Ready Reckoner Valuation Factors

MUMBAI & MUMBAI SUBURBAN DISTRICT IS EXCLUDED

GUIDE LINE ISSUED FOR STAMP DUTY VALUATION FOR MAHARASHTRA STATE

STAMP DUTY READY RECKONER VALUATION FACTORS FOR ENTIRE MAHARASHTRA
For the period ( 01/01/2015 to 31/12/2015 )

01.	Valuing an old building with tenants.

"TABLE - A."

If property having tenants is sold then, while valuing such property the following points are to be taken care of.

a) What is the area of property that can be built on that plot as per prevailing F. S. I. ?
b) Calculate the total area under the possession of tenant.
c) Calculate the monthly rent from the tenants.
d) The see the balance portion which is not under the tenants, its type of construction, age, area etc.

ASSUME THAT

1. Area of total land = X square meter.

2. Permissible Floor Space Index (F. S. I.) = Y

3. Total allowable area for that plot = XY square meter.

4. Total area occupied by tenants = Z square meter.

5. Total monthly rent from all the tenants = ₹ B

Example-1

When tenants have occupied more area then the permitted under F.S.I., i. e. if Z > XY then that property should be valued as follows. For all property in Municipal Corporation limit. = 16 x 7 x B = 122 B.

Example-2

If total area under tenants occupation is less then total allowable as per permitted F.S.I. i.e. if ZXY then market value should be as under. = (XY - Z) X Land Rate as per Reddy Reckoner + 112B + Market Value of area other than occupied by tenants as per age and use of property.

02.	Valuing alternate accommodation provided to tenants in new building.

2. 1. Value when old tenant is provided with alternate accommodation in new building.

(a) If new alternate accommodation is provided, to the tenant on surrender of tenanted property and the accommodation provided is of 27.90 Square meter (300 Square feet Carpet) i.e. 33.48 square meter (360 Square Feet Built-Up area) then while calculating market value for charging stamp duty, market value should be taken to be only 112 times the monthly rent of that tenant.

(b) If new alternate accommodation is provided on the same land, to the tenant on surrender of tenant property and the accommodation provided is bigger than 27.90 Square feet Carpet, but up to the area in the possession of the tenant, subject to maximum, ceiling of 70 Square meter (753 square feet Carpet) i.e. 84 Square meter (903.60 Square feet Built-Up Area), then valuation for stamp duty should be done as follows:

First Balance area is to be arrived. Balance area is equals to Area actually provided to tenant minus the area as per point 2(a) i.e. 27.90 square meter (300 square feet carpet). For this balance area the cost of construction should be calculated and to this figure the amount as arrived by 112 times the monthly rent, as per print 2(a), should be added to arrive at Market Value for stamp duty purposes.

(c) If new alternate accommodation is provided, on the same land, to tenant on surrender of tenanted property and the accommodation provided is 27.90 square meter (300 square feet carpet) or up to the area in the possession of the tenant, subject to maximum of ceiling of 70 square meter (753 square feet carpet), and the tenant has acquired/purchased more area, then valuation for stamp duty should be done as follows:

Area acquired/purchased over and above the entitled area should be valued as per the ready reckoner as per the use of the premises (Flat / Office / Shop / Industrial Unit etc.) and value arrived as per 2(a) and (b) should be added to arrive at market value for stamp duty purposes.

2. 2. Value when old owner is provided with alternate accommodation.

Taking into consideration the area under the possession of the owner in the old building if new alternate accommodation is provided, on the same land, to owner on surrender of old property i.e. Flat, Gala or any other property then stamp duty should be charged on cost of construction.

2. 3. Detailed valuation as above has to be done only if sitting tenant purchases the tenanted property.  Note for Guide Line Point No. 2.1 and 2.2

a) Benefit of tenanted property is available only, if tenant gives proof of his occupation/residence in that premises for at least 5 years as tenant. Documents of proof are; Noting in municipal records, 5 years old light bill, telephone bill, tenancy receipt, Shop & Establishment License from Municipality, Ration Card, Name in 1995 voter list etc. or proofs mentioned in Government Housing Department’s Order No. LokAa – 2007/Pra. Kra. 120(Aa)DuVaPu-1, Dated 16-08-2010.

