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.

SIT exposes dark underworld of lust, greed

Abhijit Mulye
Apr 7
3 min read

Godman sexually exploited vulnerable women with ‘divine power and death’ threat

Mumbai: The Special Investigation Team (SIT) probing the sprawling criminal empire of self-styled godman Ashok Kharat held its first press conference on Tuesday signalling a decisive turn in a case that has sent shockwaves across Maharashtra.

Speaking from the center of the investigation, SIT Chief and IPS officer Tejaswi Satpute broke the silence to detail a harrowing pattern of sexual exploitation, massive financial fraud, and the calculated manipulation of faith.

The investigation has now officially expanded to encompass twelve separate criminal cases across the Nashik and Ahilyanagar districts, with the SIT directly managing nine of the most severe charges. This specialized unit, comprised of twenty-four handpicked officers including two Deputy Superintendents and a battery of inspectors, is working against a strict timeline to dismantle what Satpute described as a deeply entrenched “ecosystem” of exploitation.

The sheer scale of the allegations against Kharat, 67, is unprecedented. Of the nine cases currently under SIT jurisdiction, eight involve grave charges of sexual assault against women who sought spiritual guidance but were met with systematic abuse. The remaining cases involve a complex web of cheating, violations of the Anti-Superstition Act, and illegal money lending practices under the 2014 Act.

Theatrical Exploitation

Investigators revealed that the accused would drugged victims with sedative-laced “holy water” or use hypnosis before carrying out assaults, often recording the acts to ensure the victims’ silence through blackmail. Central to Kharat’s modus operandi was the theatrical exploitation of human fear and religious devotion.

During the briefing, Satpute explained how the accused utilised sleight of hand in the deliberate darkness of the temple premises to simulate supernatural occurrences. He used props such as plastic snakes, tiger skins, and enchanted stones to convince followers of his divine powers. By instilling a paralyzing fear of impending family deaths or social ruin, he coerced victims into surrendering both their bodies and their life savings. The SIT has already interviewed over thirty witnesses whose testimonies paint a portrait of a man who viewed the spiritual vulnerability of others as a lucrative business model.

Bank Accounts

Preliminary findings have uncovered a staggering network of over one hundred and thirty bank accounts linked to Kharat and his associates, through which transactions exceeding sixty-three crore rupees were funnelled. Many of these accounts were allegedly opened in the names of unsuspecting individuals or family members of high-profile associates to mask the origin of the funds.

Predatory Loan

Reports suggest that much of this real estate was acquired through predatory loan agreements and the fraudulent seizure of ancestral lands from local farmers.

The investigation is also pivoting toward the influential network that allowed Kharat to operate with impunity for years. Satpute addressed growing public and political speculation regarding Kharat’s ties to high-ranking officials and politicians, whose photographs with the accused have circulated widely on social media. She clarified that the SIT is meticulously following every lead provided by complainants and witnesses to determine if these figures played a role in facilitating his crimes or shielding him from legal consequences.

The “ecosystem” that sustained this fraudulent godman is being treated as a secondary but vital layer of the criminal inquiry, with Satpute asserting that no one found to be a co-conspirator will be spared from legal action.

The SIT aims to submit a comprehensive charge sheet within the next 40 days, as they continue to seek extended custody of Kharat to uncover the full extent of his dark legacy.

Hundreds of web links removed

Tejaswi Satpute also urged citizens to delete any sensitive videos of the victims from their mobile devices and warned media outlets against speculative “media trials” that could jeopardise a fair verdict. The SIT has already removed 4,650 web links for revealing identity of the victims and shut down 451 social media handles for repeatedly updating the videos of victims. Also, two cases too have been filed for revealing the identity of the victims wherein six persons have already been arrested, Satpute said.