Ready Reckoner Rates 2026-27: Bandra West to Andheri West (Official Sub-zone List)

Ready reckoner rates, officially the Annual Statement of Rates (ASR), are published by Maharashtra's Department of Registration and Stamps (IGR). They set the government's market value of a property, which is used when stamp duty is worked out.

This article lists the official 2026-27 rate for every sub-zone from Bandra to Andheri West, taken from IGR's own eASR portal, along with the official rules that change the number for a flat. Every figure was checked against IGR's data in October 2026. Only areas west of the Western Railway line are covered; Bandra East and the zone Bandra-I, which lies east of the railway, are not included.

Ready reckoner rates 2026-27 at a glance

Residential (flat) rates, per square metre of built-up area, lowest to highest sub-zone in each area:

1. Bandra West: Rs 1,67,420 to Rs 5,38,530 per sq m (about Rs 15,550 to Rs 50,030 per sq ft)
2. Khar West: Rs 1,36,920 to Rs 4,61,400 per sq m (about Rs 12,720 to Rs 42,870 per sq ft)
3. Santacruz West: Rs 2,39,990 to Rs 4,21,070 per sq m (about Rs 22,300 to Rs 39,120 per sq ft)
4. Juhu: Rs 1,49,360 to Rs 4,46,400 per sq m (about Rs 13,880 to Rs 41,470 per sq ft)
5. Vile Parle West and JVPD: Rs 1,84,210 to Rs 3,40,660 per sq m (about Rs 17,110 to Rs 31,650 per sq ft)
6. Andheri West: Rs 1,26,160 to Rs 2,97,520 per sq m (about Rs 11,720 to Rs 27,640 per sq ft)

The highest residential rate in this stretch is Rs 5,38,530 per sq m (about Rs 50,030 per sq ft), for Bandra-B sub-zone 21/134, between Mount Mary Road and the sea. Carter Road (Bandra-C, 22/140A) is next at Rs 5,11,280. In Juhu village, the highest is sub-zone 38/195 at Rs 4,46,400.

Did ready reckoner rates change in 2026-27?

The 2026-27 Mumbai guidelines accompany IGR's order dated 31 March 2026. We compared 2025-26 and 2026-27 for revenue village Juhu on the eASR portal: every sub-zone that existed in 2025-26 has exactly the same rate in 2026-27. One sub-zone, 38/193A (G.P. Chaudhari Lane, N.S. Road No. 13 and Shri Mukteshwar Devalaya Road), is new in 2026-27, at the same residential rate as 38/193.

How to read the official rates

1. Per square metre, built-up. ASR rates are per sq m of built-up area. To convert to per sq ft, divide by 10.7639. The per sq ft figures in this article are rounded.
2. Sub-zone codes. Each village is divided into numbered sub-zones (for example 38/193). A "road zone" applies to properties fronting that road; a "land zone" applies to the area inside the boundaries listed.
3. Five rates per sub-zone. Open land, residential flat, office, shop and industrial. We list the first four; industrial is mentioned only where it differs.
4. Village names follow revenue records, not everyday area names. That is why Khar and Santacruz West appear under "Bandra".

Ready reckoner rate Bandra West 2026-27

In IGR's rate statement, Bandra, Khar and Santacruz West are all part of the revenue village of Bandra, which IGR divides into zones named Bandra-A, Bandra-B and so on. The locality headings in this article are our guide only, based on the boundary roads in the official text; always go by the boundary roads. Bandra-C includes Carter Road, and Bandra-A includes the Bandra Reclamation transit camps. See also our Bandra West property page.

Zone Bandra-A (revenue village Bandra). Main roads: Bazar Road, S.V. Road, Station Road, Bandra Reclamation transit camps.

1. 20/129: North: Krishnachandra Marg (Ramdas Naik Marg); East: S.V. Road; South: partly village boundary and 36 m road; West: village boundary. Gaothan properties in Bandra-A (20/129/1) carry the same rates.
2. Residential Rs 3,15,580 per sq m (about Rs 29,320 per sq ft) · Office Rs 3,62,910 · Shop Rs 3,94,470 · Open land Rs 1,46,200 (per sq m)
3. 20/129A: Slum-occupied properties.
4. Residential Rs 3,15,580 per sq m (about Rs 29,320 per sq ft) · Office Rs 3,62,910 · Shop Rs 3,94,470 · Open land Rs 1,24,270 (per sq m)
5. 20/127: Transit camp properties in the Bandra Reclamation area.
6. Residential Rs 2,95,500 per sq m (about Rs 27,450 per sq ft) · Office Rs 3,39,830 · Shop Rs 3,69,380 · Open land Rs 1,50,130 (per sq m)
7. 20/127A: Slum-occupied properties in Nargis Dutt Nagar.
8. Residential Rs 2,95,500 per sq m (about Rs 27,450 per sq ft) · Office Rs 3,39,830 · Shop Rs 3,69,380 · Open land Rs 1,21,530 (per sq m)
9. 20/133: Road zone: Krishnachandra Marg (Ramdas Naik Marg).
10. Residential Rs 3,13,250 per sq m (about Rs 29,100 per sq ft) · Office Rs 3,60,230 · Shop Rs 3,99,900 · Open land Rs 1,95,220 (per sq m)
11. 20/130: Road zone: Swami Vivekanand Road (S.V. Road).
12. Residential Rs 2,50,030 per sq m (about Rs 23,230 per sq ft) · Office Rs 2,87,540 · Shop Rs 3,83,100 · Open land Rs 1,36,360 (per sq m)
13. 20/128: Road zone: Bazar Road, from S.V. Road to Sebastian Road (Ranwar Gaothan).
14. Residential Rs 2,16,630 per sq m (about Rs 20,130 per sq ft) · Office Rs 2,49,130 · Shop Rs 3,06,700 · Open land Rs 1,24,690 (per sq m)
15. 20/132: North and East: village boundary; South: Station Road; West: village boundary.
16. Residential Rs 1,69,470 per sq m (about Rs 15,740 per sq ft) · Office Rs 2,24,700 · Shop Rs 3,35,900 · Open land Rs 94,050 (per sq m)
17. 20/131: North: Station Road; East: village boundary; South: village; West: S.V. Road.
18. Residential Rs 1,67,420 per sq m (about Rs 15,550 per sq ft) · Office Rs 1,92,530 · Shop Rs 3,32,300 · Open land Rs 99,280 (per sq m)
19. 20/131A: Properties in CRZ-I. Open land Rs 42,690 per sq m; no flat, office or shop rate is given.

