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.

Raj Thackeray tormented over ‘missing kids’ in state

Quaid Najmi
Dec 13, 2025
2 min read

Mumbai: Expressing grave concerns over the steep rise in cases of ‘missing children’ in the state, Maharashtra Navnirman Sena (MNS) President Raj Thackeray has accused the state government of treating the matter casually and failing to respond to it urgently.

In an open missive on 'X' to Chief Minister Devendra Fadnavis, Raj Thackeray quoted data from the National Crime Records Bureau (NCRB) pointing at almost an alarming 30 pc increase in the number of children ‘missing’ in the state between 2021-2024.

When asked for his reactions, Fadnavis told media-persons in Nagpur that he had not read the letter, but the issue raised is important and he would reply to it. Fadnavis stated that the NCRB has also provided the reasons why the kids go ‘missing’, how they return and the period, ranging from 3 days to 18 months.

Dwelling on the sufficiency of the NCRB figures, he contended that they reflect only complaints formally registered by the police and thousands of cases may never be reported.

On the ‘rescue, return and reunion’ of such missing children, he pointed to the sheer psychological trauma they may have suffered and sought to know how such child-lifter networks continued to thrive openly and blatantly.

The MNS chief targeted what he claimed was the “state’s lack of proactive measures to identify and dismantle child-begging rackets” as many juveniles can be seen begging at railway stations, bus stands, traffic signals, often accompanied by adults with doubtful authenticity.

“If some woman claims to be the child’s relative or guardian, should the government not order a thorough probe? Is it inappropriate to consider even a DNA test in suspicious cases,” Raj Thackeray demanded.

Slamming the government and the Opposition, he lamented how both sides failed to prioritise such urgent social issues in the legislature where discussions centre around partisan sparring.

The letter also mentions attempts by the Centre to coordinate with states on the ‘missing or trafficked children’, regretting how political upmanships and symbolic debates prevent meaningful action on the ground.

The NCRB said that Maharashtra has consistently ranked among states with the highest number of ‘missing children’, particularly in urban centres like Mumbai, Thane, and Pune.

Simultaneously, experts, child rights NGOs and activists have warned about trafficking networks that exploit poverty, migration and weak law enforcement and low convictions, despite official rescue missions or rehab efforts.

In his appeal, Raj Thackeray called upon Fadnavis to take concrete, visible measures rather than discussions and conventions. “Maharashtra expects decisive steps from you, not speeches. Jai Maharashtra,” he signed off.

In October 2023,Sharad Pawar red-flagged ‘missing girls-women’

This is the second major social cause by a political leader, two years after Nationalist Congress Party (SP) President Sharad Pawar had red-flagged nearly 20,000 ‘missing women and girls’ from the state between Jan-May 2023.

In the present instance, Raj Thackeray said that “behind the statistics lies a far more disturbing reality involving organised, inter-state gangs that kidnap children, physically abuse them and force them into begging rings”.

“Little kids are assaulted, made to beg and shifted across states. Groups of children disappear suddenly, and the government appears unable, or unwilling, to grasp the seriousness of what is happening,” said Thackeray in a strong tone.