Any two proof are sufficient. While registration, copy of proofs produced will become part of the document. Also details of area under occupation of tenant is to be compulsorily given. Leave and License agreement is not considered for the above benefit.

b) While considering F.S,I. for above property, all rules and regulation regarding incentive F.S.I. mentioned in the development Control rules should to taken into consideration. For Mumbai City District documents relating to conversion of tenancy into ownership and cessed property, has to be compulsorily adjudicated by collector of stamps.

03.	Valuing Depreciation value of old construction.

Depreciated value of an old building the year 2013 & 2014 is as below;

Completed Age Of Building In Years	Value In Percent After Deprecition
	R. C. C. Pukka Structure Or Other Pukka Structure	Half Or Semi-Pukka Structure
0 To 2 Years	100%	100%
Above 2 To 5 Years	95%	95%
Above 5 To 10 Years	90%	85%
Above 10 To 20 Years	80%	75%
Above 20 To 30 Years	70%	60%
Above 30 To 40 Years	60%	45%
Above 40 To 50 Years	50%	30%
Above 50 To 60 Years	40%	20%
Above 60 Years	30%	15%

04.	To convert carpet area into built-up area.

Rate given in the stamp duty ready reckoner are for built-up area. If carpet area is mentioned in the document then built-up area should arrived as below. But if in document any thing other than carpet area is mentioned, then that area recorded in the document is to taken into consideration, but for open parking and terrace whatever is area in written in the agreement,that area should be considered.

Built-Up Area = 1.2 x Carpet Area

(Built-Up Area) 600 square feet = 1.2 x 500 square feet (Carpet Area)

Carpet Area = Built-Up Area / 1.2

(Carpet Area) 500 square feet = (Built Up Area) 600 / 1.2 square feet

05.	Valuing bungalow / duplex / pent house / row house.

While valuing Row House or Pent House or Duplex or Bungalow, in Mumbai City and suburb, in Group Housing Project having area more then 150Square meter, then value mention for that zone for residential flat should be increase by 25%.

If Bungalow does not have R.C.C. roof slab and construction is of other pukka or semi pukka type, then while valuing such bungalow value of residential premises should be increased by only 10%.

If the property is in other than group housing project, such property should be valued for entire land + cost of construction of built-up area.

06.	Valuing independent property (If rate not given).

If the Independent Rate is not given in Ready Reckoner, Valuation to be done as under:
[Valuation of Land + Construction Cost Method (LCC Method)]

Residential property, office/commercial on above floors, ground floor shops/ commercial and industrial use property should be valued from land rate and construction cost as per type of construction as follows:

(I) Residential Property

a) Independent land with residential unit = value of land + depreciated construction cost.

b) Residential Flat = (Land rate + depreciated construction cost rate) x 1.15 Flat’s area.

(II) Commercial Property

a) Shop, Office, and Commercial unit = (Land rate + depreciated construction cost rate) x 150 X Unit’s area.

b) Commercial/Office units etc. on upper floor except on ground floor = (land rate + depreciated construction cost rate) X 1.25 X unit’s area.

(III) Industrial Property

a) Independent land with industrial building = Land Value + depreciated construction cost of building.

b) Industrial Unit = (land rate + depreciated construction cost rate) x 1.20 x unit’s area.

07.	Valuing Bank, Hospital, School, Reglious Place, Godown, IT and Nursing Home.

(a) Market value of Private Dispensary and Bank will be arrived at by taking value as applicable to shop.

(b) Dispensary or the Bank on the above floor should be valued as per point 9(d) relating to building having multistoried shop.

08.	Valuing road frontage / without road frontage shops.

(a) Shop facing road will be valued as per reckoner rate.

(b) Shop not facing road will be valued at 80% of rate applicable to shop in the zone. This value should not go below the rate applicable to the office / commercial on upper floor as per point 8(b). Plan attached to the document should be verified by the sub-registrar whether shop is facing road or not & that plan shall be part of the document.