Zone Bandra-B (revenue village Bandra). Main roads: Mount Mary Road, Krishnachandra Marg, Bazar Road.

1. 21/134: North: Krishnachandra Marg (Ramdas Naik Marg); East: Mount Mary Road; South: village boundary; West: sea.
2. Residential Rs 5,38,530 per sq m (about Rs 50,030 per sq ft) · Office Rs 6,19,310 · Shop Rs 6,73,160 · Open land Rs 2,80,260 (per sq m)
3. 21/135: North: Krishnachandra Marg (Ramdas Naik Marg); East and South: village boundary; West: Mount Mary Road. The low-lying area south of the Basilica of Our Lady of the Mount (21/135A) and the Bandra-B gaothan properties next to Bandra TPS-X (21/135/1, 21/135/2) carry the same rates.
4. Residential Rs 3,46,780 per sq m (about Rs 32,220 per sq ft) · Office Rs 3,98,790 · Shop Rs 4,44,700 · Open land Rs 1,89,330 (per sq m)
5. 21/137: Road zone: Krishnachandra Marg (Ramdas Naik Marg). Industrial rate: Rs 3,11,800.
6. Residential Rs 3,08,220 per sq m (about Rs 28,630 per sq ft) · Office Rs 3,77,600 · Shop Rs 5,29,500 · Open land Rs 2,12,930 (per sq m)
7. 21/136: Road zone: Bazar Road.
8. Residential Rs 2,56,900 per sq m (about Rs 23,870 per sq ft) · Office Rs 2,95,430 · Shop Rs 3,21,120 · Open land Rs 1,48,730 (per sq m)

Zone Bandra-C (revenue village Bandra). Main roads: Carter Road, Perry Road, Pali Mala Road, Manuel Gonsalves Road.

1. 22/140A: Road zone: Carter Road (Sangeet Samrat Naushad Ali Road), from Khau Galli junction in the north to Joggers Park Circle in the south.
2. Residential Rs 5,11,280 per sq m (about Rs 47,500 per sq ft) · Office Rs 5,87,970 · Shop Rs 6,39,100 · Open land Rs 2,82,910 (per sq m)
3. 22/140: North: village boundary; East: Dr Ambedkar Marg and Manuel Gonsalves Marg; South: Perry Road; West: sea / Carter Road. 22/140B (North: Pali Mala Road; East: Dr Ambedkar Marg; South: Perry Road; West: sea / Carter Road) and the Bandra-C gaothan properties (22/140/1) carry the same rates.
4. Residential Rs 4,61,400 per sq m (about Rs 42,870 per sq ft) · Office Rs 5,30,610 · Shop Rs 5,76,750 · Open land Rs 2,46,490 (per sq m)
5. 22/140C: Properties under the CTS numbers listed in the ASR. Office and shop rates as above.
6. Residential Rs 4,15,260 per sq m (about Rs 38,580 per sq ft) · Office Rs 5,30,610 · Shop Rs 5,76,750 · Open land Rs 2,21,840 (per sq m)
7. 22/139: North: Perry Road; East: Manuel Gonsalves Marg; South: Krishnachandra Marg (Ramdas Naik Marg); West: sea / Carter Road. Bandra-C gaothan properties (22/139/1) carry the same rates.
8. Residential Rs 4,26,860 per sq m (about Rs 39,660 per sq ft) · Office Rs 4,90,880 · Shop Rs 5,33,570 · Open land Rs 2,34,270 (per sq m)
9. 22/138: Road zone: Krishnachandra Marg (Ramdas Naik Marg).
10. Residential Rs 3,93,890 per sq m (about Rs 36,590 per sq ft) · Office Rs 4,52,970 · Shop Rs 5,29,500 · Open land Rs 2,28,830 (per sq m)

Zone Bandra-F (revenue village Bandra). Main roads: Waterfield Road, Gurunanak Road, P.D. Hinduja Marg, S.V. Road, V.P. Road.

