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.

Human sacrifices suspected; five bullets missing

Quaid Najmi
Mar 24
3 min read

Mumbai: In a high-voltage courtroom packed with tension, the Nashik Sessions Court extended the police custody of fake godman Ashokkumar Eknath Kharat till March 29, as investigators sought time to probe shocking leads pointing at suspected human sacrifices and huge wealth besides the alleged sexual exploitation crimes.

In a startling revelation, the police said that they recovered a black revolver with 21 bullets from his Mirgaon farmhouse, but five shells are missing. The Public Prosecutor Ajay Missar said that this, coupled with other circumstantial evidence has raised suspicions of possible human sacrifice, though it has yet to be confirmed.

Kharat, 67, his face covered in a black cloth, was produced before the court at 3:50 pm, when the courtroom was crowded with lawyers, activists and commoners, while firebrand women’s leader Trupti Desai staged a noisy protest outside.

The Chief Minister Devendra Fadnavis made a statement in the Assembly on the Bhondu baba scam that has rocked the state polity for the past week with sensational details emerging daily in the investigations.

Sedative Substances

In Nashik, seeking extension of Kharat’s custody, the SIT IO Kiran K. Suryanshi informed the court details of the probe so far. He said that Kharat’s victims were given pedhas, crystal sugar and water after which they experienced nausea, pointing to sedative-laced substances which need to be traced.

The police also seized Rs. 6.53 lakhs in cash, two laptops and a DVR, the mobile phones of the accused and his associates are being investigated to determine the number of targeted victims, and the financial trail of his dealings of the globe-trotting Kharat, who is facing a total of 8 cases, including 6 lodged by his victims in different police stations.

Snakes’ Use

The prosecution said that the SIT wants to probe allegations that Kharat used cobras, snakes and tigers to proclaim himself as a ‘Siddha Purush’ with supernatural powers during his rituals. A pen drive with videos of his victims also needs to be probed and confirmed, besides recovering deleted data from his mobile phone and other devices through Forensic experts.

The sleuths have to dig out if these creatures were real or dummies, and whether wildlife laws are violated. He allegedly distributed the rare musk (Kasturi) suggesting illegal exploitation of the wildlife for his illicit activities, and details of his associates and accomplices in these crimes.

Opposing the plea for further custody, Kharat’s lawyer said that the investigation has already run for seven days, the police have recovered videos, electronic devices, cash and weapon, no additional evidence including a purported pen drive are officially recorded, and hence the probe can continue without his further police remand.

During the proceedings, Kharat was seen standing with his head bowed, staring at his hands, without displaying emotions or making eye contact with anybody.

When the court asked him for his version, he merely said: “I have no knowledge of snakes or tigers, hearing it for the first time. I only visited the temple occasionally during festivals when there were around a 100 people present. I have answered all the questions during the interrogation.”

After hearing both sides, the Additional Chief Judicial Magistrate Patil granted extension of Kharat’s custody by five more days till March 29, to enable the SIT probe the remaining angles.

Cops bar media

Considering the sensitivity of the sensational case, through Sahyog portal, the SIT has approached social Media like Instagram, YouTube or Facebook to delete or strike down photos/videos that could violate the privacy of Kharat’s victims.

Television channels which telecast such videos have been slapped with notices of warning proceedings under the BNSS Act, Sec. 72(1), after which several news outlets have complied.

Kharat is facing a total eight cases, including five from the victims comprising those in some alleged videos that went viral, one through a victim’s relative and 2 other related matters, which the STI is probing from multiple angles.