Ready Reckoner Rate Pune 2026-27: Area-Wise Rates and How They Work
Pune's ready reckoner rates for 2026-27 are the same as 2025-26. The Maharashtra government froze the Annual Statement of Rates (ASR) on 31 March 2026, so the April 2025 revision still applies: rates rose by an average of 4.16% in Pune Municipal Corporation limits and 6.69% in Pimpri-Chinchwad. Stamp duty is charged on the ready reckoner value or the agreement value, whichever is higher.
Key takeaways
- No revision for 1 April 2026 to 31 March 2027. Revenue Minister Chandrashekhar Bawankule announced the freeze on the last day of 2025-26, after the market had expected a 4-5% rise.
- The rates in force date from 1 April 2025, the first increase after two frozen years (2023-24 and 2024-25). Outside Mumbai the average rise was 4.39% (3.89% with Mumbai included); rural areas went up 3.36%.
- Rates are published per square metre, for five uses: open land, residential, office, shop and industrial. Baner flats, for example, sit between roughly Rs 42,800 and Rs 83,850 per sq m depending on the sub-zone.
- In PMC and PCMC limits a man pays about 7% stamp duty (5% duty, 1% metro cess, 1% local body tax), a woman 6%, plus a 1% registration fee capped at Rs 30,000.
- A deal below the ready reckoner value can create income tax for both sides, under section 78 (old 50C) for the seller and section 92(2)(m) (old 56(2)(x)) for the buyer.
What changed in 2025, and why nothing changed in 2026
The ready reckoner is the state's floor value for every piece of land and every built unit; our explainer on guideline value and ready reckoner rates covers the concept. What matters in Pune is the last four years.
The last big statewide revision before the current one came on 31 March 2022: an average 5% rise outside Mumbai, and 8.80% in municipal corporation areas. Rates then stayed flat for two years. On 1 April 2025 the IGR raised them again, with Solapur taking the largest increase at 10.17%, Pimpri-Chinchwad 6.69% and Pune city 4.16%.
For 2026-27 the government chose a freeze. The IGR's office said the 2025-26 rates continue from 1 April 2026, with only technical corrections: newly approved development plans reflected in zoning, new survey numbers added, and missing village names fixed. If anyone quotes you a "new RR", ask which sub-zone was re-mapped.
| Area | Average RR change, 1 April 2025 | Change, 1 April 2026 |
|---|---|---|
| Pune Municipal Corporation | +4.16% | Nil (frozen) |
| Pimpri-Chinchwad Municipal Corporation | +6.69% | Nil (frozen) |
| Municipal corporations statewide, excluding Mumbai | +5.95% | Nil (frozen) |
| Rural Maharashtra | +3.36% | Nil (frozen) |
| Maharashtra average, excluding Mumbai | +4.39% | Nil (frozen) |
Sample rates in areas people ask about
Each locality is split into sub-zones tied to survey or CTS numbers, and rates differ sharply between them. The figures below are the 2025-26 ranges as reported by portals that reproduce the ASR: a guide to the band, not the number for your flat.
| Locality | Residential flats, Rs per sq m | Roughly per sq ft | Other uses reported |
|---|---|---|---|
| Baner | 42,800 to 83,850 | 3,976 to 7,790 | Land 19,700 to 31,800 per sq m |
| Aundh | 54,450 to 1,04,000 | 5,058 to 9,662 | Not reported consistently |
| Kharadi | 41,250 to 71,900 (average about 51,000) | 3,832 to 6,680 | Offices 42,450 to 83,400; shops 50,950 to 92,500 |
| Wakad | About 53,780 | About 4,996 | Offices about 88,500 |
| Kothrud | Varies by sub-zone | n/a | Offices 69,950 to 1,52,850; shops 79,700 to 2,60,700 |
The per sq ft column divides by 10.764. Compare Baner's top residential rate, about Rs 7,790 per sq ft, with portal asking prices of roughly Rs 11,700 to Rs 12,000 per sq ft in 2026. The RR trails the market, so in most new-flat purchases your agreement value sets the duty. One portal also listed Hadapsar residential at Rs 80,000 per sq m, well above its neighbours; we could not confirm that figure elsewhere, so check it on the ASR before you rely on it. For price trends, see our Pune real estate market report.
How to look up your own rate on the IGR portal
The only authoritative number is the one on the IGR's eASR tool. The steps:
- Open igrmaharashtra.gov.in and choose e-ASR under Online Services. The newer eASR 2.0 tool is labelled beta, and the portal itself advises checking it against the older eASR rates.
- Select the Pune division, then Pune district, then the taluka (Pune City, Haveli, Mulshi, Maval and so on).
- Pick the village or, inside PMC and PCMC, the zone. Urban areas break down into value zones listed by CTS or survey number.
- Find the sub-zone that contains your survey or CTS number (it is on the 7/12 extract, the property card or your agreement).
- Read across the row: open land, residential, office, shop and industrial rates, all per square metre.
If a survey number straddles two zones or shows no match after re-zoning, the division's assistant town planner settles it. To see what similar flats in the same building actually registered at, use IGR Maharashtra free search for the Index II entries.