1. 25/152: Road zone: V.P. Marg, from Gurunanak Road junction to P.D. Hinduja Road junction.
2. Residential Rs 3,80,520 per sq m (about Rs 35,350 per sq ft) · Office Rs 4,37,600 · Shop Rs 5,21,700 · Open land Rs 2,28,570 (per sq m)
3. 25/153: North: Gurunanak Marg; East: S.V. Road; South: Krishnachandra Marg (Ramdas Naik Marg); West: Manuel Gonsalves Marg. Note: the eASR lists this sub-zone twice with open-land rates of Rs 1,91,520 and Rs 1,81,940; residential, office and shop rates are the same in both entries.
4. Residential Rs 3,79,380 per sq m (about Rs 35,250 per sq ft) · Office Rs 4,36,290 · Shop Rs 4,74,220 · Open land: see note (per sq m)
5. 25/155: North: P.D. Hinduja Marg; East: V.P. Road; South: Gurunanak Road; West: Manuel Gonsalves Marg and Ambedkar Marg.
6. Residential Rs 3,59,490 per sq m (about Rs 33,400 per sq ft) · Office Rs 4,13,420 · Shop Rs 4,49,360 · Open land Rs 1,89,620 (per sq m)
7. 25/155A: North: P.D. Hinduja Marg (Khar–Pali Road); North-east: V.P. Marg; East: Waterfield Road; South: Gurunanak Road; West: Sixteenth Road. 25/155B (North-east: V.P. Marg; South: Gurunanak Road; West: Waterfield Road) carries the same rates.
8. Residential Rs 3,59,490 per sq m (about Rs 33,400 per sq ft) · Office Rs 4,13,420 · Shop Rs 4,49,360 · Open land Rs 1,98,650 (per sq m)
9. 25/154: Road zone: Krishnachandra Marg (Ramdas Naik Marg).
10. Residential Rs 3,34,350 per sq m (about Rs 31,060 per sq ft) · Office Rs 3,84,500 · Shop Rs 4,17,930 · Open land Rs 1,97,430 (per sq m)
11. 25/150: Road zone: S.V. Road, from Station Road junction to Gurunanak Road junction.
12. Residential Rs 2,79,270 per sq m (about Rs 25,950 per sq ft) · Office Rs 3,21,160 · Shop Rs 3,69,600 · Open land Rs 1,78,740 (per sq m)
13. 25/156: North: P.D. Hinduja Marg; East: railway and partly the village boundary; South: S.G. Joshi Marg; West: V.P. Road and S.V. Road (excluding sub-zone 25/156A).
14. Residential Rs 2,61,130 per sq m (about Rs 24,260 per sq ft) · Office Rs 3,00,300 · Shop Rs 4,02,700 · Open land Rs 1,40,270 (per sq m)
15. 25/151: Road zone: S.V. Road, from Gurunanak Road junction to P.D. Hinduja Road junction.
16. Residential Rs 2,24,570 per sq m (about Rs 20,860 per sq ft) · Office Rs 2,63,400 · Shop Rs 3,19,500 · Open land Rs 1,31,970 (per sq m)
17. 25/156A: North: S.G. Joshi Road; East: Bandra-F boundary; South: Station Road; West: S.V. Road.
18. Residential Rs 1,91,510 per sq m (about Rs 17,790 per sq ft) · Office Rs 2,20,600 · Shop Rs 3,14,700 · Open land Rs 99,780 (per sq m)

Ready reckoner rate Khar West 2026-27

Zones Bandra-D and Bandra-E are bounded by roads such as Union Park Road, Chitrakar Dhurandhar Marg (Khar Danda Road), Linking Road, P.D. Hinduja Marg and V.P. Road. Use the boundary roads to confirm which sub-zone your building is in. See also our Khar West property page.

Zone Bandra-D (revenue village Bandra). Main roads: Union Park, Khar Danda Road, Carter Road, Govind Patil Marg.

1. 23/141C: North: Union Park Road; East: Union Park Road No. 5; South: Bandra-C boundary; West: sea and Carter Road.
2. Residential Rs 4,61,400 per sq m (about Rs 42,870 per sq ft) · Office Rs 5,30,610 · Shop Rs 5,76,750 · Open land Rs 2,46,490 (per sq m)
3. 23/141: North: Govind Patil Marg; East: Dr Ambedkar Marg; South: village boundary; West: sea / Carter Road.
4. Residential Rs 4,20,790 per sq m (about Rs 39,090 per sq ft) · Office Rs 4,83,910 · Shop Rs 5,25,990 · Open land Rs 2,30,370 (per sq m)
5. 23/141A: North and West: Maru Aai Mandir Road; East: St. Elias Road / 20th Road; South: Chitrakar Dhurandhar Marg (Khar Danda Road).
6. Residential Rs 3,81,830 per sq m (about Rs 35,470 per sq ft) · Office Rs 4,39,110 · Shop Rs 4,77,290 · Open land Rs 1,65,320 (per sq m)
7. 23/141B: North: Chitrakar Dhurandhar Marg (Khar Danda Road); East: St. Elias Road / 20th Road; South: Bandra-E boundary; West: Dr Ambedkar Road.
8. Residential Rs 3,70,110 per sq m (about Rs 34,380 per sq ft) · Office Rs 4,25,620 · Shop Rs 4,87,700 · Open land Rs 1,80,890 (per sq m)
9. 23/142: Triangular area bounded by the village boundary, Govind Patil Marg and the sea.
10. Residential Rs 1,36,920 per sq m (about Rs 12,720 per sq ft) · Office Rs 1,57,460 · Shop Rs 1,91,400 · Open land Rs 70,740 (per sq m)

Zone Bandra-E (revenue village Bandra). Main roads: Linking Road, Chitrakar Dhurandhar Marg, P.D. Hinduja Marg, V.P. Road.

1. 24/147: North: Ramakrishna Mission Marg; East: S.V. Road; South: Chitrakar Dhurandhar Marg; West: Govind Patil Marg (listed under TPS Santacruz No. IV and TPS Bandra No. VI at the same rates). 24/147B (same area with Vithalbhai Patel Marg / Linking Road as the western boundary) carries the same rates.
2. Residential Rs 3,81,830 per sq m (about Rs 35,470 per sq ft) · Office Rs 4,39,110 · Shop Rs 4,77,290 · Open land Rs 1,83,690 (per sq m)
3. 24/143: North: Chitrakar Dhurandhar Marg; East: railway; South: P.D. Hinduja Marg; West: V.P. Road.
4. Residential Rs 3,78,270 per sq m (about Rs 35,140 per sq ft) · Office Rs 4,35,010 · Shop Rs 5,19,000 · Open land Rs 1,98,800 (per sq m)
5. 24/144: North: Chitrakar Dhurandhar Marg; East: V.P. Road; South: P.D. Hinduja Marg; West: Dr Ambedkar Road.
6. Residential Rs 3,70,110 per sq m (about Rs 34,380 per sq ft) · Office Rs 4,25,620 · Shop Rs 4,87,700 · Open land Rs 1,80,890 (per sq m)
7. 24/145: Road zone: Swami Vivekanand Marg (S.V. Road).
8. Residential Rs 3,53,360 per sq m (about Rs 32,830 per sq ft) · Office Rs 4,06,360 · Shop Rs 4,88,100 · Open land Rs 2,02,920 (per sq m)
9. 24/147A: Road zone: Vithalbhai Patel Road (Linking Road), from G. Kulkarni Chowk on Chitrakar Dhurandhar Marg north to Narayan Chowk on Ramakrishna Mission Road (South Avenue).
10. Residential Rs 3,49,550 per sq m (about Rs 32,470 per sq ft) · Office Rs 4,01,980 · Shop Rs 4,36,930 · Open land Rs 1,91,720 (per sq m)
11. 24/148: Road zone: S.V. Road, from Madhu Park junction to the village boundary.
12. Residential Rs 3,42,240 per sq m (about Rs 31,800 per sq ft) · Office Rs 3,93,580 · Shop Rs 4,27,800 · Open land Rs 1,87,910 (per sq m)
13. 24/146: Road zone: V.P. Marg. Industrial rate: Rs 2,87,500. Priya Mandir CHS on Linking Road (24/146A) carries the same rates.
14. Residential Rs 2,77,680 per sq m (about Rs 25,800 per sq ft) · Office Rs 4,25,600 · Shop Rs 5,71,700 · Open land Rs 1,90,470 (per sq m)
15. 24/149: North: Ramakrishna Mission Marg; East: railway; South: Chitrakar Dhurandhar Marg; West: S.V. Road.
16. Residential Rs 2,76,640 per sq m (about Rs 25,700 per sq ft) · Office Rs 3,18,140 · Shop Rs 3,45,800 · Open land Rs 1,42,600 (per sq m)