(c) Shop or office having bigger area, than 450 sq. m.

While valuing Shop or Office having biger area more than 450 sq. m. then the following rebate should be taken on the applicable market rate value for that shop or office as per ready reckoner zone rate applicable. Valuation should be done as per below tabel.

Built-Up Area of Office / Shop in square meters	Rebate on Reckoner Rate
Area is more than 450 sq. m. and upto 700 sq. m.	5%
Area is more than 700 sq. m. and upto 900 sq. m.	10%
Area is more than 900 sq. m. and upto 2300 sq. m.	15%
Area is more than 2300 sq. m.	20%

(d) Valuation of shop should done as per below table building having multistoried shops. (Except Mall)

Sr No.	Location of Shop Is Located	Percentage of Ready Reckoner Rate
1.	Basement.	70%
2.	Lower Floor Ground Floor.	90%
3.	Ground Floor & Upper Ground Floors.	120%
4	First Floors (Above Ground Floor / Stilt).	90%
5	Second and All Above Floors.	80%

09.	Valuing large shop complex (malls) / Departmental Stores.

Valuation of shop in Large Shop Complex (Malls) / Departmental stores which are newly developed should be done as under:

Sr No.	Location Floor On Which Shop Is Located	Rate Of Shop
1.	Basement.	80%
2.	Lower Floor & First Floor.	100%
3.	Ground Floor & Upper Ground Floors.	120%
4	First Floors.	100%
5	Second & All Above Floors.	80%

10.	Valuing lower ground floor Residential, Commercial and Industrial [excluding shops in large malls].

While valuing Residential, Commercial (Shop / Office) Industrial Public, Semi public unit on the Lower Ground Floor Shops in such mixed useage of building premises Excluding Huge Shopping Complex and or Malls.

Lower ground floor shop should be valued at 80% of the rate applicable to the shop in that Zone / Sub Zone.

Upper Ground Floor shops should be valued at 100% of the rate applicable to the shop in that Zone / Sub Zone.

11.	Valuing Cellar / Basement Area.

If cellar / basement is used for any other purpose, then car parking i.e. (Shop / Godown / Storage ) then it should be valued at 70% of rate applicable to the shop on the ground floor in that Zone / Sub Zone.

12.	Valuing Mezzane Floor.

While valuaing Mezzane floor it should be valued at 70% of the rate applicable to that type of property as per useage of mezzanine floor.

13.	Valuing Flat with Appurtenant Land (Ground Floor) or Open Land.

While valuaing the open land adjacent to the flat or apartment, office, and shop is purchased along with property then, for the valuation of the said open land the concerned value Zone / Sub Zone of the open land 40% rate should be considered.

This provision will be applicable for the flat, apartment, office and shop, where the rates with construction are given, will be applicable.

14.	Valuing terrace area.

While Valuing terrace area, excluding bungalow on independent land, if exclusive attached terrace is purchased along with property, then 40% of rate applicable to flat / office / shop / industry in that zone is to be taken for trarace area as per the use of the premises.

While valuaing Terrace area above the residential flat it should be valued at 25% of the rate of flat.While valuaing Terrace area above the shop or office should be valued at 45% of the rate of shop or office as per the use of the premises.

15.	Valuing car parking area.

Excluding bungalow on independent land, parking under stilt or covered parking has to be valued at 25% of rate arrived after appropriate reduction applicable to property purchased in that zone. For open parking space valuation should be done by taking 40% rate of developed land in that zone.

16.	Valuing Vast Open Land.

While doing valuation of Vast Open land should be as per following Table. If valuation done as per sale deed and seller is one or many but for one Gat Number / Survey Number and their shares are gathering into one or one sellers different survey number’s land is collectively collected into one vast land then only reduction is to be done as per table (a) and (b) as below.

However if different owner’s having different land portion bearing different numbers is collected into one land or one land then such land should not be given the benefit mentioned below. To verify this True copy of Mojni Map / Village map should be annexed to the document while registration.

(a) For farmland / Non Development Zone in areas having District Planning / Development Scheme, Farmland in area not having District Planning, Development Scheme and for land whose rate is given in both Per Square Meter and Per Hectare, valuation for property in these Zones is as under.

