top of page

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.

Learn to Accept Defeat, Ms. Banerjee

Writing this piece, I find myself thinking of Shakespeare’s Margaret. Those who have read the Henry plays or Richard III will understand why. Margaret rose from nothing to the heart of English royal power. She fought, she governed, and she eventually became an irrelevant shadow haunting the court of her enemies, clutching at past glories, refusing to accept defeat. On the political stage of West Bengal, that scene has just been performed again.


Let me go back a little to some uncomfortable truths that history insists on keeping alive. What did Mamata Banerjee fight against in 2011? The CPM's cadre raj. The syndicate rackets. Booth capturing. Physical violence against opposition workers. The state machinery bent entirely to serve one party. The seizure of farmers’ land in Singur. Murder, rape, the erosion of ordinary people's social protections. Can anyone honestly say those were unjust causes? I still remember her combative conduct in Parliament over the question of Bangladeshi infiltration, something today’s Gen Z would have no reason to know about. People stood with her then. She came to power carrying real hope, because at that moment Mamata Banerjee was a genuine mass leader, the answer to three decades of Left Front suffocation.


And the charges against her in 2026? Identical. Cadre raj, now in Trinamool colours. Syndicate networks, now running coal, sand and cattle smuggling. Booth capturing, the method unchanged, only the party flag different. Attacks on opposition workers: the post-poll violence of 2021 is still raw in people's memory. And in recent years, the parallel government run through IPAC and civic volunteers was simply institutional corruption wearing a new face. The machinery that once ground people down under the Left, and drove them to revolt, was rebuilt and run by her. People revolted again. History offers this lesson repeatedly. Mamata’s tragedy is precisely here: in her campaign to destroy the BJP, there was no one beside her willing to speak this truth plainly to her.


The lesson people delivered to the Left Front in 2011 was sharper than what they had given Congress in 1977. But what has just been delivered is sharper still, and not only in terms of seats and votes (Trinamool itself won 184 seats in 2011). It is sharper because this time the opposition offered no Chief Ministerial face, no single leader to rally behind. West Bengal’s political culture does not usually work this way. People here love icons; they want alternatives presented to them.


There is even a long-standing charge that Bengal’s voters prefer not to do the work of choosing their own leaders. Yet this time people voted against Mamata by doing exactly that, choosing for themselves. Because until now, almost everyone believed Mamata Banerjee was the mass leader, and that no party had anyone capable of defeating her. The mandate delivered without that crutch is all the more significant.


In football, we know the difference between home and away matches. Politics rarely offers such clean illustrations. In 2021, the Nandigram contest between Suvendu Adhikari and Mamata Banerjee was a home match for him and an away match for her. In 2026, it was reversed: Mamata’s home ground, Suvendu away. Suvendu won both times. The truth must now be accepted: Suvendu Adhikari knows how to defeat Mamata Banerjee.


How he did it, not once but twice, can become the subject of future research in political science. In 2011, among the many reasons for Mamata’s rise, this man played no small part. He was her younger comrade then, the eldest son of the Adhikari family, the man who stood up against the CPM in its stronghold of Nandigram.


But why did Mamata lose? What are the visible causes that made this defeat inevitable?


Cynical Exploitation

On permanent employment, her government failed. West Bengal’s migrant workers leave their own state for work elsewhere because there is none for them here. Women's safety is non-existent, and no amount of Lakshmir Bhandar advertising could conceal that. The cynical political exploitation of the Waqf issue confused and alienated a section of the Muslim community. Government employees were treated with contempt, their unions mocked almost as one might dismiss stray dogs on the street. Their legitimate rights were denied. Her own police lathi-charged them on more than one occasion.


And then came the worst wound, inflicted just before the election. The remark suggesting that if one community united, it could finish off the majority in a matter of moments. That single sentence destroyed years of accumulated political capital. You can frighten people into silence, but when a frightened person stands alone before the ballot box, they vote against the fear itself, against the one who threatened them, to protect themselves. This is precisely where the Election Commission's role mattered. They made it possible for people to stand before the EVM without fear. They preserved the public's trust in the voting process. People who had welfare money but no actual right to cast a free vote exercised that right, and they chose freedom: freedom from the atmosphere of fear that Mamata Banerjee had created. She did not understand this simple equation, or chose not to. And that, I believe, is the invisible reason at the heart of her defeat. She came to believe that power had made her accountable to no one.


Shakespeare understood this before any of us did, and more deeply than any political analyst ever has. In Macbeth, on the night after the king’s murder, when Macbeth himself is shaking with fear, Lady Macbeth tells him calmly: “A little water clears us of this deed.” What has been done can be buried, explained away, drowned out by counter-attack.


But the fifth act comes. We see Lady Macbeth walking in her sleep, scrubbing her hands together in the dark, trying to wipe away blood that is no longer there. “Out, damned spot, out.” And then that helpless cry: “Will these hands ne’er be clean?” The doctor watching her understands: he has no medicine for this illness. The stain is not on the skin. It is on the conscience. And a stain on the conscience does not lift through denial.


Fighting Reality

Now, after losing her own constituency by fifteen thousand votes, the Honourable ex-Chief Minister says that over a hundred seats were “looted.” That the Election Commission was biased. That the Centre conspired. Perhaps some of these charges have a basis; perhaps none do. But when the BJP wins 205 seats and 46 per cent of the vote, “loot” alone cannot account for it. The people voted. And that has to be accepted.


Various explanations have been offered. Some point to consolidation of opposition votes. Some say Hindu polarisation. Some say a swing of Left votes. Suvendu himself noted that in Ward 77 of Bhawanipur, every Muslim vote went to Trinamool and not one Muslim voted for him, yet the CPM's roughly ten thousand Hindu votes in that assembly segment came to him. But when his party’s seat tally exceeds even his own prior expectations by such a large margin, all these analyses become secondary. One truth remains: people voted. Across identities, Hindu, Muslim, Left-leaning, anti-establishment, a very large section chose the BJP. To deny this is to deny the people themselves.


Mamata Banerjee has lived a remarkable political life. The young woman who entered Parliament at 29 by defeating Somnath Chatterjee, who left Congress alone and built her own party, who went on hunger strike in Singur, who dismantled a Left fortress standing for 34 years: no one can take that away from her. History will record her name. But the final test of greatness is the exit, not the entrance. Nelson Mandela stepped down after one term. Atal Bihari Vajpayee accepted defeat and withdrew in silence. They are larger in history because their endings were graceful. Had Mamata said today, “I accept the people's verdict, I thank the people of West Bengal,” history would have placed her higher still. Instead, she has chosen denial and accusation. Margaret’s path.


Accepting defeat is not weakness, Honourable Chief Minister. Accepting defeat means accepting the people. And for someone who entered politics in the name of the people, is that really too much to expect?


(The writer is a Natyashastra scholar, theatre director and political commentator. Views personal.)


Comments


bottom of page