Ready reckoner rate Santacruz West 2026-27

Zones Bandra-G and Bandra-H cover the area north of Ramakrishna Mission Marg up to the village boundary, including Linking Road up to Arya Samaj Chowk on Juhu Road and the Juhu Tara Road plots under TPS Santacruz No. II. See also our Santacruz West property page.

Zone Bandra-G (revenue village Bandra). Main roads: Linking Road to Juhu Road, Juhu Tara Road, V.M. Bhargav Road, S.V. Road.

1. 26/158C: Road zone: properties on both sides of Juhu Tara Road (TPS Santacruz No. II final plots).
2. Residential Rs 4,21,070 per sq m (about Rs 39,120 per sq ft) · Office Rs 4,84,230 · Shop Rs 5,26,330 · Open land Rs 2,02,460 (per sq m)
3. 26/158A: Road zone: Vithalbhai Patel Road (Linking Road), from Narayan Chowk on Ramakrishna Mission Road north to Arya Samaj Chowk on Juhu Road (listed under TPS Santacruz No. II and No. IV at the same rates).
4. Residential Rs 4,20,830 per sq m (about Rs 39,100 per sq ft) · Office Rs 4,83,950 · Shop Rs 5,26,030 · Open land Rs 2,13,810 (per sq m)
5. 26/158: North: village boundary; East: S.V. Road; South: Ramakrishna Mission Marg; West: village boundary. 26/158B (North: V.M. Bhargav Road; East: S.V. Road; South: Ramakrishna Mission Marg; West: Linking Road) and Sea Breeze and West Breeze CHS at the Ramakrishna Mission Marg (South Avenue) junction (26/158D) carry the same rates.
6. Residential Rs 4,01,020 per sq m (about Rs 37,260 per sq ft) · Office Rs 4,61,170 · Shop Rs 5,01,270 · Open land Rs 1,92,820 (per sq m)
7. 26/157: Road zone: Swami Vivekanand Marg (S.V. Road) (listed under TPS Santacruz No. II and No. IV at the same rates).
8. Residential Rs 3,11,980 per sq m (about Rs 28,980 per sq ft) · Office Rs 3,58,770 · Shop Rs 3,89,970 · Open land Rs 1,78,950 (per sq m)

Zone Bandra-H (revenue village Bandra). Main roads: S.V. Road, Ramakrishna Mission Marg, up to the railway.

1. 27/160: North: village boundary; East: railway; South: Ramakrishna Mission Marg; West: S.V. Road.
2. Residential Rs 2,56,000 per sq m (about Rs 23,780 per sq ft) · Office Rs 2,94,400 · Shop Rs 3,84,200 · Open land Rs 1,31,010 (per sq m)
3. 27/159: Road zone: Swami Vivekanand Road (S.V. Road) (listed under TPS Santacruz No. I and No. IV at the same rates).
4. Residential Rs 2,39,990 per sq m (about Rs 22,300 per sq ft) · Office Rs 3,23,800 · Shop Rs 3,37,300 · Open land Rs 1,48,480 (per sq m)

Ready reckoner rate Juhu 2026-27

These are the sub-zones of revenue village Juhu. Note that the Gulmohar Road stretch of the JVPD Scheme is listed under revenue village Vile Parle West (next section), so check both lists if you are in JVPD. See also our Juhu property page.

Revenue village Juhu. Main roads: Juhu Tara Road, V.M. (Vaikunthlal Mehta) Road, Juhu Lane, JVPD MHADA scheme.