 

Sr. No.	Completed Age Of Building In Years	Type 1	Type 2
		Percentage to be used for per sq. m. value when only per sq. m. Rate is given	Valuation to be done as below when Per Sq. m. and Per Hectare both ratese are given
1	Upto 2000 Sq. m.	100%	Upto 2000 Sq. m. Valuation is to be done as per rate applicable for per Sq. m. and any additional area has to be valued as per Hectare Rate
2	From 2001 to 4000 Sq. m.	80%
3	From 4001 to 10000 Sq. m.	60%
4	Above 10000 Sq. m.	40%

(b) For residential / Commercial / Industrial / Other Land included in development use value Zone Excluding Farmland as per Regional Development plan and Non Development Zone and Possible Non – Agriculture land in influence Area in area having / not having District (Planning / Development ) Scheme

 

Sr. No.	Area	Percentage to be considered on Per Square meter Rate
		For Thane, Kalyan-Dombivali, Bhavandi-Nizampur, Ulhasnagar, Mira-Bhayander, Navi Mumbai, Vasai-Virar, Pune, Pimpri-Chinchwad, Nashik, Aurangabad, Nagpur Municipal Corporation	All other Municipal Corporation, Municipal Council, Influence Area and Rural Area
1	Upto 500 Sq. m.	100%	100%
2	501 to 2000 Sq. m.	90%	90%
3	2001 to 4000 Sq. m.	80%	80%
4	4001 to 10000 Sq. m.	70%	60%
5	Greater than 10000 Sq. m.	60%	>50%

(c) While valuaing Non - Agriculture Land as per approved drawaing included (Road, Open Space Amenities Land etc.) for the use of Residential, Commercial (Office / Shop), Industrial and Other is sold then in such 80% of rate of prescribed in Annual Valuation Table (Ready Reckoner) relating to Non - Agriculture Land as per its use should be taken.

In case Plot / Plots Excluding (Road, Open Space Amenities Land etc.) as per approved drawing is sold then for such area or collective area full Non - Agriculture Rate is to be used for valuation.

17.	Valuaing Urban and Influence area with Independent Valuation Zone is given and where road is touching the property or near such road should be valued as follows .

If for Urban and Influence area Independent Valuation Zone is given for road touching property then for land near such road should be valued as follows:

For land / survey No. / Gat No. having vast land situated more than 50 meter away from the road having independent value zone, it should be valued at 70% of the rate of land on main road. To ascertain that the land is situated more then 50 meter away from the road, the map of Development plan / District plan/ Mojni Plan is to be checked and made part of the document. If this concession is given to approved layout plot land facing road of independent value zone then copy of approved Abhinyas (Order) should be attached to the document. This point is applicable only to land which is included in the independent value zone for road. For other normal value zone and for Rural Land this point is not to be considered.

18.	Valuing building without lift.

The following Table gives the valuation of residential flat where there is no lift. Depending upon the floor, ready reckoner rates will be reduced.

Sr No.	Numbers Of Floor In Building	Rate To Be Adpoted
1	Ground Floor or Stilt	100%
2	First Floor	100%
3	Second Floor	95%
4	Third Floor	90%
5	Forth Floor	80%

19.	Valuing multistoried building without lift.

The residential premises, commercial unit, office in multistoried building the rate mentioned in the ready reckoner will be increased will be increased as under.

For counting of the floors, parking floors (Stilt/ Multilevel parking) should also be counted as a floor and accordingly the correctfloor of the unit is to be considered.

Location of flat or commercial unit in the building.	Rates
a) On Ground Floor.	No increase for all floors from Ground to 4th floor
b) 5th to 10th Floor.	Increased by 5% on unit located between 5 to 10 floors.
c) 11th to 20th Floor.	Increased by 10% on unit located between 11 to 20 floors.
d) 21st to 30th Floor.	Increased by 15% on unit located between 21 to 30 floors.
e) 31st and above Floor.	Increased by 20% on unit located between 31 and above floors.

