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.

From Wheels to Wings

Prithvi Asthana
Mar 11
2 min read

After a life-changing accident, Priya Sharma turned pain into purpose through sport and dance, building a nationwide community for women with disabilities.

Para athletes inspire the world with their performances, but few know their backstories. Even less attention is paid to the thousands of others with disabilities who continue to struggle every day.

Priya Sharma, a para-athlete from Chhindwara in Madhya Pradesh, is trying to change that — not just for herself, but for many girls across India. Through Dance with Wheels (DWW), she has created a platform where people with disabilities can dance, turning struggle into strength and inspiration.

Setback to Strength

Priya Sharma, once a trainer under the Pradhan Mantri Kaushal Vikas Yojna, saw her life change after a road accident in 2018. While returning from a 10-day training camp in Indore, the car she was travelling in met with an accident that permanently injured her spinal cord.

Her lower body was paralysed, and unable to cope with her disability, Priya slipped into depression. During the Covid-19 period, when TikTok was still legal, she spent hours watching videos of wheelchair users dancing with their upper bodies — and found inspiration.

The turning point came when Priya heard Paralympic medallist Deepa Malik’s story on the TV show Kaun Banega Crorepati. She realised that if Deepa could achieve so much despite similar challenges, she could too.

Slowly, she returned to sport and connected with disabled women dancers on TikTok. A sportsperson since school, she resolved to become a para-athlete and win a medal for India.

In 2023, she won the state championship in javelin throw and was selected for the national meet in Pune, where she finished in the top 10. In 2025, she won gold in javelin and silver in shot put at the 15th MP State Para Athletics meet.

After 2023, Priya began thinking about other women like her—with disabilities, struggling mentally and unsure where to turn. That led to the birth of Dance with Wheels. What began as a small virtual group of two or three people has now expanded across 16 states, bringing people with disabilities together online through dance.

Though Priya had no formal background in dance, she started it simply to empower women like herself. Today, it has grown into a nationwide community.

Dancing Beyond Limits

During 2025-26, the initiative engaged 37 women with disabilities and held 55 sessions. Its first offline event, Astitva, took place in Jaipur on December 17, 2025, bringing together dancers from 16 states.

The event aimed to bring women with disabilities out of their homes and help them feel empowered. Nine wheelchair dancers delivered a galvanising performance before an audience of over 350, proving that with the right support, people with disabilities can overcome immense challenges.

Because travelling with a wheelchair is never easy, Priya Sharma also held special sessions to prepare participants. She taught them how to fold their chairs and care for their bodies during long journeys. Some travelled 20 to 22 hours to attend.

All of it grew from Priya’s vision to change the lives of women like herself. Looking ahead, she said, "I want these dancers to compete for India in Paralympic Dance Sport, win gold for our country, and show the world that we are no less than anyone else.”

1 Comment

nitu8jan

Mar 14

Superb 💖