1. 38/195: North and East: village boundary; South: Vaikunthlal Mehta Marg; West: Link Road (Gurunanak Marg). Listed properties in the JVPD MHADA scheme (38/195A) carry the same residential, office and shop rates, with open land at Rs 2,06,510.
2. Residential Rs 4,46,400 per sq m (about Rs 41,470 per sq ft) · Office Rs 5,13,360 · Shop Rs 5,58,000 · Open land Rs 2,29,460 (per sq m)
3. 38/193: North: Juhu Lane; East: Link Road (Gurunanak Marg); South: Vaikunthlal Mehta Marg; West: sea.
4. Residential Rs 4,22,020 per sq m (about Rs 39,210 per sq ft) · Office Rs 4,85,320 · Shop Rs 5,27,520 · Open land Rs 2,14,140 (per sq m)
5. 38/193A: New sub-zone in 2026-27. North: G.P. Chaudhari Lane; East: N.S. Road No. 13; West to South: Shri Mukteshwar Devalaya Road.
6. Residential Rs 4,22,020 per sq m (about Rs 39,210 per sq ft) · Office Rs 4,85,320 · Shop Rs 5,27,520 · Open land Rs 1,92,730 (per sq m)
7. 38/192B: Road zone: properties on both sides of Juhu Tara Road (TPS Santacruz No. II).
8. Residential Rs 4,03,280 per sq m (about Rs 37,470 per sq ft) · Office Rs 4,63,770 · Shop Rs 5,06,040 · Open land Rs 2,13,380 (per sq m)
9. 38/192: North: Vaikunthlal Mehta Marg; East: village boundary; South: village boundary; West: sea.
10. Residential Rs 3,84,080 per sq m (about Rs 35,680 per sq ft) · Office Rs 4,41,690 · Shop Rs 4,81,940 · Open land Rs 1,93,540 (per sq m)
11. 38/192A: Listed properties between the nala (north), S.B. Patil Marg (south and east) and the sea (west).
12. Residential Rs 3,51,300 per sq m (about Rs 32,640 per sq ft) · Office Rs 4,04,000 · Shop Rs 5,07,300 · Open land Rs 1,82,490 (per sq m)
13. 38/194: North: village boundary; East: village boundary; South: Juhu Lane and C.D. Barfiwala Marg; West: sea.
14. Residential Rs 2,42,240 per sq m (about Rs 22,500 per sq ft) · Office Rs 2,78,570 · Shop Rs 3,02,790 · Open land Rs 1,26,860 (per sq m)
15. 38/192C: Properties bounded by the village boundary and S.B. Patil Marg (east) and the creek (north, south, west).
16. Residential Rs 1,49,360 per sq m (about Rs 13,880 per sq ft) · Office Rs 1,81,080 · Shop Rs 2,03,240 · Open land Rs 77,170 (per sq m)
17. 38/194A: Properties in CRZ-I. Open land Rs 64,240 per sq m; no flat, office or shop rate is given.
18. 38/194B: Properties in the Natural Area use zone of the sanctioned DP 2034. Open land Rs 64,240 per sq m; no flat, office or shop rate is given.

Ready reckoner rate Vile Parle West and JVPD 2026-27

Revenue village Vile Parle West includes the JVPD Scheme stretch of Gulmohar Road and a sub-zone the ASR describes as the airport area, south of V.M. Road. See also our Vile Parle West and JVPD property page.

Revenue village Vile Parle West. Main roads: JVPD Scheme, Gulmohar Road, S.V. Road, airport area.

1. 37/190B: Road zone: properties on both sides of Gulmohar Road in the JVPD Scheme, between Vaikunthlal Mehta Marg (south) and the village boundary (north).
2. Residential Rs 3,40,660 per sq m (about Rs 31,650 per sq ft) · Office Rs 3,91,750 · Shop Rs 4,25,820 · Open land Rs 1,69,290 (per sq m)
3. 37/190: North: village boundary; East: S.V. Road; South: Vaikunthlal Mehta Marg; West: village boundary. 37/190C (South: Vaikunthlal Mehta Marg; East: S.V. Road; West: Gulmohar Marg; North: C.D. Barfiwala Road) carries the same rates; slum-occupied properties (37/190D) carry the same building rates with open land at Rs 1,10,560.
4. Residential Rs 3,24,430 per sq m (about Rs 30,140 per sq ft) · Office Rs 3,73,100 · Shop Rs 4,05,540 · Open land Rs 1,61,230 (per sq m)
5. 37/190A: Properties under the CTS numbers listed in the ASR.
6. Residential Rs 2,94,470 per sq m (about Rs 27,360 per sq ft) · Office Rs 3,38,640 · Shop Rs 4,11,400 · Open land Rs 1,52,110 (per sq m)
7. 37/189: North: village boundary; East: railway line; South: ward boundary; West: S.V. Road (listed under TPS Vile Parle No. III and No. VI and TPS Andheri No. VI at the same rates).
8. Residential Rs 2,59,590 per sq m (about Rs 24,120 per sq ft) · Office Rs 2,98,530 · Shop Rs 3,24,490 · Open land Rs 1,28,870 (per sq m)
9. 37/188: Road zone: Swami Vivekanand Marg (S.V. Road).
10. Residential Rs 2,50,250 per sq m (about Rs 23,250 per sq ft) · Office Rs 2,87,790 · Shop Rs 3,96,200 · Open land Rs 1,49,370 (per sq m)
11. 37/187: Airport area. North: Vaikunthlal Mehta Marg; East: S.V. Marg; West: village boundary; South: proposed 30.5 m DP road.
12. Residential Rs 2,33,720 per sq m (about Rs 21,710 per sq ft) · Office Rs 2,68,780 · Shop Rs 3,06,200 · Open land Rs 1,28,450 (per sq m)
13. 37/187A: North: proposed 30.5 m DP road; East: S.V. Marg; South and West: village boundary.
14. Residential Rs 2,33,720 per sq m (about Rs 21,710 per sq ft) · Office Rs 2,68,780 · Shop Rs 3,06,200 · Open land Rs 1,05,090 (per sq m)
15. 37/191: North: ward boundary; East: railway line; South: village boundary; West: S.V. Road.
16. Residential Rs 1,84,210 per sq m (about Rs 17,110 per sq ft) · Office Rs 2,84,200 · Shop Rs 3,18,900 · Open land Rs 96,790 (per sq m)

Ready reckoner rate Andheri West 2026-27

Andheri West is spread over four revenue villages in the ASR: Andheri (including the MHADA D.N. Nagar layout and J.P. Road), Ambivali, Versova and Oshiware (Oshiwara). Only sub-zones west of the railway are listed here. See also our Andheri West property page.

Revenue village Andheri. Main roads: Link Road, MHADA D.N. Nagar layout, J.P. Road, S.V. Road.

