Micro-Zoning, RR proposal: A reform opportunity

Mumbai: The government’s proposed introduction of micro-zoning and differentiated Ready Reckoner (RR) rates marks a significant shift in the way property valuations are determined across the state. The initiative, which seeks to assign distinct RR rates to high-rise buildings, slums, chawls and redeveloped properties within the same locality, has largely been welcomed by the real estate sector. Industry stakeholders, however, caution that the reform’s effectiveness will depend less on its...

min read

Micro-Zoning, RR proposal: A reform opportunity

Mumbai: The government’s proposed introduction of micro-zoning and differentiated Ready Reckoner (RR) rates marks a significant shift in the way property valuations are determined across the state. The initiative, which seeks to assign distinct RR rates to high-rise buildings, slums, chawls and redeveloped properties within the same locality, has largely been welcomed by the real estate sector. Industry stakeholders, however, caution that the reform’s effectiveness will depend less on its intent and more on the framework governing its implementation. The proposal comes at a time when property markets in major urban centres, particularly Mumbai Metropolitan Region (MMR), are witnessing increasingly diverse development patterns within the same neighbourhoods. Experts argue that uniform RR rates often fail to capture the substantial variations in infrastructure quality, redevelopment status, accessibility and market demand that exist even within small geographical pockets. Real estate professionals believe that a micro-zoning approach could help bridge the gap between official property valuations and actual market realities. More accurate valuation mechanisms can improve transparency in transactions, provide a fairer basis for stamp duty calculations and create a more nuanced framework for urban planning. Experts’ Comments Kamlesh Thakur, President, NAREDCO Maharashtra and Co-Founder & Managing Director, Srishti Group, believes the concept has merit but warns that the execution framework will determine whether the reform succeeds or creates fresh challenges. “The concept of micro-zoning and differentiated Ready Reckoner rates has the potential to make property valuation more reflective of local market realities and development potential. However, its success will depend entirely on the framework adopted for implementation. Unless there is a clear, transparent and objective policy with well-defined parameters, the introduction of micro-zoning could lead to increased discretion at the administrative level, resulting in uncertainty and inconsistent outcomes,” he said. According to Thakur, valuation systems that allow excessive room for subjective interpretation can generate disputes, create inconsistencies in assessments and undermine business confidence. His concerns reflect a broader industry apprehension that redevelopment projects—already burdened by lengthy approval processes and rising costs—could face additional uncertainty if valuation criteria vary across administrative jurisdictions. Kaushal Agarwal, Chairman, The Guardians Real Estate Advisory, views the proposal as a logical evolution of property valuation practices, particularly in rapidly transforming urban markets. “The move towards differentiated Ready Reckoner rates through micro-zoning is a progressive step, as property values can vary significantly within the same locality depending on factors such as infrastructure, accessibility, building quality and surrounding development. If implemented effectively, it has the potential to make property valuations more realistic and aligned with actual market dynamics,” he said. Transparency, Methodology At the same time, Agarwal emphasized that transparency and data quality will be critical to ensuring credibility. “However, the success of this initiative will depend on the transparency of the methodology, the quality of data used, and the consistency of its application across micro-markets. Buyers, investors, and developers value clarity and predictability in valuation mechanisms. A well-defined and publicly accessible framework will be essential to avoid ambiguity, strengthen market confidence, and ensure that the new system delivers greater accuracy without creating uncertainty in transaction pricing or investment decisions,” he noted. Uniformly Implemented Echoing similar concerns, Dhruman Shah, Promoter, Ariha Group, said the government must ensure that the system remains easy to understand and uniformly implemented. “The move towards micro-zoning reflects an effort to modernize property valuation and make it more representative of actual market conditions. However, it is important that the system remains simple, transparent and uniformly enforced across regions. If multiple layers of interpretation emerge during implementation, it could lead to disputes and delays, particularly for redevelopment projects that already involve complex approval processes. Industry consultation at every stage will help create a practical and effective framework,” Shah said. As the state explores one of the most significant changes to its property valuation mechanism in recent years, the industry appears broadly supportive of the objective. Yet the consensus remains clear: the success of micro-zoning will depend on transparency, consistency and stakeholder consultation. Without these safeguards, a reform intended to improve valuation accuracy could inadvertently introduce new layers of uncertainty into an already complex real estate ecosystem.

