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By:

Bhalchandra Chorghade

11 August 2025 at 1:54:18 pm

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...

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.

Dhurandar and the Decline of Doubt

Cinema ceases to interpret reality when it begins to shape how that reality is understood.

There is a reason history is easier to watch. Even when it is selective, dramatised, or quietly biased, history comes with distance.  It allows us to engage without feeling implicated. We can question it, critique it, even reject it - but we are not inside it. The present offers no such comfort.


When cinema focuses on the present, it ceases to be a secure narrative space. It starts shaping how we interpret the world around us. That is when storytelling transforms into influence, persuasion, and sometimes even instruction.


I was reminded of this while watching the second half of ‘Dhurandhar 2.’ What began as narrative slowly hardened into assertion. Characters seemed less like individuals navigating complexity and more like instruments carrying a message. The film was no longer asking questions. It was providing answers.


Shaping Reality

This shift became particularly clear when the storyline started to mirror recent, recognisable events that remain part of our evolving public memory rather than distant, settled history. And when cinema engages with such material, it enters a different domain. It is no longer simply interpreting reality; it is actively shaping how that reality is understood.


At these moments, the narrative seemed to shift from depicting complexity to organising it. Situations that remain subjects of debate in public life were presented with a certain finality, as if their meaning had been settled and their implications resolved. The usual ambiguity surrounding such issues - the multiple viewpoints, the unresolved tensions - was noticeably missing.


Instead, what emerged was a linear clarity. And that clarity has consequences. When real, contested events are woven into a story with a clear narrative structure, the film offers not just a sequence of events, but a way of understanding them.


For the viewer, this creates a subtle yet significant shift. The focus shifts from asking ‘what happened’ to ‘how I should interpret what happened.’ And when that interpretation is presented without space for other possibilities, storytelling begins to resemble positioning. And that shift is not neutral.


Even those not yet compelled to take a stance can sense when a story ceases to invite interpretation and begins demanding alignment. Neutrality depends on ambiguity; it relies on the idea that multiple truths can coexist. However, once a narrative presents itself not as a perspective but as the reality, it destroys that space. The viewer is no longer a participant in creating meaning; they are being positioned.


This is not just a cinematic shift. It is a cultural one. We are shifting from an era of suggestion to one of certainty. From narratives that open windows to those that close ranks.


And yet, there was another layer that complicates this critique.


Unlike many films that direct anger at entire communities or nations, this one chose to clarify its conflict more precisely. The focus was on terrorism and terrorists — not identities. That distinction is important. It introduces a rational element into the story. It separates actions from identities, and in doing so, temporarily restores a sense of coherence. In fact, it even changes how violence is perceived.


Predetermined Conclusion

The physical aggression on screen persists, but it seems less random. Less like an emotional outburst and more like something structured within a clear logic. Precision, even if uncomfortable, can seem more acceptable than implication.


But that precision does not negate the wider concern. If anything, it intensifies it because it exposes how contemporary narratives function: assertive in tone, selective in clarity, and increasingly at ease with guiding the viewer towards a predetermined conclusion.


And when that assertiveness intersects with themes of policy, governance, or the state, the stakes shift. What might be defended as storytelling begins to be perceived as messaging. And the word that inevitably enters the discussion is propaganda even though it might not always be the intention. 


The moment audiences start to question why something is being said rather than focusing on what is being said, trust has already begun to shift. Or so one might think. Because that is not what I saw in the theatre.


There was applause, whistling, and moments of collective approval. The most forceful scenes elicited the loudest reactions, which prompts an uncomfortable question: do we, in fact, want to be told what to think?


Because the audience response suggests something else. It implies that certainty, when it matches existing beliefs or emotions, is not challenged but rewarded. What might otherwise seem like an imposition begins to feel like validation.


And validation is powerful. It transforms spectators into participants. It turns agreement into performance in form of clapping, cheering and affirming. The film is no longer just being watched; it is being collectively endorsed in real time. This complicates the idea of propaganda.


Propaganda is often seen as something imposed on a passive audience. But what if the audience isn’t passive at all? What if it is actively looking for narratives that confirm, simplify, and strengthen what it already feels?


Cinema no longer just shapes opinion; it responds to, amplifies, and feeds it back with greater certainty. The risk lies in that shift - not because people are being told what to think, but because they may be becoming more comfortable with being told.


The danger, then, is not only in assertive storytelling but also in the quiet erosion of our appetite for complexity. Because once certainty becomes satisfying, ambiguity begins to feel like weakness.


And stories that ask questions may start to seem less compelling than those that provide answers.


This takes us back to the original discomfort. Perhaps the problem is not merely that cinema is becoming more assertive. Maybe it is that we, as audiences, are becoming more open to that assertiveness. And if that is true, the question is no longer about filmmakers. It concerns us as well.


(The writer is a learning and development professional. Views personal.)


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