1. 39/198: Properties in the MHADA D.N. Nagar layout. North: J.P. Marg; East: Link Road and the MHADA D.N. Nagar layout boundary; South and West: village boundary.
2. Residential Rs 2,59,830 per sq m (about Rs 24,140 per sq ft) · Office Rs 2,98,810 · Shop Rs 3,24,900 · Open land Rs 1,05,930 (per sq m)
3. 39/199A: North: southern boundary of the bus depot and playground; East and South: village boundary; West: Link Road.
4. Residential Rs 2,48,350 per sq m (about Rs 23,070 per sq ft) · Office Rs 2,85,600 · Shop Rs 3,58,500 · Open land Rs 1,33,360 (per sq m)
5. 39/199: North: J.P. Road; East: Gulmohar Marg (Veera Desai Marg); South: village boundary; West: Link Road and the MHADA D.N. Nagar layout boundary.
6. Residential Rs 2,33,260 per sq m (about Rs 21,670 per sq ft) · Office Rs 2,68,240 · Shop Rs 3,08,300 · Open land Rs 1,11,910 (per sq m)
7. 39/196: Road zone: S.V. Road, from the village's southern boundary to the J.P. Road junction.
8. Residential Rs 2,29,320 per sq m (about Rs 21,300 per sq ft) · Office Rs 2,63,720 · Shop Rs 2,86,650 · Open land Rs 1,29,670 (per sq m)
9. 39/201: Road zone: J.P. Marg.
10. Residential Rs 2,14,560 per sq m (about Rs 19,930 per sq ft) · Office Rs 2,46,740 · Shop Rs 2,92,800 · Open land Rs 1,07,950 (per sq m)
11. 39/197: North: J.P. Marg; East: railway line; South: village boundary; West: S.V. Road.
12. Residential Rs 1,78,900 per sq m (about Rs 16,620 per sq ft) · Office Rs 2,05,740 · Shop Rs 2,93,700 · Open land Rs 87,620 (per sq m)
13. 39/200: North: J.P. Road; East: S.V. Road; South: village boundary; West: Gulmohar Marg (Veera Desai Marg). Masalawala Apartment CHS (39/200A) carries the same rates.
14. Residential Rs 1,73,570 per sq m (about Rs 16,130 per sq ft) · Office Rs 2,00,100 · Shop Rs 2,87,800 · Open land Rs 86,570 (per sq m)
15. 39/202: Road zone: S.V. Road, from the J.P. Road junction north to the village boundary.
16. Residential Rs 1,56,890 per sq m (about Rs 14,580 per sq ft) · Office Rs 1,80,420 · Shop Rs 2,13,600 · Open land Rs 85,060 (per sq m)
17. 39/203: North and West: village boundary; East: railway; South: J.P. Marg.
18. Residential Rs 1,55,680 per sq m (about Rs 14,460 per sq ft) · Office Rs 1,79,040 · Shop Rs 2,41,300 · Open land Rs 73,280 (per sq m)

Revenue village Ambivali. Main roads: J.P. Road, New Link Road, Link Road, Veera Desai Road.

1. 47/232A: Road zone: properties on both sides of New Link Road, from J.P. Marg north to the village boundary. Linkbay Residences (47/232B) carries the same rates.
2. Residential Rs 2,42,120 per sq m (about Rs 22,490 per sq ft) · Office Rs 2,78,440 · Shop Rs 3,02,650 · Open land Rs 1,24,090 (per sq m)
3. 47/230: Road zone: J.P. Marg, from the Link Road junction west to the village boundary.
4. Residential Rs 2,32,420 per sq m (about Rs 21,590 per sq ft) · Office Rs 2,67,280 · Shop Rs 2,90,520 · Open land Rs 1,24,380 (per sq m)
5. 47/232: North: village boundary; East: Veera Desai Marg; South: village boundary; West: Link Road.
6. Residential Rs 2,30,590 per sq m (about Rs 21,420 per sq ft) · Office Rs 2,65,180 · Shop Rs 2,88,240 · Open land Rs 1,18,180 (per sq m)
7. 47/228: North: J.P. Marg; East, South and West: village boundary.
8. Residential Rs 2,14,950 per sq m (about Rs 19,970 per sq ft) · Office Rs 2,47,190 · Shop Rs 2,88,500 · Open land Rs 1,17,590 (per sq m)
9. 47/231: North and East: village boundary; South: J.P. Marg and village boundary; West: Veera Desai Marg. Slum-occupied CTS properties (47/231A) carry the same rates.
10. Residential Rs 2,13,900 per sq m (about Rs 19,870 per sq ft) · Office Rs 2,45,980 · Shop Rs 2,67,370 · Open land Rs 1,09,820 (per sq m)
11. 47/233: North: village boundary; East: Link Road; South: J.P. Marg; West: village boundary.
12. Residential Rs 2,11,040 per sq m (about Rs 19,610 per sq ft) · Office Rs 2,42,690 · Shop Rs 2,63,790 · Open land Rs 96,430 (per sq m)
13. 47/229: Road zone: J.P. Marg, from Andheri station to the Link Road junction.
14. Residential Rs 1,96,370 per sq m (about Rs 18,240 per sq ft) · Office Rs 2,25,830 · Shop Rs 2,87,000 · Open land Rs 1,14,460 (per sq m)
15. 47/230A: Properties in CRZ-I and in the Natural Area use zone of the sanctioned DP 2034. Open land Rs 44,180 per sq m; no flat, office or shop rate is given.

Revenue village Versova. Main roads: J.P. Road, Versova gaothan, MHADA layout.

