Quick answer
Ready reckoner rates in Pune for 2026-27 vary from about Rs.26,890 per sq.m in Dhanori to Rs.1,14,570 per sq.m in Kothrud for flats. Stamp duty is charged on whichever is higher, the agreement value or the ready reckoner value, at 6% for men and 5% for women plus 1% registration.
The ready reckoner rate is the minimum value the Maharashtra government assigns to a property, and stamp duty is charged on whichever is higher - your agreement value or this rate. In Pune for 2026-27, flat rates published for the areas we track run from about Rs.26,890 per sq.m in Dhanori to Rs.1,14,570 per sq.m in Kothrud. Rates vary by locality, property type and even floor, so the exact figure for your unit has to be pulled from the eASR portal.
This guide explains what the ready reckoner actually does, gives the published area-wise bands, works through the stamp duty formula, and shows the five steps to check your own village rate. For the duty calculation itself, read our Pune stamp duty guide.
Quick answer: Ready reckoner (eASR) is the government's floor value. Stamp duty = higher of agreement value or RR value, multiplied by 6% for men and 5% for women, plus 1% registration capped at Rs.30,000. Always verify the current rate on eASR before registration.
What is the ready reckoner rate and why does it exist?
Maharashtra calls it the Annual Statement of Rates (ASR), published every year by the Inspector General of Registration and Stamps. It sets a floor price for every survey number, building type and property use in the state. The purpose is simple: stop under-reporting of sale value so that stamp duty cannot be evaded by showing a lower price on paper.
Three consequences matter for a buyer. First, you cannot register a sale below the RR value. Second, if your agreement value is higher than the RR value - which is normal in most Pune micro-markets - you pay duty on the agreement value. Third, banks use the RR value as a sanity check when valuing the property for a home loan.
What are the ready reckoner rates for flats in Pune in 2026?
| Locality | Flats (Rs./sq.m) | Approx. (Rs./sq.ft.) |
|---|---|---|
| Ambegaon Khurd | 47,720 - 49,890 | 4,433 - 4,635 |
| Balewadi | 47,100 - 73,010 | 4,376 - 6,783 |
| Baner | 42,760 - 83,830 | 3,973 - 7,788 |
| Bibvewadi | 45,290 - 95,160 | 4,208 - 8,841 |
| Dhanori | 26,890 - 59,080 | 2,498 - 5,489 |
| Hadapsar | 38,180 - 80,930 | 3,547 - 7,519 |
| Kharadi | 41,240 - 71,880 | 3,831 - 6,678 |
| Kothrud | 68,320 - 1,14,570 | 6,347 - 10,644 |
| Lohegaon | 36,040 - 75,420 | 3,348 - 7,007 |
| Yerwada | 42,380 - 97,350 | 3,937 - 9,044 |
These are published bands for 2026-27 and are indicative only. Within one locality the rate changes by village, survey number, road width, floor and building age. To convert, divide the per-sq.m figure by 10.764 to get the per-sq.ft. figure.
What about offices and shops?
| Locality | Office (Rs./sq.m) | Shop (Rs./sq.m) |
|---|---|---|
| Ambegaon Khurd | 47,250 - 51,080 | 49,910 - 55,720 |
| Balewadi | 58,820 - 85,090 | 75,000 - 1,21,340 |
| Baner | 62,080 - 1,01,480 | 81,130 - 1,44,770 |
| Bibvewadi | 50,310 - 1,39,480 | 76,740 - 2,11,220 |
| Dhanori | 46,640 - 86,190 | 56,290 - 1,18,630 |
| Hadapsar | 52,760 - 85,000 | 62,000 - 1,37,080 |
| Kharadi | 42,440 - 83,370 | 50,920 - 92,470 |
| Kothrud | 69,930 - 1,52,810 | 79,700 - 2,60,700 |
| Lohegaon | 40,950 - 96,650 | 49,140 - 1,15,900 |
| Yerwada | 62,000 - 1,66,580 | 75,810 - 2,43,730 |
Shops consistently carry a higher floor value than offices in the same locality because of higher revenue potential. A commercial purchase also carries GST at 12% if the unit is under construction, and nil if it is ready with an Occupancy Certificate. See our shop versus office comparison for the investment side.
How is stamp duty calculated using the ready reckoner?
- Find the RR rate per sq.m for your village, property type and floor.
- Multiply by the carpet area to get the RR value.
- Compare it with your agreement value.
- Take whichever is higher.
- Multiply by the stamp duty rate - 6% for a male buyer, 5% for a female buyer in Pune.
- Add 1% registration, capped at Rs.30,000.
Worked example: a 700 sq.ft. flat in Baner. At the lower published band of Rs.3,973 per sq.ft. the RR value is about Rs.27.8 lakh, and at the upper band of Rs.7,788 it is about Rs.54.5 lakh. If the agreement value is Rs.95 lakh, duty is charged on Rs.95 lakh, not on the RR value - because the agreement value is higher. The RR value only decides the duty when the agreement value falls below it.
How do I check my locality rate on eASR?
- Open the IGR Maharashtra portal at igrmaharashtra.gov.in and choose the eASR section.
- Select the district as Pune.
- Choose the taluka - for Pimpri-Chinchwad projects pick the relevant taluka, not Pune city.
- Select the village or the project location.
