Mumbai (MMR) rates, per sq ft carpet.
Pin = market rate, ₹/sq ft carpet. Click a pin to load it into the land-cost calculator.
| Micro-market | Market ₹/sq ft | Reckoner | Premium | Rent ₹/sq ft/mo | Yield · typical |
|---|---|---|---|---|---|
| Island City & BKC · 5 | |||||
| Malabar Hill – Cuffe Parade Prime residential | ₹78,630 | ₹45,460 | +73% (+0.2% vs city line) | ₹176.9 | 2.7% 2 BHK ₹1,68,100/mo |
| BKC Central business district | ₹62,300 | ₹33,830 | +84.2% (+7.4% vs city line) | ₹124.6 | 2.4% 2 BHK ₹1,18,400/mo |
| Worli – Lower Parel Prime residential | ₹51,410 | ₹30,310 | +69.6% (-0.8% vs city line) | ₹115.7 | 2.7% 2 BHK ₹1,09,900/mo |
| Dadar – Matunga Established mid-market | ₹38,360 | ₹23,560 | +62.8% (-3.9% vs city line) | ₹99.1 | 3.1% 2 BHK ₹94,100/mo |
| Wadala – Sewri Established mid-market | ₹30,260 | ₹18,600 | +62.7% (-3% vs city line) | ₹78.2 | 3.1% 2 BHK ₹74,300/mo |
| Western Suburbs · 5 | |||||
| Bandra West Prime residential | ₹57,470 | ₹33,800 | +70% (-0.8% vs city line) | ₹129.3 | 2.7% 2 BHK ₹1,22,800/mo |
| Juhu – Santacruz West Prime residential | ₹44,550 | ₹26,230 | +69.8% (-0.2% vs city line) | ₹100.2 | 2.7% 2 BHK ₹95,200/mo |
| Andheri West Established mid-market | ₹26,690 | ₹16,740 | +59.4% (-4.4% vs city line) | ₹68.9 | 3.1% 2 BHK ₹65,500/mo |
| Goregaon – Malad Growth suburb | ₹19,470 | ₹12,570 | +54.9% (-5.3% vs city line) | ₹55.2 | 3.4% 2 BHK ₹52,400/mo |
| Kandivali – Borivali Growth suburb | ₹18,330 | ₹11,930 | +53.6% (-5.7% vs city line) | ₹51.9 | 3.4% 2 BHK ₹49,300/mo |
| Central Suburbs · 5 | |||||
| Chembur Established mid-market | ₹24,350 | ₹14,880 | +63.6% (-1.1% vs city line) | ₹62.9 | 3.1% 2 BHK ₹59,800/mo |
| Powai Established mid-market | ₹24,000 | ₹14,880 | +61.3% (-2.6% vs city line) | ₹62 | 3.1% 2 BHK ₹58,900/mo |
| Ghatkopar – Vikhroli Established mid-market | ₹20,850 | ₹13,020 | +60.1% (-2.4% vs city line) | ₹53.9 | 3.1% 2 BHK ₹51,200/mo |
| Mulund Growth suburb | ₹18,350 | ₹11,930 | +53.8% (-5.6% vs city line) | ₹52 | 3.4% 2 BHK ₹49,400/mo |
| Bhandup – Kanjurmarg Growth suburb | ₹17,340 | ₹11,280 | +53.7% (-5.2% vs city line) | ₹49.1 | 3.4% 2 BHK ₹46,600/mo |
| Thane · 7 | |||||
| Thane – Pokhran Rd – Vasant Vihar Prime residential | ₹19,480 | ₹11,360 | +71.5% (+5.7% vs city line) | ₹43.8 | 2.7% 2 BHK ₹41,600/mo |
| Thane – Majiwada – Kolshet Established mid-market | ₹17,560 | ₹10,850 | +61.8% (+0.2% vs city line) | ₹45.4 | 3.1% 2 BHK ₹43,100/mo |
| Thane – Hiranandani Estate – Patlipada Established mid-market | ₹16,580 | ₹10,230 | +62.1% (+0.9% vs city line) | ₹42.8 | 3.1% 2 BHK ₹40,700/mo |
| Thane West Growth suburb | ₹15,400 | ₹9,990 | +54.2% (-3.8% vs city line) | ₹43.6 | 3.4% 2 BHK ₹41,400/mo |
| Thane – Ghodbunder Rd – Kasarvadavali Growth suburb | ₹13,610 | ₹8,700 | +56.4% (-1% vs city line) | ₹38.6 | 3.4% 2 BHK ₹36,700/mo |
| Kalwa – Mumbra – Diva Peripheral / emerging | ₹8,540 | ₹5,690 | +50.1% (+1.2% vs city line) | ₹26.3 | 3.7% 2 BHK ₹25,000/mo |
