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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.

How Long Will the Selectors Wait Before They Give Vaibhav Sooryavanshi the India Cap?

In the grand theatre of Indian cricket selection, where committees move with the urgency of a sloth on sleeping pills, we have a genuine phenomenon on our hands: Vaibhav Sooryavanshi. Fifteen years old. Yes, fifteen. The boy is still closer in age to a school science project than to a driving license, yet he bats like he’s got a personal grudge against bowlers and gravity itself. But fear not, dear cricket fans. Our wise selectors are on the case. They’re thinking. They’re deliberating. They’re probably waiting for him to complete his tenth standard exams first.


Let’s recap the rap sheet of this pint-sized destroyer, because it reads like a satirical fever dream. At 13, he became the youngest player to bag an IPL contract. At 14, the youngest debutant in IPL history. Still 14, the youngest centurion in men’s T20 cricket—101 off 38 balls, a knock so violent it made seasoned pros check if their insurance covered emotional trauma. In IPL 2026, he’s been dropping bombs: 776 runs in 16 matches, a strike rate flirting with 237, one century, five fifties, and a record 72 sixes that made Chris Gayle file a police complaint for identity theft.


He guided India to U19 World Cup glory earlier this year with a Player of the Tournament award and a 175 off 80 in the final. The kid treats Jasprit Bumrah like a net bowler and Pat Cummins like a friendly neighborhood spinner. And yet, here we are, in May 2026, still asking the profound philosophical question: When will this child get an India cap?


Oh, the selectors must be busy. Perhaps they’re conducting a thorough background check to ensure he’s not actually a time-traveling 28-year-old in disguise. Or maybe they’re waiting for him to fill out a bit more, gain those crucial “senior player muscles” that apparently develop only after repeated domestic grind and several disappointing tours of England in April rain. Because nothing says “ready for international cricket” like surviving three rainy days in Manchester while scoring 12 not out.


The humor here is darker than a Delhi power cut. We live in an era where T20 cricket has the shelf life of a tweet, yet we treat prodigies like fine wine that needs decades in the cellar. “Let him play more India A matches,” they’ll say, as if the boy hasn’t already embarrassed international bowlers in the IPL. Imagine the conversation in the selection meeting:


“Gentlemen, Sooryavanshi just hit 97 off 29 balls with 12 sixes.”


“Impressive. Has he played enough Ranji Trophy though?”


“He debuted in Ranji at 12!”


“Still… let’s give him time to mature.”


Mature? The kid is 15. At this rate, by the time they pick him, he’ll be 18, married, with two kids, and wondering why his prime was spent smashing domestic bowlers while the national team kept losing middle overs.


Sarcasm aside (well, not really), this cautious approach is comedy gold in a sport that celebrates audacity. Indian cricket has a proud history of fast-tracking talent when it suits—remember Yuvraj, Kohli, or even the occasional punt on raw pace. But with Sooryavanshi, it feels like the selectors are auditioning for a role in a particularly slow episode of The Office. “Yes, he’s destroying attacks, but what about his ability to play the forward defensive in a Test match that no one will watch?” Never mind that the boy’s technique looks cleaner than most seniors, and his fearlessness is pure.


Legends are already banging the drum. Kumar Sangakkara has backed him for a call-up. Virat Kohli gifted him a signed cap (the closest thing to official recognition so far). Sehwag, Gavaskar, even Rabada from the opposition camp—everyone sees it. The boy isn’t just talented; he’s a generational storm. Yet the BCCI selection machinery operates on “process.” Process, in this context, apparently means watching him dominate for another two seasons while muttering about “long-term planning.”


Picture the alternate universe where they actually pick him now for the upcoming T20Is. Opposition captains would call for a timeout just to process the horror. Bowlers would develop sudden finger injuries. Commentators would run out of superlatives and start speaking in tongues. “And Sooryavanshi has dispatched that to the orbit… again.” Sponsors would print jerseys in children’s sizes. The meme economy would boom.


Instead, we’ll likely get the measured, responsible approach. He’ll tour Sri Lanka with India A, score 800 runs at 250 strike rate, and then someone will say, “Let’s see how he handles pressure in Ireland.” Ireland! Because nothing tests a prodigy like a friendly against associate nations.


Look, I get it. Hype can destroy young players. Injuries, form dips, the suffocating weight of expectation in India—it’s a minefield. But when the minefield is being cleared by the player himself with sixes that travel faster than most cars on Mumbai roads, perhaps it’s time to trust the evidence.


Vaibhav Sooryavanshi isn’t asking for special treatment. He’s just out there doing what prodigies do: making the impossible routine. At 15, he’s already rewritten records books that veterans spent careers chasing. The selectors waiting game isn’t caution anymore—it’s comedy. Expensive, frustrating comedy.


So here’s my humble plea, wrapped in sarcasm: Dear selectors, the boy has done everything except perhaps file his income tax return (which, at his age, is probably handled by his parents anyway). Give him the cap before he needs to shave regularly. Before he starts giving fatherly advice to Rohit Sharma. Before the rest of the world starts wondering if India is run by a selection panel or a group of particularly anxious accountants.


Because if you wait much longer, we won’t be celebrating a new Indian star. We’ll be explaining to future generations why we kept the most exciting talent on the bench while he was busy conquering the planet.


And that, my friends, would be the real joke.


(The writer is a senior journalist based in Mumbai.)

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