Maharashtra’s Annual Statement of Rates, commonly called the Ready Reckoner, provides location- and category-specific rates used in property valuation for stamp-duty purposes. To assess a particular property, you need the applicable year, correct property identifiers, rate category and relevant valuation guidelines. The displayed rate is not a seller’s asking price or, by itself, a complete stamp-duty calculation.
NaviMumbai.com provides independent information and does not publish property valuations of its own. Figures change periodically; always confirm the current rate on the official portal for your exact property rather than relying on a number quoted elsewhere.
Three Different Numbers, Not One
| Term | What it means |
|---|---|
| ASR rate | The scheduled rate published for a particular location, category and applicable year |
| Property valuation for stamp-duty purposes | The resulting valuation after applying the relevant property details and valuation rules to the ASR rate |
| Agreement consideration | The transaction amount actually stated in your document |
A rate displayed against a zone is not automatically the finished valuation of a particular flat. You still need to apply the correct area basis, category and any adjustments set out in the department’s own valuation guidelines before you have a usable figure.
Official Lookup Tools
The Department of Registration and Stamps runs the lookup through two systems, both confirmed live on 2 October 2026:
- eASR 1.9 is the department’s established system.
- eASR 2.0 is a newer system. Its own notice states: “eASR Ver.2.0 is a Beta site for testing,” and separately: “Citizens are advised to verify the rates with eASR 1.9.” Discrepancies can be reported to the department’s iSarita helpdesk.
Given the eASR 2.0 Beta notice’s own instruction to verify against eASR 1.9, treat eASR 1.9 as your primary source, and use eASR 2.0 only as a secondary cross-check if at all.
Lookup Sequence
A general sequence based on the portal’s published structure and how-to guidance for the eASR system, checked 2 October 2026. We have not completed and verified a full lookup ourselves end to end, so treat this as navigation rather than a tested walkthrough:
- Open the official eASR portal.
- Select the applicable year. Do not assume the portal’s default selection is the year you actually need, whether that’s for a current transaction or a historical enquiry.
- Identify the district and subsequent location fields using your property records, not a locality nickname.
- Match the village, zone or sub-zone description to your property as precisely as you can.
- Select the appropriate property-use category (such as open land, residential, office or shop).
- Record the rate, its unit, and the exact row description it came from.
- Read the applicable valuation guidelines for that year and category before treating the rate as a finished number.
- Resolve any mismatch, such as two portals showing different figures, before using the result for an actual transaction.
Property Identification Worksheet
A dropdown lists choices; it doesn’t establish which choice is correct for your property. The CIDCO-developed nodes that make up Navi Mumbai span more than one revenue district, so work through this rather than guessing:
| Detail to establish | What to check |
|---|---|
| Applicable ASR year | Your transaction date, or the date relevant to a historical enquiry |
| Revenue district and village | The property description in your own records, not a marketing locality name |
| Survey, Gat or CTS identifier | Whichever identifier applies to your property type |
| CIDCO plot/sector details | Supporting location information, where applicable |
| ASR zone or sub-zone | The exact description shown in the selected schedule, not an approximate match |
| Property category | The relevant residential, land, office, shop or other entry |
| Rate unit | The unit actually printed against that rate |
| Valuation area basis | The area definition required by the applicable guidelines |
Don’t assume a municipal ward, postal address or marketing locality name uniquely identifies an ASR zone. For help identifying your property’s own survey/CTS number or zone details, see our Property Card guide and 7/12 Extract guide.
Units and Area Measurements
Read the unit attached to the selected rate. Do not multiply a rate per square metre by an area in square feet. Carpet area, built-up area and saleable area are not interchangeable; use the area basis required by the applicable valuation guidelines, not whichever area figure happens to be on your brochure. The department publishes ASR Guidelines documents by year; select the guidance applicable to your property and year rather than assuming one universal rule covers every case. We have not independently verified every detail of these guidelines, and retrieval of individual year documents was intermittent during our review, so treat this as a pointer to the right resource rather than a substitute for reading it yourself.
Stamp Duty: What the ASR Figure Is Used For
For a typical property purchase or conveyance, Maharashtra calculates stamp duty on the higher of your agreement consideration and the property’s valuation under the applicable rules, which draw on the ASR rate. Do not assume that a lower agreement price automatically reduces the stamp-duty valuation; establish the applicable property valuation under the relevant rules and compare it with the stated consideration. This explanation is scoped to a normal purchase or conveyance; other instruments can be assessed differently, so don’t extend this formula to every document type. Our Stamp Duty and Registration Charges guide covers duty percentages and concessions in more detail.
