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.

Gadchiroli SP declares Maoist menace ‘almost over’

Abhijit Mulye
Dec 9, 2025
3 min read

Mumbai: In a resounding statement signalling a historic shift, Gadchiroli Superintendent of Police (SP) Neelotpal has declared the district, once the dark heart of the ‘Red Corridor,’ is on the verge of becoming completely free of the Naxal menace. The SP expressed absolute confidence in the complete eradication of the banned CPI (Maoist) presence, noting that the remaining cadres have dwindled to a mere handful.

“There has been a sea change in the situation,” SP Neelotpal stated, highlighting the dramatic turnaround. He revealed that from approximately 100 Maoist cadres on record in January 2024, the number has plummeted to barely 10 individuals whose movements are now confined to a very small pocket of the Bhamragad sub-division in South Gadchiroli, near the Chhattisgarh border. “North Gadchiroli is now free of Maoism. The Maoists have to surrender and join the mainstream or face police action... there is no other option.”

The SP attributes this success to a meticulously executed multi-pronged strategy encompassing intensified anti-Maoist operations, a robust Civic Action Programme, and the effective utilisation of Maharashtra’s attractive surrender-cum-rehabilitation policy.

The Gadchiroli Police, especially the elite C-60 commandos, have achieved significant operational milestones. In the last three years alone, they have neutralised 43 hardcore Maoists and achieved a 100 per cent success rate in operations without police casualties for nearly five years. SP Neelotpal highlighted that the security forces have aggressively moved to close the “security vacuum,” which was once an estimated 3,000 square kilometres of unpoliced territory used by Maoists for training and transit. The establishment of eight new police camps/Forward Operating Bases (FoBs) since January 2023, including in the remote Abujhmad foothills, has been crucial in securing these areas permanently.

Winning Hearts, Minds

The Civic Action Programme has been deemed a “game changer” by the SP. Through schemes like ‘Police Dadalora Khidaki’ and ‘Project Udaan’, the police have transformed remote outposts into service delivery centres, providing essential government services and employment opportunities. This sustained outreach has successfully countered Maoist propaganda and, most critically, resulted in zero Maoist recruitment from Gadchiroli for the last few years.

Surrender Wave

The state’s progressive rehabilitation policy has seen a massive influx of surrenders. “One sentiment is common among all the surrendered cadres: that the movement has ended, it has lost public support, and without public support, no movement can sustain,” the SP noted.

The surrender of key figures, notably that of Mallojula Venugopal Rao alias ‘Bhupathi,’ a CPI (Maoist) Politburo member, and his wife Sangeeta, was a “landmark development” that triggered a surrender wave. Since June 2024, over 126 Maoists have surrendered. The rehabilitation program offers land, housing under the Pradhan Mantri Awas Yojana, and employment. Surrendered cadres are receiving skill training and are successfully transitioning into normal life, with around 70 already employed in the local Lloyds plant.

A District Reborn

The transformation of Gadchiroli is now moving beyond security concerns. With the decline of extremism, the district is rapidly moving towards development and normalcy. The implementation of development schemes, round-the-clock electricity, water supply, mobile towers, and new infrastructure like roads and bridges is being given top priority.

He concludes that the police’s focus is now shifting from an anti-Maoist offensive to routine law-and-order policing, addressing new challenges like industrialisation, theft, and traffic management. With the Maoist movement in “complete disarray” and major strongholds like the Maharashtra-Madhya Pradesh-Chhattisgarh (MMC) Special Zone collapsing, the SP is highly optimistic. Gadchiroli is not just getting rid of the Naxal menace; it is embracing its future as a developing, peaceful district, well on track to meet the central government’s goal of eradicating Naxalism by March 31, 2026.