| Bhiwandi Peripheral / emerging | ₹5,540 | ₹3,680 | +50.5% (+13.1% vs city line) | ₹17.1 | 3.7% 2 BHK ₹16,200/mo |
| Navi Mumbai · 8 | |||||
| Navi Mumbai – Vashi Established mid-market | ₹18,670 | ₹11,470 | +62.8% (+0.3% vs city line) | ₹48.2 | 3.1% 2 BHK ₹45,800/mo |
| Navi Mumbai – Nerul – Seawoods Established mid-market | ₹16,630 | ₹10,230 | +62.6% (+1.2% vs city line) | ₹43 | 3.1% 2 BHK ₹40,800/mo |
| Navi Mumbai – Belapur CBD Established mid-market | ₹15,460 | ₹9,610 | +60.9% (+0.8% vs city line) | ₹39.9 | 3.1% 2 BHK ₹37,900/mo |
| Navi Mumbai – Airoli – Ghansoli Growth suburb | ₹13,590 | ₹8,700 | +56.2% (-1.1% vs city line) | ₹38.5 | 3.4% 2 BHK ₹36,600/mo |
| Navi Mumbai – Kharghar Peripheral / emerging | ₹11,610 | ₹7,700 | +50.8% (-3.1% vs city line) | ₹35.8 | 3.7% 2 BHK ₹34,000/mo |
| Navi Mumbai – Ulwe – Dronagiri Peripheral / emerging | ₹8,440 | ₹5,690 | +48.3% (0% vs city line) | ₹26 | 3.7% 2 BHK ₹24,700/mo |
| Panvel Peripheral / emerging | ₹7,730 | ₹5,220 | +48.1% (+1.6% vs city line) | ₹23.8 | 3.69% 2 BHK ₹22,600/mo |
| Navi Mumbai – Taloja Peripheral / emerging | ₹6,500 | ₹4,350 | +49.4% (+7% vs city line) | ₹20 | 3.69% 2 BHK ₹19,000/mo |
| Mira-Bhayandar & Vasai-Virar · 2 | |||||
| Dahisar – Mira Road – Bhayandar Peripheral / emerging | ₹11,010 | ₹7,370 | +49.4% (-3.4% vs city line) | ₹33.9 | 3.69% 2 BHK ₹32,200/mo |
| Vasai – Virar Peripheral / emerging | ₹7,550 | ₹5,020 | +50.4% (+4% vs city line) | ₹23.3 | 3.7% 2 BHK ₹22,100/mo |
| KDMC · 6 | |||||
| Dombivli East Growth suburb | ₹9,740 | ₹6,320 | +54.1% (+2% vs city line) | ₹27.6 | 3.4% 2 BHK ₹26,200/mo |
| Kalyan West Growth suburb | ₹9,530 | ₹6,130 | +55.5% (+3.4% vs city line) | ₹27 | 3.4% 2 BHK ₹25,600/mo |
| Kalyan East Peripheral / emerging | ₹7,190 | ₹4,820 | +49.2% (+4.1% vs city line) | ₹22.2 | 3.71% 2 BHK ₹21,100/mo |
| Ulhasnagar Peripheral / emerging | ₹6,850 | ₹4,550 | +50.5% (+6.5% vs city line) | ₹21.1 | 3.7% 2 BHK ₹20,000/mo |
| Ambernath – Badlapur Peripheral / emerging | ₹5,810 | ₹3,880 | +49.7% (+10.7% vs city line) | ₹17.9 | 3.7% 2 BHK ₹17,000/mo |
| Titwala – Ambivli Peripheral / emerging | ₹5,250 | ₹3,480 | +50.9% (+15.5% vs city line) | ₹16.2 | 3.7% 2 BHK ₹15,400/mo |
| Raigad & Weekend Homes · 5 | |||||
| Lonavala – Khandala Peripheral / emerging | ₹9,600 | ₹6,360 | +50.9% (-0.2% vs city line) | ₹29.6 | 3.7% 2 BHK ₹28,100/mo |
| Alibaug – Mandwa Peripheral / emerging | ₹8,430 | ₹5,690 | +48.2% (-0.1% vs city line) | ₹26 | 3.7% 2 BHK ₹24,700/mo |
| Uran – JNPT Peripheral / emerging | ₹5,950 | ₹4,020 | +48% (+8.3% vs city line) | ₹18.3 | 3.69% 2 BHK ₹17,400/mo |
| Khopoli – Pen Peripheral / emerging | ₹4,470 | ₹3,010 | +48.5% (+20.3% vs city line) | ₹13.8 | 3.7% 2 BHK ₹13,100/mo |
| Karjat – Neral Peripheral / emerging | ₹4,240 | ₹2,810 | +50.9% (+26% vs city line) | ₹13.1 | 3.71% 2 BHK ₹12,400/mo |
