Pune: The registration department has completed the pilot micro-zoning exercise in select areas of Pune and Mumbai, paving the way for more realistic property valuation from next year.A senior revenue official said on Thursday several districts, including Pune, had identified areas for micro-zoning as part of a shift from the current broad zoning system. Developers and buyers had flagged the latter for not reflecting the ground reality.“The initial rollout of micro-zoning will be next year. Pilots are in process in areas where socio-economic disparities within small localities are most pronounced. In Pune, we selected upmarket areas as well as places that registered less transactions,” a senior registration department official said.The move aims to replace uniform zone-based RR (ready reckoner) rates with a granular system that captures variations within neighbourhoods and differentiates between dissimilar properties in the same area. Officials said pilots conducted in Pune and Mumbai would now be expanded statewide. RR rates announced next year are likely to be based on this micro-zoning framework.The government plans to use Geographic Information System (GIS) mapping to determine plot-wise and building-wise rates, instead of applying blanket valuations across large zones. Finalised RR rates will be published as downloadable data on the Inspector General of Registration (IGR) portal to improve transparency.Officials said the revenue machinery had been instructed to fix separate RR rates for slums, Slum Rehabilitation Authority (SRA) projects, chawls, older non-redeveloped buildings, and industrial, commercial and residential properties within the same locality.A senior official said the current system often resulted in small houses or chawls located next to luxury towers being taxed at the same RR rate, creating distortions in stamp duty and valuation. “Micro-zoning will allow us to differentiate structures within the same geographical zone and bring scientific accuracy in valuation,” he said.Revenue minister Chandrashekhar Bawankule had earlier said buyers of smaller or older flats often end up paying disproportionately high stamp duty because RR rates are influenced by nearby premium developments. The new system is expected to correct such anomalies and align RR rates with actual market conditions.Amadea plea hearing postponedPune: The Inspector General of Registration (IGR) office postponed the next hearing of Amadea Enterprises LLP’s appeal against the Rs21-crore stamp duty shortfall and penalty because the IGR was currently on West Bengal election duty, said a source in the state registration department.Officials said the firm had sought additional time to submit documents, and its lawyers requested for at least a month to collect government records. “The IGR had set April 6 as the next date. But since he is on election duty, the next date of hearing will be announced after he returns,” an official said.The appeal relates to the controversial registration of a sale deed between Amadea Enterprises LLP and power of attorney holder Sheetal Tejwani for nearly 40 acres of government land in Mundhwa. Suspended registrar R B Taru has been accused of illegally waiving stamp duty in the transaction.“The matter is quasi-judicial in nature and the IGR is legally required to grant a hearing after the firm contested the demand notice. Any decision will be taken after the hearing is completed,” a senior official said.——————–