1. 49/235: North: J.P. Marg; East, West and South: village boundary.
2. Residential Rs 2,56,370 per sq m (about Rs 23,820 per sq ft) · Office Rs 2,94,820 · Shop Rs 3,20,460 · Open land Rs 1,21,570 (per sq m)
3. 49/235A: Slum-like properties along the Juhu boundary in the south of the village.
4. Residential Rs 2,49,840 per sq m (about Rs 23,210 per sq ft) · Office Rs 2,87,320 · Shop Rs 3,12,300 · Open land Rs 1,07,950 (per sq m)
5. 49/236: North: sea; East: village boundary; South: village boundary and J.P. Marg; West: sea. Properties in the MHADA layout (49/236F, open land Rs 1,16,740) and the listed CTS properties (49/236G, open land Rs 1,16,450) carry the same building rates.
6. Residential Rs 2,38,440 per sq m (about Rs 22,150 per sq ft) · Office Rs 2,74,200 · Shop Rs 2,98,050 · Open land Rs 1,22,580 (per sq m)
7. 49/236A: North: sea; East: village boundary; West: 37.60 m DP road; South: DP road.
8. Residential Rs 2,02,220 per sq m (about Rs 18,790 per sq ft) · Office Rs 2,32,560 · Shop Rs 2,61,500 · Open land Rs 1,03,900 (per sq m)
9. 49/237: Properties in the Versova gaothan.
10. Residential Rs 1,79,910 per sq m (about Rs 16,710 per sq ft) · Office Rs 2,06,890 · Shop Rs 2,24,880 · Open land Rs 79,300 (per sq m)
11. 49/236B: Properties in CRZ-I. Open land Rs 34,990 per sq m; no flat, office or shop rate is given.
12. 49/236C: Properties in CRZ-I. Open land Rs 44,180 per sq m; no flat, office or shop rate is given.
13. 49/236D, 49/236E: Properties in the Natural Area use zone of the sanctioned DP 2034. Open land Rs 44,180 per sq m; no flat, office or shop rate is given.

Revenue village Oshiware (Oshiwara). Main roads: New Link Road, Link Road, Veera Desai Road, Oshiwara Park Road.

1. 50/241A: Road zone: properties on both sides of New Link Road, from the village's southern boundary north to Oshiwara Park Road.
2. Residential Rs 2,97,520 per sq m (about Rs 27,640 per sq ft) · Office Rs 3,42,140 · Shop Rs 3,71,900 · Open land Rs 1,54,650 (per sq m)
3. 50/241: North: 36.60 m DP road between Laxmi Industrial Estate and Apna Ghar; East: Link Road; South and West: village boundary.
4. Residential Rs 2,83,350 per sq m (about Rs 26,320 per sq ft) · Office Rs 3,25,850 · Shop Rs 3,54,190 · Open land Rs 1,47,280 (per sq m)
5. 50/240A: Properties under the CTS numbers listed in the ASR.
6. Residential Rs 2,64,070 per sq m (about Rs 24,530 per sq ft) · Office Rs 3,03,680 · Shop Rs 3,30,080 · Open land Rs 1,29,700 (per sq m)
7. 50/242: North: nala; East: 18.30 m DP road; South and West: 36.60 m DP road.
8. Residential Rs 2,49,180 per sq m (about Rs 23,150 per sq ft) · Office Rs 2,86,560 · Shop Rs 3,11,480 · Open land Rs 1,32,330 (per sq m)
9. 50/240: North: 36.60 m DP road; East: Veera Desai Marg; South: village boundary; West: Link Road. Transcon Triumph Tower (50/240C) carries the same rates; the Sainath SRA project (50/240B) carries the same building rates with open land at Rs 1,16,090.
10. Residential Rs 2,37,840 per sq m (about Rs 22,100 per sq ft) · Office Rs 2,73,520 · Shop Rs 2,97,300 · Open land Rs 1,21,900 (per sq m)
11. 50/242B: North: boundary of sub-zone 50/243A; East: New Link Road; South: 36.60 m DP road; West: 18.30 m DP road. Industrial rate: Rs 2,19,880.
12. Residential Rs 2,10,760 per sq m (about Rs 19,580 per sq ft) · Office Rs 2,42,570 · Shop Rs 2,75,800 · Open land Rs 1,08,050 (per sq m)
13. 50/243B: Road zone: properties on both sides of New Link Road, from Oshiwara Park Road north to BEST Colony Road near the village boundary.
14. Residential Rs 1,74,730 per sq m (about Rs 16,230 per sq ft) · Office Rs 2,00,940 · Shop Rs 2,18,410 · Open land Rs 82,880 (per sq m)
15. 50/243: North and West: village boundary; South: nala and 27.45 m DP road; East: 18.30 m DP road.
16. Residential Rs 1,72,880 per sq m (about Rs 16,060 per sq ft) · Office Rs 1,98,810 · Shop Rs 2,16,100 · Open land Rs 80,490 (per sq m)
17. 50/243A: North: zone boundary; East: Veera Desai Marg; West: 18.30 m DP road; South: 27.45 m DP road. Slum-occupied CTS properties (50/243C) carry the same building rates with open land at Rs 71,040.
18. Residential Rs 1,66,410 per sq m (about Rs 15,460 per sq ft) · Office Rs 1,91,370 · Shop Rs 2,08,010 · Open land Rs 78,930 (per sq m)
19. 50/239: North, East and South: village boundary; West: Veera Desai Marg. Paradigm Alaya and Roswalt Zaiden (50/239A) carry the same rates.
20. Residential Rs 1,33,390 per sq m (about Rs 12,390 per sq ft) · Office Rs 1,53,390 · Shop Rs 1,66,900 · Open land Rs 59,170 (per sq m)
21. 50/238: Road zone: Swami Vivekanand Marg (S.V. Road).
22. Residential Rs 1,26,160 per sq m (about Rs 11,720 per sq ft) · Office Rs 1,45,090 · Shop Rs 1,92,200 · Open land Rs 67,530 (per sq m)
23. 50/242A: Properties in CRZ-I. Open land Rs 37,330 per sq m; no flat, office or shop rate is given.
24. 50/242C: Properties in the Natural Area use zone of the sanctioned DP 2034. Open land Rs 37,330 per sq m; no flat, office or shop rate is given.