Land cost calculator — acquisition, stamp duty & TDR
Type a plot size; we apply the micro-market land rate, the state's stamp-duty rule (charged on the higher of market and reckoner value) and the local TDR pricing convention.
Acquisition (market)
₹16.64 cr
₹3,820/sq ft × 43,560 sq ft
Stamp duty + registration
₹1.00 cr
6% + 1% on ₹16.64 cr
Total outlay
₹17.64 cr
₹2,025 per buildable sq ft @ FSI 2
Maharashtra: 5% stamp + 1% metro cess (Mumbai/Pune/Nagpur) + 1% registration (cap ₹30k). TDR trades ≈ 30–40% of receiving-plot land reckoner. Indicative — confirm with the sub-registrar's current schedule.
Vidura market brief
Mumbai Metropolitan Region continues to trade at a wide, structural gap over IGR Maharashtra ready reckoner rates, with market premiums ranging roughly 48-84% across micro-markets and a seeded annual appreciation trend near 6.5%. BKC commands the steepest premium (84.2%), followed by Thane's Pokhran Road–Vasant Vihar belt (71.5%) and Malabar Hill–Cuffe Parade (73.0%), reflecting scarcity of prime stock, commercial-grade infrastructure and institutional demand rather than reckoner catch-up. Peripheral and PPP-relevant corridors — Panvel, Ulwe-Dronagiri, Uran-JNPT, Taloja — show comparatively compressed premiums (48-49%), signalling these zones remain closer to official valuation and offer more predictable land-acquisition economics for infrastructure and transit-linked projects. For land aggregation and asset monetisation, the wide reckoner-market gap in core micro-markets raises stamp-duty arbitrage and compensation-benchmarking complexities, while peripheral nodes near JNPT, Navi Mumbai airport and metro extensions offer cleaner entry points for PPP structuring. As MMR's infrastructure pipeline (coastal road, metro, Navi Mumbai airport) matures, expect premiums in currently under-valued peripheral corridors to gradually converge upward, narrowing the reckoner gap.
Generated 2026-09-06 from the engine's current numbers and recent headlines · refreshed weekly
5-year trend — city average, residential
Lime = engine's city average sale · sky = rent ₹/sq ft/month · dashed blue = YoY % · amber dots = credible prints (CRE Matrix / PropEquity / Knight Frank / IGR headlines, team deals) — 1 so far · 5Y sale +18.7% · rent +18.7%
- rent
- value
- yoy
Reckoner ↔ market correlation
market ≈ −₹1,586.7 + 1.7618 × reckoner · R² 0.997 · n = 43 micro-markets
Points above the line are micro-markets where the market has run further ahead of the government rate — expect higher land-acquisition cost and stamp-duty arbitrage; points below signal reckoner catch-up risk.
Recent public signals
Indicative desk estimates calibrated to government reckoner/circle rates and public signals; not a valuation. Refined daily and by team corrections. Reckoner source: IGR Maharashtra — Annual Statement of Rates (Ready Reckoner). Unit: ₹ per sq ft carpet (land: ₹ per sq ft of plot).