Ready Reckoner Rate in Kalher Bhiwandi 2026: Latest Rates

If you’re thinking of buying a house in the Kalher area of Bhiwandi or looking at an industrial plot, it’s very important for you to know the Ready Reckoner Rate in Kalher Bhiwandi. In fact, this is the minimum price that the Maharashtra government sets for each area so that property registration and stamp duty can be properly calculated.

Kalher, which falls under the Bhiwandi-Nizampur City Municipal Corporation (BNCMC), has become a major industrial and residential hub. For 2025-26, the government has implemented an average rate increase of approximately 3.89% to 4.39%. This means that registering a property here may now be slightly more expensive than before.

Always keep in mind: Never finalize a property deal below the Ready Reckoner (RR) rate, because the government always charges tax based on the higher of the RR rate or the actual agreed-upon value.

Latest Ready Reckoner Rate in Kalher Bhiwandi 2026

Here we have provided an updated list for the Kalher area that will greatly help you understand the valuation of this area. These rates are given per square meter (sq. mtr):

Property Type	Ready Reckoner Rate (Per Sq. Mtr)	Remarks
Residential (Flats/Apartments)	₹31,800 – ₹33,500	It can vary depending on the location and amenities.
Commercial (Shops)	₹39,000 – ₹41,400	Rents for ground-floor shops are always higher.
Office Space	₹32,100 – ₹35,600	There can be separate slabs for IT and corporate units.
Industrial Land/Units	₹31,200 – ₹32,400	Base rate for warehouses and manufacturing hubs.
Open Land (Developed)	₹2,150 – ₹3,010	Vacant land within a residential zone.

Note: In Kalher, properties near NH-3, the Mumbai–Nashik Highway, command rates about 10–15% higher than those on interior roads.

To verify these rates, you can visit the official IGR Maharashtra website, which is the state’s registration authority. There, in the “e-ASR” section, you’ll find exact ward-wise data.

How to Calculate the Market Value of a Property in Kalher?

Many people ask, “We’ve found the Ready Reckoner rate for Kalher Bhiwandi, but now how do we calculate the total value?” Well, let us tell you that the calculation is very simple; you just need to pay a little attention to it.

The formula for calculating the official market value is as follows:

• Market Value = Built-up Area × RR Rate × (Depreciation/Amenities Factor)

Let’s understand this step-by-step:

• Check the Area: First, calculate the ‘Built-up Area’ of your flat in square meters. The builder or the broker you are buying from will tell you this. For now, let’s assume your flat is 50 sq. mtr.
• Fixed Rate: From the table above, take Kalher’s residential rate—just for calculation’s sake, let’s assume ₹32,000 per sq. mtr.
• Floor Rise and Age: If your building is 10-15 years old, you also get the benefit of ‘Depreciation,’ which reduces the building’s value slightly. Similarly, if you are on a higher floor in a building with an elevator, a small extra ‘Floor Rise’ charge is added.

For example, if you are buying a new 50 sq. mtr. flat, the calculation would be as follows:

50 \times 32,000 = ₹1,600,000. This will become your ‘Deemed Value’ on which you will be taxed.

Calculation of Stamp Duty and Registration Charges

Now let’s look at the costs that directly affect your pocket. Since Kalher falls under the Thane district and is close to Bhiwandi, its charges depend on a mix of urban and rural rules.

As of 2026, the charges in the Bhiwandi area are as follows:

• Stamp Duty for Men: 7% This includes the Local Body Tax and Metro Cess.
• Stamp Duty for Women: 6% The government gives women a 1% discount, which is a big benefit for them.
• Registration Charges: If the property value is less than ₹30 lakh, it’s 1%. If it’s more than ₹30 lakh, there’s a fixed charge of ₹30,000.

An Important Point: Nowadays, many ‘Gift Deeds’ and ‘Family Transfers’ are also taking place. In these cases, the stamp duty rates are quite different. Always try to have the documents verified by a legal expert so that you don’t receive any notices later.

Visual Break: Quick Summary Table

Category	Stamp Duty Rate	Registration Fee
Male Buyer	7%	₹30,000 (Max)
Female Buyer	6%	₹30,000 (Max)
Joint (Male + Female)	7%	₹30,000 (Max)

Keep in mind that if you declare your agreement value below the Ready Reckoner rate, the IGR department may send you an “Under Valuation” notice. Therefore, always register at or above the RR rate.

Benefits of Investing in Kalher, Bhiwandi

Friends, Kalher is no longer just an industrial area; it’s becoming an extension of Thane. If you’re investing here in 2026, there are 3 major reasons why the value of your property will increase, which I’ve mentioned below:

• Metro Line 5 (Orange Line): Work on the Thane-Bhiwandi-Kalyan Metro is progressing rapidly. Kalher will have its own metro station, making it just a 5-minute ride to Thane (Kapurbawdi).
• Kolshet-Kalher Bridge: A new bridge is being built that will directly connect Kolshet and Kalher. This will reduce the old 45-minute route to just 5 minutes.
• Affordability: While flats in Thane West start at ₹1.5 Cr, in Kalher you can find good RERA-approved options for ₹35-50 Lakhs.

Conclusion

The Ready Reckoner rate in kalher Bhiwandi isn’t just a government number; it’s the foundation of your investment. With the arrival of the metro and new bridges, this area could see appreciation of 20–30% over the next 2–3 years. Therefore, always check the latest rates before investing and be sure to conduct proper legal verification.

Additionally, if you need help from a RERA-certified advisor to check all these things, you can fill out the form provided below, and we will assist you completely. We do not charge any consultation fee for this.

Frequently Asked Questions