From rate to value: the parts buyers get wrong
Area basis
The ASR rate is applied to built-up area, not carpet area and not the super built-up figure a brochure quotes. A Pune valuer's summary of the 2025-26 guidelines for the rest of Maharashtra (outside Greater Mumbai) gives the conversion as built-up = 1.10 times carpet area, with the older 1.20 factor still usable for flats sold before 2 January 2018. If your agreement shows only carpet area, the sub-registrar will gross it up.
Age, floor and use
Older buildings are depreciated on the construction part of the rate, not the land part. Lofts count at 25% of the residential rate, a mezzanine at 50%, and a lower-ground shop at 80% of the shop rate. The published rate stays; the multiplier changes.
Agricultural land
For villages the ASR gives agricultural land a rate per hectare, split into jirayat (rain-fed) and bagayat (irrigated) land, while non-agricultural plots are rated per square metre. That is why a farmhouse plot in Mulshi or Maval can carry a much lower floor value before NA conversion than after it.
Worked example: a Baner flat bought above and below RR
Take an 80 sq m built-up flat in a Baner sub-zone rated at Rs 83,850 per sq m, the top of the reported band. The RR value is 80 × 83,850 = Rs 67,08,000.
Case 1, market deal at Rs 1.10 crore. The agreement value is higher, so duty is on Rs 1.10 crore. A male buyer pays 7% = Rs 7,70,000, plus the Rs 30,000 registration cap. Total: Rs 8,00,000. A woman buying alone pays 6% = Rs 6,60,000 plus Rs 30,000, total Rs 6,90,000.
Case 2, distress resale at Rs 62 lakh. Now the RR value is higher, so duty is on Rs 67,08,000: 7% = Rs 4,69,560, plus Rs 30,000 registration. Tax also enters. The RR value is 67,08,000 ÷ 62,00,000 = 1.082 times the price, inside the 10% tolerance, so the seller's capital gain is computed on the actual Rs 62 lakh (section 78 of the Income-tax Act, 2025, old section 50C), and the buyer has no deemed income under section 92(2)(m) (old 56(2)(x)).
Case 3, the same flat at Rs 58 lakh. Now 67,08,000 ÷ 58,00,000 = 1.157, beyond the tolerance. The seller's sale price is taken as Rs 67,08,000 for capital gains, and the buyer may be taxed on the Rs 9,08,000 difference as income from other sources, since the gap exceeds both Rs 50,000 and 10% of the price. Our note on capital gains tax on property sale explains the seller's side in full.
Where the ready reckoner can hurt you
The RR is a blunt instrument, and some people end up on the wrong side of it.
- Old buildings in high-rate sub-zones. A 30-year-old society flat in Kothrud or Aundh can sit close to, or even below, its RR value after the depreciation allowance is taken. A seller in a hurry can pay tax on a price never received.
- Disputed values. If the sub-registrar thinks the market value is understated, section 32A of the Maharashtra Stamp Act lets the instrument be referred to the Collector for adjudication, who fixes the value after hearing you.
- Portal numbers. Third-party tables often mix years or sub-zones. Print the eASR entry for your survey number, dated, and keep it with your file.
The stamp duty side of all this, including cess, concessions and GRAS payment, is covered in our guide to stamp duty in Maharashtra.
Frequently asked questions
Is there a new ready reckoner rate in Pune for 2026-27?
No. The state kept the 2025-26 rates for the year from 1 April 2026 to 31 March 2027. The only changes were technical: new survey numbers added, approved development plans mapped into zones and village names corrected. The rate you find on the eASR portal today is the one set in April 2025, when Pune city rose 4.16% on average.
How do I calculate the ready reckoner value of my flat in Pune?
Find the residential rate for your sub-zone on the eASR portal, then multiply it by the flat's built-up area in square metres. If you only know the carpet area, the rest-of-Maharashtra guidelines gross it up, by 1.10 for newer flats. Adjust for age, floor, lofts and use as the guidelines require. The answer is the minimum value the sub-registrar will accept.
What if my agreement value is lower than the Pune ready reckoner value?
You pay stamp duty on the ready reckoner value, not on the lower price. If the RR value is more than 110% of the price, income tax also follows the RR: the seller's gain is computed on it, and the buyer may be taxed on the gap. Inside that 10% band, both sides are taxed on the real price.
Where can I find the ready reckoner rate for agricultural land near Pune?
On the same eASR tool, choose the rural taluka (Haveli, Mulshi, Maval, Khed and others) and the village. Agricultural land is rated per hectare, separately for rain-fed and irrigated land. Non-agricultural plots in the same village are rated per square metre, which is usually far higher, so check the land's status on the 7/12 before you compare.
Does the ready reckoner rate decide my home loan amount?
No. Lenders appoint their own valuers and lend a percentage of the lower of their valuation and the agreement price. The RR value only sets the floor for stamp duty and feeds the income-tax tests on under-priced deals. A flat with a high RR can still get a smaller loan if the bank's valuer reads the market lower.
If you are weighing a Pune purchase and want a second opinion on the valuation or the paperwork, Realty Hunting's advisors are happy to go through it with you.