Official rules that change the value of your flat

The ASR rate is only the starting point. IGR's Mumbai guidelines for 2026-27 set out how it is adjusted. The main ones for a flat buyer or seller:

1. Carpet to built-up (Guideline 5). If your agreement gives only carpet area, built-up area = 1.1 × carpet area. For resale flats first sold before 2 January 2018, the older factor of 1.2 is used. If the agreement states built-up or saleable area, that figure is used directly.
2. Balconies (Guideline 5). An enclosed balcony is valued at the full rate; an open balcony at 40% of the rate.
3. Age of the building (Guideline 4). For RCC buildings, after the first five years the building part of the rate is reduced by 1% a year, up to a maximum of 70%. For cessed, semi-permanent or kutcha structures it is 1.5% a year, up to 85%. The reduction applies only to the difference between the flat rate and the open-land rate.
4. Floor and lift (Guidelines 18 and 19). The guidelines provide floor-wise adjustments, with separate provisions for buildings with and without a lift. Check the official guidelines for the percentage that applies to your floor.
5. Parking (Guideline 16). Covered parking is valued at 25% of the rate, mechanical parking at 15%, and open parking at 40% of the open-land rate.
6. Terraces (Guideline 15). An attached terrace is valued at 40% of the rate. A terrace on the floor above a flat, sold with the flat, is valued at 25% of the flat rate.
7. Shops (Guideline 9). A shop that does not face the road is valued at 80% of the shop rate, but not less than the upper-floor office rate.
8. Property in more than one sub-zone (Guideline 30). Unless documents show which sub-zone applies, the highest of the applicable rates is used.

Worked example: an 800 sq ft flat in Juhu

Take an 800 sq ft (carpet) flat in Juhu sub-zone 38/193 (residential rate Rs 4,22,020 per sq m, open land Rs 2,14,140 per sq m), in an RCC building with a lift, where the agreement gives carpet area and the flat was first sold after 2 January 2018:

1. Carpet area: 800 ÷ 10.7639 = 74.32 sq m
2. Built-up area: 74.32 × 1.1 = 81.75 sq m
3. New building: 81.75 × Rs 4,22,020 = about Rs 3.45 crore
4. Same flat, building 15 years old (10% reduction on the building part): Rs 2,14,140 + (Rs 4,22,020 − Rs 2,14,140) × 90% = Rs 4,01,232 per sq m, so 81.75 × Rs 4,01,232 = about Rs 3.28 crore

Any floor-wise adjustment under Guidelines 18 and 19, and any parking or terrace, is then added as per the guidelines. This is an illustration of the official method, not a valuation of any specific flat.

Why the ready reckoner rate matters

1. Stamp duty. On a sale, stamp duty is charged on the agreement value or the market value worked out from the ASR, whichever is higher. So a price agreed below the ASR value still pays stamp duty on the ASR value.
2. Redevelopment. For co-operative society redevelopment, the 2026-27 guidelines (Guideline 2.2) say that the document transferring a new flat to an existing member attracts stamp duty on the construction cost of the area the society has approved; any extra area the member takes is valued at the ASR rate. The guidelines note this is subject to the Bombay High Court's decision in Writ Petition 2310/2016.
3. Checking a quoted price. The ASR is a floor, not a market price. In most of this stretch, actual prices are well above it, and the gap varies building by building.

Will ready reckoner rates go up next year?

No new rates have been announced. On 6 October 2026, IGR Maharashtra shared a newspaper report on its official X account saying that, for Mumbai city and suburbs, future ready reckoner rates will be fixed using market prices and GIS mapping, with Mumbai's Development Plan laid over the maps. Until a new rate statement is notified, the 2026-27 rates above apply.

How to check the exact rate for your building

1. Open IGR's eASR portal (easr.igrmaharashtra.gov.in) and choose year 2026-27.
2. Select Mumbai Suburban, taluka Andheri, then your village (for example "Juhu", or "Bandra" and its zone such as Bandra-C).
3. Find the sub-zone whose boundaries or road name match your building. If your property card or agreement shows the CTS number, IGR can confirm the sub-zone.
4. Apply the guideline adjustments above for built-up area, floor, age, parking and balconies.

Not sure which sub-zone your building falls in? WhatsApp us your building name and road and we will check the official listing for you.

Frequently asked questions

What is the ready reckoner rate in Juhu for 2026-27?

Residential rates in revenue village Juhu range from Rs 1,49,360 to Rs 4,46,400 per sq m of built-up area, depending on the sub-zone. The highest is sub-zone 38/195, north of Vaikunthlal Mehta Marg and east of Link Road (Gurunanak Marg).

What is the ready reckoner rate in Bandra West for 2026-27?

Across zones Bandra-A, B, C and F, residential rates range from Rs 1,67,420 to Rs 5,38,530 per sq m. Carter Road (22/140A) is Rs 5,11,280 and the Mount Mary Road to sea sub-zone (21/134) is Rs 5,38,530.

What is the ready reckoner rate in Andheri West for 2026-27?

West of the railway, residential rates range from Rs 1,26,160 to Rs 2,97,520 per sq m across the revenue villages of Andheri, Ambivali, Versova and Oshiware (Oshiwara). The highest is 50/241A, properties on both sides of New Link Road in Oshiwara up to Oshiwara Park Road, at Rs 2,97,520.

Is the ready reckoner rate for carpet area or built-up area?

Built-up area. Under the official guidelines, built-up area is taken as 1.1 times the carpet area, or 1.2 times for resale flats first sold before 2 January 2018.

Did ready reckoner rates increase in 2026-27 in Juhu?

No. We compared every Juhu sub-zone on IGR's eASR portal: the 2026-27 rates are the same as 2025-26, with one new sub-zone (38/193A) added.

Sources

1. IGR Maharashtra, eASR (Annual Statement of Rates) 2026-27, Mumbai Suburban: easr.igrmaharashtra.gov.in and eASR 2.0. Data checked in October 2026.
2. IGR Maharashtra, ASR Guidelines 2026-27, Mumbai (PDF, Marathi), issued with the order dated 31 March 2026.
3. IGR Maharashtra, official X account, post of 6 October 2026 on market value and GIS for ready reckoner rates.

This article is for information only. Area descriptions are our English translation of the official Marathi text; the official ASR, guidelines and the Sub-Registrar's assessment prevail in every case. It is not legal, tax or valuation advice. Please verify your property's sub-zone and rate on the eASR portal before any transaction.