Average Ready Reckoner rate for a flat in Valnai area
₹16,952 per sq ft
₹1,82,470 per sq m
- Range by zone
- ₹13,785–₹17,799
- Zones
- 11
- Applicable from
- 1 Apr 2025
Valnai Ready Reckoner rate per sq ft by property type
Residential (flat)
₹16,952 per sq ft
₹1,82,470 per sq m
Range by zone ₹13,785–₹17,799
Open land (plot)
₹7,079 per sq ft
₹76,200 per sq m
Range by zone ₹2,180–₹7,810
Office
₹19,495 per sq ft
₹2,09,840 per sq m
Range by zone ₹15,853–₹20,469
Shops
₹21,190 per sq ft
₹2,28,090 per sq m
Range by zone ₹18,311–₹22,249
Industrial
₹16,952 per sq ft
₹1,82,470 per sq m
Range by zone ₹13,924–₹17,799
Flat rates in the Valnai locality range from ₹13,785 to ₹17,799 per sq ft (₹1,48,380 to ₹1,91,590 per sq m), depending on the zone. The highest is zone 70/327B; the lowest is zone 70/326A.
Zone wise Ready Reckoner rate in Valnai area
Ready Reckoner for Valnai area has 11 zones. They are described by roads, not plot numbers, so type your road, society or landmark in the box below to find yours.
No match? Take the CTS number from your property card to the Sub-Registrar office, and they can tell you the zone code to type here.
Still not sure? The Borivali Sub-Registrar office can confirm which zone it will use for your property. Our guide on finding your Ready Reckoner zone shows how to match your documents to a zone. If you think the value is too high, you can ask for it to be fixed under section 31 of the Maharashtra Stamp Act before you register. If the Collector fixes a higher value under section 32A, you can appeal within 60 days under section 32B.
Nothing matches. Try a road, landmark or society name from your agreement, or ask the Sub-Registrar office for the zone code.
| Zone | Area covered | Flat₹/sq m | Open plot₹/sq m | Office₹/sq m | Shop₹/sq m | Industrial₹/sq m |
|---|---|---|---|---|---|---|
| 70/326 | Area: the properties between: Malad Marve Marg to the north, New Link Road to the east, Malwani village boundary to the west and Malad South village boundary to the south. | 1,76,510 | 76,200 | 2,02,980 | 2,20,630 | 1,76,510 |
| 70/326A | Area: properties in CTS Nos. of the following division. | 1,48,380 | 63,630 | 1,70,640 | 1,97,100 | 1,49,880 |
| 70/326B | Area: properties included in the CRZ-I zone. | — | 24,290 | — | — | — |
| 70/326C | Area: properties included in the CRZ-I zone. | — | 24,290 | — | — | — |
| 70/326D | Area: the properties between: Kandivali village boundary to the north and west, New Link Road to the east and Malad Marve Marg to the south. | 1,76,510 | 76,200 | 2,02,980 | 2,20,630 | 1,76,510 |
| 70/327 | Area: the properties between: Chunnilal Girdharilal Marg to the north, Malad North village boundary to the east, New Link Road to the west and Malad South and Malad East village boundaries to the south. | 1,82,470 | 80,060 | 2,09,840 | 2,28,090 | 1,82,470 |
| 70/327A | Area: properties included in the CRZ-I zone. | — | 23,470 | — | — | — |
| 70/327B | Road: properties on both sides facing the New Link Road going from the southern village boundary of Mauje-Valnai, Taluka Borivali up to the northern village boundary. | 1,91,590 | 84,070 | 2,20,330 | 2,39,490 | 1,91,590 |
| 70/327C | Area: the properties between: Malad North village boundary to the north and east, New Link Road to the west and Chunnilal Girdharilal Marg to the south. | 1,82,470 | 80,060 | 2,09,840 | 2,28,090 | 1,82,470 |
| 70/327D | Area: properties included in the project situated in an area of more than 2 hectares. | 1,91,590 | 84,070 | 2,20,330 | 2,39,490 | 1,91,590 |
| 70/327E | Area: properties included under the slum area. | 1,82,470 | 76,250 | 2,09,840 | 2,28,090 | 1,82,470 |
— means the schedule publishes no rate for that zone.