Bank accounts, realty deals under SIT lens

Quaid Najmi
Mar 26
3 min read

Mumbai: The Special Investigation Team (SIT) probing self-styled godman Ashok Kharat has widened its investigation, turning the spotlight on his financial empire with a detailed scrutiny of bank accounts held by him, his family and close associates.

Investigators have so far identified five bank accounts linked to Kharat across major lenders: State Bank of India, Union Bank of India, ICICI Bank, Saraswat Bank and Vishwas Cooperative Bank. These accounts hold deposits totalling Rs 40.87 crore and are now under the scanner to trace sources, transaction trails and possible beneficiaries.

Sleuths suspect that the accounts may reveal financial links to a web of property deals, investments and other transactions — both legitimate and dubious — and the SIT is now examining possible offences such as tax evasion and money laundering.

Earlier this week, the SIT informed a Nashik court that raids carried out at Kharat’s office, farmhouse and other premises led to the seizure of Rs 6.53 lakh in cash, two laptops, multiple mobile phones, a DVR system, hidden cameras, and gold ornaments — 20 tolas from his wife and 12 tolas in his name.

Simultaneously, Kharat’s chartered accountants, Prashant Palde and Kiran Kataria, told investigators that the accused had travelled extensively abroad in recent years, visiting countries including the United States, France, Australia, UAE, Peru, Malaysia, Indonesia and more.

The SIT has also approached the Inspector General of Stamps, Pune, to help detect additional properties linked to Kharat and his network.

Realty Investments

So far, the investigators have uncovered a sprawling portfolio of realty investments comprising agriculture, commercial, bungalows, flats, etc., spread in Nashik, Pune, Ahilyanagar and even Raigad, standing in the names of Kharat or his family or certain business associates.

They include: 33 acres of land and a farmhouse (Mirgaon); 10 acres of land (Pathardi village); 6 acres (Sinnar); 4.5 acres in own name and 5.5 acres (Shirdi and Kakadi); an 800-sq.ft flat and a bungalow in Karmayogi Nagar (Nashik); plots totalling 12 gunthas (around 12,000 feet in Ojhar); 6 gunthas (Adgaon, Nashik); 11 gunthas in daughter Shrusti’s name and a plot (Sangamner and Pune); a 180 sq.ft office at Canada Corner (Nashik); a marriage hall in partnership with others (Shirdi); 6 acres as a joint partner with five others (Sinnar).

Public Prosecutor Ajay Missar told the court that the SIT is probing whether more undisclosed assets exist, while also examining if questionable transactions led to losses to the public exchequer. Authorities are coordinating with the Income Tax Department as part of the financial probe.

One transaction under the radar involves a two-hectare agricultural plot in Mirgaon, donated to Kharat’s Shri Shivnika Sansthan Trust by a Mumbai-based devotee. The land was reportedly purchased in May 2019 for Rs 24 lakh and transferred to the trust almost immediately through a gift deed.

However, the same gift deed document pegged the land’s market value at Rs 32 lakh — a shocking jump of Rs 8 lakh within hours — raising red flags over possible irregularities or manipulation in valuation, with likely connivance of officials. The Shri Ishaneshwar Temple on the land was constructed in 2009–2010, allegedly using public contributions, as claimed by several political leaders.

Fear of ‘Elimination’

Shiv Sena (UBT) leader Ambadas Danve has raised concerns, alleging that those exposed in the recovered videos could attempt to eliminate the godman — currently in police custody. Danve claimed that as more explicit material surfaces, individuals implicated in the videos may ‘join hands to silence him through an extra-judicial killing to prevent further revelations.’