A 2020 CAG (Comptroller and Auditor General) performance audit of Maharashtra’s ASR preparation process, covering the period 2014-15 to 2018-19, confirms this structure: stamp duty is charged by reference to either the consideration stated in the document or the true market value of the property under the applicable valuation rules and ASR, whichever is higher. The same audit documented cases where ASR instructions, such as FSI treatment, were applied inconsistently, leading to undervaluation. We reviewed a summary of this report rather than the full original PDF, so we’re citing its general findings rather than quoting it verbatim.
Using This Alongside Registration Records
If you’re checking an existing property’s recorded value after registration, our Index II guide covers how to retrieve that separate record. Index II is a registration record of a past transaction, not a substitute for a current ASR lookup; don’t treat an old Index II figure as still-current guidance on today’s rate.
If Something Goes Wrong
| Problem | What to do |
|---|---|
| Locality name isn’t listed | Check the revenue village and property identifiers instead of a marketing name |
| Several zones look plausible | Compare the zone descriptions carefully; seek departmental clarification if still unresolved |
| The two portals show different figures | Check year, location and category match on both first; then follow eASR 2.0’s own Beta discrepancy-reporting instructions |
| A rate seems unusually low | Check the unit, and whether the row is for land or for built premises |
| The portal won’t load | Retry through the official department entry point, or seek departmental assistance rather than using an unofficial mirror |
Before You Check a Rate
- Confirm the exact village, zone/sub-zone, survey/Gat/CTS number your property falls under; broad locality names aren’t precise enough.
- Select the ASR year applicable to your transaction or enquiry; don’t assume the portal’s default year is correct.
- Confirm the correct property-use category, since rates differ by category even at the same address.
- Note the unit of the rate shown, and use the correct area basis per the applicable valuation guidelines, not an assumed carpet-to-built-up conversion.
- Use eASR 1.9 as your primary source, per eASR 2.0’s own Beta notice.
- Check the figure again close to your actual transaction date, since rates are revised periodically.
Related Guides
- Occupancy certificate in Navi Mumbai: what the certificate is and how to verify it.
- Navi Mumbai property rates: area-wise price information.
- Flat buying checklist for Navi Mumbai: documents and checks before you buy.
For plots and agricultural land, how land is valued and charged is covered in a separate guide.
Frequently Asked Questions
Is Ready Reckoner value the same as market price?
No. It’s a government-published scheduled rate used in property valuation for stamp-duty purposes, not an estimate of what a property would actually sell for. Actual agreement values can run higher or lower than the figure derived from the ASR.
Where can I check the official rate?
Through the Department of Registration and Stamps’ eASR portals. eASR 2.0’s own Beta notice advises verifying against eASR 1.9, so treat eASR 1.9 as your primary source. Select the applicable year, then narrow down to your exact district, village, zone and property category.
Which ASR year should I select?
The year applicable to your transaction date, or to the specific historical period you’re enquiring about. Don’t assume the portal’s default selection is the year you need.
Why can properties in the same Navi Mumbai locality have different Ready Reckoner rates?
Rates vary by exact zone or sub-zone and by property category, not by a broad locality name. Two flats in what you’d call the same neighbourhood can fall under different ASR zones or categories and carry different rates.
Can I multiply the displayed rate by my flat’s carpet area?
Only if the applicable valuation guidelines call for that specific area basis. Carpet area, built-up area and saleable area are not interchangeable; check the department’s ASR Guidelines for your year and property type before calculating anything.
What should I do if the two portals disagree?
Check that year, location and category match on both lookups first. If a genuine discrepancy remains, follow eASR 2.0’s own instructions for reporting it, since that portal explicitly asks users to verify against eASR 1.9 and report mismatches.
Sources & Verification Date
Sources checked on 2 October 2026: the Department of Registration and Stamps, Government of Maharashtra (igrmaharashtra.gov.in), including its ASR Guidelines publications page; its eASR 1.9 rate-lookup system (easr.igrmaharashtra.gov.in); its eASR 2.0 Beta system (igreval.maharashtra.gov.in/eASR2.0), including its own notice text naming the Assistant Town Planner (सहाय्यक रचनाकार) as the contact for rate confirmation, not an Assistant Registrar or Sub-Registrar; and a 2020 CAG performance audit report on Maharashtra’s ASR preparation process, reviewed as a summary rather than the full original document. We were not able to complete and independently verify a full property lookup ourselves, so this guide describes the official process and its own stated caveats rather than quoting a specific rate figure.
Illustrative AI-generated image: property documents, a calculator and a pen arranged on a desk. It does not depict an actual government office or a real valuation figure.
