ₹55,555 | +210% |
| Santacruz West | ₹18,523 | ₹52,875 | +185% |
| Juhu | ₹23,162 | ₹60,034 | +159% |
| Dadar West | ₹20,026 | ₹51,666 | +158% |
| Khar West | ₹23,686 | ₹57,782 | +144% |
| Borivali West | ₹14,423 | ₹32,264 | +124% |
| Santacruz East | ₹17,250 | ₹37,000 | +114% |
| Vile Parle West | ₹22,657 | ₹47,727 | +111% |
| Goregaon West | ₹14,630 | ₹29,069 | +99% |
| Borivali East | ₹15,982 | ₹31,484 | +97% |
| Goregaon East | ₹14,131 | ₹27,412 | +94% |
| Malad West | ₹14,940 | ₹25,428 | +70% |
| Kandivali East | ₹15,826 | ₹26,700 | +69% |
| Kandivali West | ₹14,770 | ₹24,766 | +68% |
| Malad East | ₹15,229 | ₹25,000 | +64% |
| Andheri West | ₹21,593 | ₹35,320 | +64% |
| Lower Parel | ₹29,488 | ₹46,427 | +57% |
| Andheri East | ₹19,394 | ₹29,204 | +51% |
| Ghatkopar West | ₹18,954 | ₹27,142 | +43% |
| Bandra East | ₹42,866 | ₹42,993 | +0% |
Circle rate = median government ASR residential rate for the locality (per sq.ft). Market rate = median resale asking rate from MPE live listings (last 18 months, 22 localities with enough of both). A high premium means the area trades well above its official floor.
Mumbai stamp duty is 6% (5% duty + 1% metro cess) and registration 1% (capped ₹30,000), charged on the higher of the agreement value or the ready-reckoner value. Actual reckoner valuation applies floor-rise, building-age and lift adjustments — this is an indicative estimate, not legal advice.
| Area / zone | District | Residential ₹/sq.ft |
|---|---|---|
| Jamandas Mehta marg, L.Jagmohandas marg, (Nepeansea road)mukesh chowk, B J kher marg. · zone 7/61A | Mumbai City | ₹80,926 |
| Walkeshwar Road (Teen Batti to Rajbhavan). · zone 7/66C | Mumbai City | ₹78,875 |
| Bhulabhai Desai Road (Nepean Sea Road) vatsalabai desai chowk to mukesh chowk · zone 7/61 | Mumbai City | ₹77,824 |
| Walkeshwar Road (Tembe Chowk to teen Batti). Mumbai Stamp Duty Ready Reckoner 2025-26 by Sampat & Do · zone 7/66B | Mumbai City | ₹73,702 |
| (Land) The property is bounded by Bal Gangadhar Kher Marg on the east, Nepeansi Road on the west, Va · zone 7/66I | Mumbai City | ₹69,826 |
| West, South and East division boundary on North August Kranti Marg and Pandita Ramabai Marg. All the · zone 7/66 | Mumbai City | ₹69,826 |
| (Land) The property is bounded by Nepeansea Road to the east, the seashore to the west, the boundary · zone 7/66H | Mumbai City | ₹69,826 |
| (Land) Property bounded by Pandita Ramabai Marg (from Sitaram Patkar Marg) on the east, Babulnath Ro · zone 7/66J | Mumbai City | ₹69,826 |
The ready reckoner rate (also called the circle rate or ASR — Annual Statement of Rates) is the minimum value the Maharashtra government sets for property in each zone. Stamp duty and registration are charged on the higher of your agreement price or this reckoner value, so it sets a floor on transaction cost.
Rates are revised yearly by the Department of Registration & Stamps (IGR Maharashtra) and vary by zone, building type and use. On this page they are shown per sq.ft (converted from the official per-sq.metre basis) for 2025-26, across 2 Mumbai districts.