20.	Valuation of Farm Land / No-Development Land

a) Verifying 7/12 Extract :- For valuation of farmland in rural area, 7/12 extracts for past 3 years should be checked and from that crop and water nothing should be considered for ascertaining the land type like Pad, Jirayat, Taripaddy, Hangami Bagayat, Baramahi Bagayat etc. If for 50% or more of the land the water is provided for by well/canal/ Upsa Jalsinchan for farming of Sugarcane fruit farm or flower farm then the full land is to be valued as Baramahi Bagayat and if less than 50% of the land has above facility and is used for farming of sugarcane, fruit or flower farm then the full land is to be valued as Hangami Bagayat.

b) If rate for particular type of farmland is not separately given:- For places where independent rate for any one of Jirayat, Hangami Bagayat, Baramahi Bagayat type of farmland is not separately given the following valuation is to be done as follows.

Jiryarat Koradvahu Dhansheti	Hagami Bagayat / Taripaddy Bagayat Dhansheti	Baramahi / Bagayat Phalbaug / Phulbaug Plantation
1.00	1.50	2.00

c) Valuation of farmland in no-development zone in C – Class Municipal Council
Areas :- Hectare rate for no-development zone in C – Class Municipal Council areas is for Jirayat land. After verifying 7/12 extracts for Hangami Bagayat, Dhansheti, Taripaddy and Baramahi Bagayat land Guide Line Point No. 20(b) is to be followed for valuation.

d) Area declared by Government / Collector as Mining Belt / Wind Energy Project / Solar Energy Project :- For sale / purchase of such projects in rural area double the rate applicable to such land as per it’s farming type should be considered.

For influence and Urban areas if that land is Jirayat / Farming / No Development zone land then value of such land is double the hectare rate given in value zone for such land in annual value rate table. If for such land per Square Meter land rate is given or per Sq. Mtr. Land rate and per hectare rate both is given then for such land Guide Line Point No. 16(a) for vast land is to be considered and such value is not to be doubled. If such land is in Possible Non Agricultural / Residential / Developable Zone then rate of land in such value zone and point for vast land as per Guide Line Point No. 16 (a) to be considered and such value is not to be doubled.

e) For land first purchased for Solar energy project an wind energy project and developed with necessary requirements and then sold to other person / company – Valuation keeping in mind development expenses is as follows :-

i) For Rural area :- [(hectare rate given in value zone for such land in annual value rate table as per it’s farming type) x 2 +15,00,000] x land area in Hectare.

ii) For influence and Urban areas :- For Jirayat / Farming / No development zone land where hectare rate given in value zone for such land in annual value rate table then value of such land should be done as above.

For such land if per Square Meter Land Rate is given or per Square Meter Land Rate and per hectare rate both is given then for such land Guide Line Point No. 16(a) for vast land is to be considered and on the value so arrived Rs. 15,00,000/- is to be added for expenses.

If such land is in Possible Non Agricultural / Developable Zone then rate of land in such value zone and point for vast land as per Guide Line Point No. 16(a) is to be considered and on the value so arrived and on the value so arrived Rs. 15,00,000/- is to be added for expenses.

f) For land to be transferred to Forest department for compensatory forestation, it should be valued as per rate given in annual value rate table.

g) For no development zone land under development plans of Municipal Corporation / Municipal Council / Nagar Panchayat if independent value zone / rate is not given in annual value rate table for such land, then 40% of rate given in value zone in which that land is included, after giving effect to Guide Line Point No. 16(a) for vast land, is to be considered.

21.	Valuing of Farmland.

Valuation of Farmland having area less then 10 Are. (1 Are = 100 Sq. Mtrs.) In influence and Rural part if Padd land or Shetijaamin (farmland) having area below 10 Are is sold then for such land if only hectare rate is given then for that land, first type of land should be ascertained after checking recorded crop and water position and then the rate for resulting type of land should be multiplied by 1.5. For Taripadi (Bhatsheti) (Rice Farming) if independent rate is given in annual value rate table then for that zone if area for full Survey No. / Gat No. is less than 10 Are and if it is sold fully and that plot is not in front of any road then 1.5 times multiple should not be made applicable.

a) If any land is in beneficial are (irrigated land area) and even then also water is not available, then if party to the document for the area sold obtains a certificate from the concerned officer of irrigation department regarding non availability of water then valuation should be done as per Guide Line Point No. 20

b) If any land is in beneficial are (irrigated land area) and even then also water is not available, then if party to the document for the area sold obtains a certificate from the concerned officer of irrigation department regarding non availability of water then valuation should be done as per Guideline Point No. 20.