Stamp duty and registration charges for a flat
In Mumbai you pay 6% stamp duty (5% duty plus 1% metro cess) and a 1% registration fee, capped at ₹30,000, on your agreement value or Ready Reckoner value, whichever is higher. Here is the minimum for a 1,000 sq ft flat at this area's average flat rate.
- Ready Reckoner value
- ₹1.7 crore
- 1,000 sq ft × ₹16,952 per sq ft
- Stamp duty (6%)
- ₹10,17,120
- 5% duty + 1% metro cess
- Registration fee (1%)
- ₹30,000
- Capped at ₹30,000
- Minimum you pay
- ₹10,47,120
- If your price is higher, you pay more
- Women buying a home on their own pay 1% less stamp duty: 5% instead of 6%.
- At ₹50 lakh or more, the buyer also deducts 1% TDS from the payment to the seller.
If your agreed price is more than ₹1.7 crore, use the stamp duty calculator for Valnai area to see what you will pay on your actual price.
Buying a resale flat
New and resale flats in the same zone have the same Ready Reckoner rate. At the average ₹16,952 per sq ft here, a 1,000 sq ft resale flat has a Ready Reckoner value of about ₹1.7 crore, the least the government accepts when the sale is registered. Ready Reckoner guidelines lower the value of the building as it gets older and raise it on higher floors in buildings with a lift, so two resale flats in one zone can differ a little. The price you agree with the seller is often higher, and banks lend on their own valuer's report, not on Ready Reckoner rate.
Valnai Ready Reckoner rate FAQs
What is Ready Reckoner rate in Valnai per sq ft?
About ₹16,952 per sq ft (₹1,82,470 per sq m) for a flat in Valnai on average. Zone rates run from ₹13,785 to ₹17,799 per sq ft, so use the rate for your own zone.
Which part of Valnai has the highest Ready Reckoner rate?
Zone 70/327B at ₹1,91,590 per sq m (about ₹17,799 per sq ft). The lowest is zone 70/326A at ₹1,48,380 per sq m.
Is stamp duty in Valnai charged on Ready Reckoner rate or my agreement price?
On your agreement price, unless Ready Reckoner value is higher. A 1,000 sq ft flat at Valnai's average flat rate has a Ready Reckoner value of about ₹1.7 crore. If you pay more than that, duty is on your price.
Has Ready Reckoner rate in Valnai changed for 2026-27?
No. The 2026-27 rates are the same as 2025-26, so Valnai's average flat rate stays at ₹1,82,470 per sq m. The last change was on 1 April 2025.
Is Ready Reckoner rate in Valnai on carpet or built-up area?
Built-up area. The ASR guidelines convert carpet area with a factor of 1.1 or 1.2, depending on the area and year. So a 1,000 sq ft carpet flat counts as about 1,100 to 1,200 sq ft built-up. At Valnai's average ₹16,952 per sq ft, that is roughly ₹1.86 crore to ₹2.03 crore.
What is Ready Reckoner rate for shops in Valnai?
About ₹21,190 per sq ft (₹2,28,090 per sq m) on average, around 1.3 times the flat rate. Offices average ₹2,09,840 per sq m.
Ready Reckoner rates in other Borivali taluka areas
Borivali
Borivali · flat ₹13,557/sq ft, 20% lower than Valnai
Malad East
Borivali · flat ₹11,220/sq ft, 34% lower than Valnai
Pahadi Goregaon East
Borivali · flat ₹16,533/sq ft, similar rate
Pahadi Goregaon West
Borivali · flat ₹16,399/sq ft, similar rate
Goregaon
Borivali · flat ₹16,082/sq ft, 5% lower than Valnai
Poisar
Borivali · flat ₹15,748/sq ft, 7% lower than Valnai
See all 76 areas on the Mumbai Suburban Ready Reckoner rate page, or compare Valnai with another area side by side.
Source: Annual Statement of Rates (Ready Reckoner) 2026-27 for Mumbai Suburban, Borivali, Department of Registration and Stamps, Government of Maharashtra. igrmaharashtra.gov.in