Two prices every buyer must keep apartशासकीय दर वि. बाजारभाव

Every year the Maharashtra registration department (IGR) publishes the Annual Statement of Rates, universally called the Ready Reckoner. It assigns guidance values to land by village and use: agricultural, non-agricultural, residential, commercial. Its legal job is valuation for stamp duty: duty is computed on at least the guidance value, even if the deed states a lower price.

It is an administrative valuation, revised on a schedule, covering whole villages and zones at once. It cannot see the things that move a specific parcel’s worth: the road touch, the shape, the view, the litigation, the neighbour.

The free Ready Reckoner lookup shows a village’s guidance rate grid from the official e-ASR.

The market rate is what buyers and sellers agree on, and the closest observable evidence is registered transactions: the consideration recorded in registered deeds nearby, found through Index-II entries. Each registered document also carries the government’s own valuation computed at registration, so every deed records both numbers at once. The village activity tool lists the registered deals our cache holds for a village.

Actual deal prices can sit above or below guidance values, and the direction and size of the gap tells you something about the locality. But the numbers answer different questions: ‘what will registration cost’ versus ‘what will the land cost’. Neither substitutes for the other.

Mixing them up costs real money: budgeting stamp duty from the negotiated price when guidance is higher, or accepting an asking price ‘justified’ by a guidance rate that says nothing about market demand.

Everywhere in LandSahi the two are separated visually and verbally: guidance rates in one vocabulary, registered transactions in another, never blended into a single ‘estimated value’. Where registered-deal coverage is thin (the cache is strongest in Raigad district today), the report says so instead of padding the gap.