22.	Wadi division.

After division of Wadi where separate revenue village has came into existence and for that village, in the annual value rate table, independent rate is not given then for C. S. No. / S. No. before division should be considered.

23.	Valuation of Prima Facle / Possible Non-Agriculture Land in Influence and Rural areas

a) For sale of farmland in Rural area and if that land in Non-Agricultural then that land has to be valued as per that villages’ Non –Agricultural land rate and as per vast land as per Guide Line Point No. 16 (c).

b) For sale of farmland Jirayat / farmland value zone in influence area, if that land is Non-Agricultural then that land has to be valued as per that villages similar adjoining value zone for Non-Agricultural land and as per vast land as per Guide Line Point No. 16 (c).

c) Rate is non-agricultural value zone is for land in rural area is for residential non-agricultural land. For Commercial / Industrial land 110% of value for charging stamp duty is to be considered.

d) In value zone for non-agricultural in valuation rate table for Influence area, if land which is not non-agricultural is included then for such land as per Regional Plan Rules and as per Zone classification if it is permissible to use it as residential / commercial / industrial then it is to be valued assuming as possible non-agricultural land and rate for that village for nearby value zone for possible non-agricultural land having similar benefit and deficiency is to be used considering point 16(b) for residential use zone vast land. If residential / commercial / industrial use is not permissible then for such land valuation as per Guide Line Point No. 16(a) for vast land is to be done. Similarly in possible non-agricultural value zone if land is or will be non-agricultural and for that land non-agricultural rate is not given, then for that land valuation is to be done taking into consideration rate for that village for nearby value zone for non-agricultural land having similar benefit and deficiency is to be used considering Guide Line Point No. 16(c) for vast land.

24.	Valuing Farm House/ Forest House

In Rural and Influence area if farmland is purchased for farm house / forest house then possible non-agricultural use is to be assumed and it should be valued accordingly considering the no development zone vast land table in point 16(a), and rate for possible non-agricultural land. If for that land possible non-agricultural rate is not there in value rate table then for that influence area higher rate given for possible non-agricultural land is to be considered for valuation. In rural area rate for possible non-agricultural is not given hence 50% of rate for non-agricultural land and no-development zone vast land table in point 16(a) is to be considered for valuation.

25.	Valuing Pada / Potkharaba / Dongarpada Land

i) For Urban and influence area for Pada / Potkharaba / Donderpada land valuation is to be done at 100% of rate given for that land in it’s value zone.

ii) For Rural area:

a) Valuation for Potkharaba Land :- First land revenue tax rate per hectare is to be found out. For arriving at land revenue tax rate per hectare total area of land including Pada / Potkharaba Land is to be divided by total land revenue tax. Then as per land revenue tax rate per hectare and as per the type of land (Jirayat / Bagayat / Phalbaug) value is to be done for full land including the portion of Potkharaba Land.

b) Valuation for Dongerpad land :- For Dongerpad land in rural valuation is to be done as per Jirayat type land and 75% of rate applicable as per shetsara. In Dongerpad land some area may be Jirayat / Hangami / Baramahi / Bagayat hence for that area valuation is to be done as per land type and rate applicable as per shetsara.