- Pick the property type (flat, shop, office, plot) and the 2026-27 rate year, then read the per-sq.m rate.
For a new project, the builder's agreement usually quotes the survey number. Match that survey number on eASR rather than searching by the marketing name, which often does not appear in government records.
Ready reckoner versus market rate: which one is higher?
In most Pune micro-markets the market rate is well above the ready reckoner rate, so the agreement value decides your stamp duty. There are exceptions - pockets where the government revised rates sharply while the market softened - and in those cases the RR value can be equal to or higher than the actual deal. That is when buyers end up paying duty on a value higher than what they paid.
A quick sanity check: divide the quoted price by the carpet area to get the market rate per sq.ft., then compare it with the RR band for that locality. A large gap is normal. An inverted gap deserves a question to the seller.
Does the ready reckoner affect my home loan?
Indirectly, yes. Banks lend a percentage of the property's assessed value. If the RR value is materially lower than the market value, some lenders use the lower figure as a conservative reference, which can reduce the sanctioned amount or require a higher down payment. For a ready-to-move home the valuation is usually closer to market; for a pre-launch booking the lender relies on the agreement and the project's approval status.
What changed in the 2026 revision?
Maharashtra revises the ASR every year, with the new statement typically announced around the start of the financial year. The revision is not uniform - premium localities and newly developed corridors often see larger increases than established low-demand pockets. Because the revision is annual, a rate you checked last year is not valid for a registration this year. Always pull the current-year statement.
Frequently asked questions
15 detailed FAQs below. Related reading: Pune stamp duty and registration charges. All rates are indicative - verify your exact survey number on the official eASR portal before registration.
FAQs
Frequently asked questions
What is the ready reckoner rate in Pune for 2026?
It varies by locality and property type. Published 2026-27 bands for flats run from about Rs.26,890 per sq.m in Dhanori to Rs.1,14,570 per sq.m in Kothrud. Check your exact village and survey number on the eASR portal. Learn more →
Is ready reckoner rate the same as circle rate?
Yes. Maharashtra calls it the ready reckoner rate or Annual Statement of Rates; other states call the same concept the circle rate. Learn more →
Is stamp duty calculated on the ready reckoner rate?
On the higher of the ready reckoner value and the agreement value. In most Pune micro-markets the agreement value is higher, so that is what you pay duty on. Learn more →
Can I register a property below the ready reckoner rate in Pune?
No. The registration department will not accept a sale deed below the applicable ready reckoner value, and duty is computed on the higher figure. Learn more →
How do I check the ready reckoner rate for my project?
Use the eASR section on the IGR Maharashtra portal, select Pune district and the correct taluka and village, then enter the property type. Search by survey number rather than the project marketing name. Learn more →
What is the ready reckoner rate for flats in Baner?
The published band is roughly Rs.42,760 to Rs.83,830 per sq.m, which is about Rs.3,973 to Rs.7,788 per sq.ft. The exact rate depends on the village, survey number and floor. Learn more →
What is the ready reckoner rate for flats in Kharadi?
The published band is roughly Rs.41,240 to Rs.71,880 per sq.m, about Rs.3,831 to Rs.6,678 per sq.ft., depending on the specific village and building. Learn more →
Are ready reckoner rates higher for shops than offices?
Yes. In every Pune locality in the published list, the shop rate is higher than the office rate for the same area because of higher revenue potential. Learn more →
How often are ready reckoner rates revised in Pune?
Every year. Maharashtra publishes a new Annual Statement of Rates annually, so a rate checked last year is not valid for a registration this year. Learn more →
Can the ready reckoner rate be higher than the market rate?
Yes, in pockets where rates were revised sharply while the market softened. In that case you pay stamp duty on a value higher than your actual purchase price. Learn more →
Does the ready reckoner rate affect my home loan amount?
It can. Lenders use it as one reference for valuation, so a large gap between the RR value and the market value may reduce the sanctioned loan or require a higher down payment. Learn more →
How do I convert the ready reckoner rate from sq.m to sq.ft.?
Divide the per-sq.m rate by 10.764. For example, Rs.50,000 per sq.m works out to about Rs.4,645 per sq.ft. Learn more →
Is the ready reckoner rate different for different floors?
In some areas, yes. Higher floors can attract a slightly higher rate, and building age also affects the assessed value. The eASR entry for your specific building shows the applicable figure. Learn more →
Does the ready reckoner rate apply to ready-to-move flats?
Yes. It applies to every registered sale, whether new or resale, ready or under construction. It has nothing to do with GST, which is a separate charge. Learn more →
What should I verify before registration?
The current-year eASR rate for the exact survey number, the agreement value against it, the stamp duty rate for the buyer type, the 1% registration cap, GST status and the Occupancy Certificate for ready flats. Learn more →
Verified projects
Projects covered in this guide
Ongoing
Ongoing
ANP Corp
ANP Privado Baner
Baner, Pune
₹26,100,000
starting3 BHK · 4 BHK · 5 BHK
MahaRERA PR1260002500840
Verification & provenance
Sources: AB Housing verified research, accessed 2026. IGR Maharashtra eASR is the primary verification source for ready reckoner rates.
Claim check: Area-wise rates are indicative published bands, not the exact figure for any individual survey number. Every rate must be verified on the IGR eASR portal before registration.
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