26.	Valuation for documents related to Farming / Vegetable farming.

Valuation for documents related to Farming / Vegetable farming / Floriculture /Saag Plantation / Fruit farming of commercial nature for the benefit of Company

a) Purchase for agricultural use:-

i) Considering per hectare land revenue tax rate, for Jirayati land double the rate applicable, for Hangami Bagayat Triple the rate applicable and for Baramahi Bagayat 4 times the rate applicable, is to be considered for valuation.

ii) For Bagayat use like Phalbaug, Sugarcane farming etc if independent rate is given that is to be considered or rate arrived as per above mentioned Guide Line Point No. (i), which ever is higher is to be considered.

iii) When company purchases the land normally Storage / Process / Research house / Internal road is proposed. For that 20% of the area is to be considered and for that 20% area valuation has to be done considering possible non-agricultural use as per 50% of non-agricultural land rate in that village.

b) For Company / Institution other than Company / Institution with agricultural business only, valuation is to be done assuming possible non-agricultural use land and 50% of rate for non-agricultural land given for that village is to be considered.

c) If the land Company / Institution is purchasing for above mentioned reasons is in Non-agricultural / possible non-agricultural / Residential / Developable area in then rate for applicable zone is to be considered for valuation.

If the land is in non-developable farming / no-development zone no-development zone no-development / Jirayat value zone then 150% rate of that value zone is to be considered for valuation.

27.	Valuing Salt Cracked Land (Kharpad).

While valuing Salt Cracked Land (Kharpad) it's necessary to conduct inquiry of that land, it should be valued at 60% rate of Bagayati Land rate. This point is not applicable for Urban and Influence Area Land.

28.	Valuing Re-development Proposal (Co-operative Society).

While valuaing re-developement proposal the valuation has to done as per ready reckoner rate, for co-operative society is not acceptable, then under Section 31 of the Bombay Stamp Act, 1958 a detailed valuation should be obtained by making application for adjudication of such document is necessary.

29.	Valuing Re-development Proposal (Co-operative Society).

a) If in Rural Area and Influence Area private farmland other than land noted in non-agricultural / possible non-agricultural value zone is first sold for Special Townships, Special Economic Zone, Hill Stations etc. or similarly, if other than farmer, if other Institution / company is purchasing farmland for other possible residential / Industrial / Commercial non-agricultural use, or similarly in Rural area Government land is issued for non-agricultural use then considering expenses for such possible non-agricultural use / development such land in rural area is to be valued at 50% of sq. m. Rate for non-agricultural land given in annual valuation table for that village taking into consideration table for point no. 16(a) vast land for that zone. In Rural area if Government land is issued for agricultural use than value arrived as per land revenue tax per hectare as per column No. 4 (5.01 to 7.50)given in annual value rate table for that village is to be considered. For Influence area valuation of land should be done as per related Influence area land having similar benefit and deficiency as per value rate of nearby value zone for possible non-agricultural considering table for Guide Line Point No. 16(a) for vast land in no-development zone.

b) In Rural area Highway (National / State) facing land up to 4000 Square Meter should be valued considering possible non-agricultural land rate, as per following table. Remaining land should be valued as per land type and land revenue tax per hectare for that village as per hectare rate.

Sr. No.	Area	Percentage Rate to be adopted for Per Sq. m. rate
1)	Upto 500 Sq. m.	100%
2)	Above 500 Sq. m. upto 1500 Sq. m.	70%
3)	Above 1500 Sq. m. upto 2500 Sq. m.	40%
4)	Above 2500 Sq. m. upto 4000 Sq. m.	30%

For using above table valuation is to be done by using the total of all the steps.

c) Value zone rate for land on Highway in Rural area is for any use possible non-agricultural land therefore non-agricultural land on highway should be valued at 120% of rate for that land considering table for Guide Line Point No. 16(c).

d) Land within 200 meter circumference of Gaothan boundary of census town with population above 5000 in rural area should be valued considering possible non-agricultural use and 50% rate given for non-agricultural land and table for Point No. 16(b) for vast land is to be used.

30.	Valuation of land reserved for public purpose.

Land reserved for public purpose / affected by reservation should be valued at 80% of land rate. (Only the portion of land which is reserved as per approved development plan will qualify for this valuation).

31.	Guide Line Point No. 16(c) Valuation of land capable of utilizing TDR.

In Thane, Kalyan - Dombivali, Mira – Bhayender, Bhivandi – Nizampur, Pune, Pimpri – Chinchwad, Nashik, Aurangabad and Nagpur Municipal Corporation area for valuation of Development Agreement / Construction Sharing / Revenue Sharing documents if there is mention of Construction / Revenue Sharing with TDR or TDR is to be used then rate given for land in annual valuation table is to be increased by 25%.

32.	Valuation of development agreement where built–up area is to be shared.

a) Value of consideration to be received by the land owner.

i) Construction cost of land owners portion.
ii) Cash consideration to be received by the owner, interest on deposit, development fee and other things recorded in the document is to be considered. If a rate of interest for deposit is more than 10% per annul as mentioned in document then that rate is to be adopted other wise 10% per annul simple interest rate is to be adopted.

b) Value of developers portion
Area of developer’s portion x Land rate

Higher of the above two is to be considered as market value.

33.	Valuation of development agreement where revenue is to be shared.

a) i) Land owner share considering allowable use and today’s selling rate x 0.85.

ii) Cash consideration to be received by the owner, interest on deposit and other things recorded in the document is to be considered. If a rate of interest for deposit more than 10% per annul as mentioned in document then that rate is to be adopted otherwise 10% per annul simple interest rate is to be adopted.

b) Value of full land as per annual statement of rates.

Higher of the above two is to be considered as market value.

34.	Valuation of flat / shop / office etc retained by the developer under development agreement if purchased for self.

If developer purchases for self from the flat / office / shop etc retained by him under development agreement then for such agreement the market value rates as applicable to flat / shop / office etc shall be reduced by the cost construction of new building and value thus arrived shall be the market value for charging stamp duty.

35.	As per provision to Rule 4(6) of Maharashtra Stamps (Determination of True Market Value) Rules 1995.

As per provison to Rule 4(6) of Maharashtra Stamps (Determination of True Market Value) Rules 1995, if Government/ Semi Government Body, Government Corporation / Undertaking or Local Body (Municipal Corporation / Nagar Palika) have predetermined the price and sold / allotted any property then price as determined by them shall be true market value and stamp duty should be charged on that price. If government appointed officer sells a bank mortgaged property in open auction then the price obtained in the auction shall be true market value of the property and accordingly stamp duty shall be charged on that price. However except the above persons in any other case of decided / confirmed / mutual agreed price, it should not be considered.

36.	If in Annual value rate table one City Survey No. / Survey No. / Gat No. / Final Plot No. is given in two value zones .

If in Annual value rate table one City Survey No. / Survey No. / Gat No. / Final Plot No. is given in two value zones (e.g. Partly on Road and partly inside, partly farmland and partly in other zone etc) then points to be considered/ papers to be attached to document.

Certified copy of land records departments Mojni Map / certified copy of Regional planning map of Town planning department / Certified copy of development plan of Municipal Council or Corporation / Four direction boundary description. Above all maps/ descriptions is to be considered while valuation. However if in the document points affecting valuation is not noted and proofs relating to that is not enclosed then highest value as per zones in which these City Survey No. / Survey No. / Gat No. / Final Plot No. is given is to be considered.

37.	If any reduction / concession are given while following above guideline.

If any reduction / concession are given while following above guideline information then copy of required documents / maps is compulsory to be attached to the document. If for one survey number is found in two zones then higher rate of the two is to be adopted. If the rates are not acceptable then the correct zone is to be got ascertained from departmental DDTP / ADTP (Valuation), Town Planning and Valuation Department, after filing all the relevant papers.

38.	doubt regarding zone or difficulty.

In case of any doubt arising regarding zone as per description or there is any typographocal error in which a property is covered or doubt / difficulty arising out of this during computerized registration or rate is not available, then such difficulties / doubt is to be settled by the Deputy Director of Town Planning and Valuation Department, Mumbai.

39.	TABLE - "B" (Rates of New Construction for Entire Maharashtra State).

The Rates of New Construction for the Entire Maharashtra State in which All Municipal Corporation Area,
Municipal Councils, Influence Area and Rural Areas of Maharashtra State. Valaution should done as per (ASR) Annual Statement Rates Year 2015.
(Excluded : Mumbai-City and Mumbai Suburban District.)