How Much Land Does ₹50 Lakh Buy in 2026?
- As of September 2026, IGR Maharashtra’s e-ASR portal shows 2026-27 open-land ready-reckoner (ASR) rates of ₹6,920–₹13,700/sq m across the sampled Karjat town zones, ₹6,730–₹9,930/sq m in Khopoli (Khalapur taluka), ₹13,000–₹17,900/sq m in Alibaug, and ₹5,630–₹7,270/sq m in Shrivardhan.
- Maharashtra’s transaction-cost stack on a Municipal Council-area plot is 4% stamp duty + 1% registration (capped ₹30,000) — plus, since 31 December 2025, a new one-time NA premium of 0.1%–0.5% of ASR value, depending on plot size.
- Run those costs backwards on an all-in ₹50 lakh budget and ≈₹47.7 lakh is left as ASR-equivalent plot value — the exact number depends on which zone and which local-body classification the survey number sits in.
- At that net value, ₹50 lakh converts to ASR-equivalent plot sizes ranging from roughly 2,870 sq ft (Alibaug’s priciest sampled town zone) to 9,130 sq ft (Shrivardhan’s cheapest sampled zone) — before any market premium.
- ASR is a government floor valuation for stamp duty, not the market sale price — treat every number below as a valuation benchmark, not a quote. At Lords of the Lands’ current market prices (September 2026) — roughly Karjat ₹2,000–12,000, Khopoli ₹2,000–5,000, Upper Alibaug ₹2,000–3,000 and established Alibaug ₹10,000–20,000 per sq ft — ₹50 lakh stretches very differently by corridor; treat these as indicative asking bands, not a quote for a specific plot. These are indicative market ranges as of September 2026, not an assured return.
What does the Maharashtra ready reckoner actually value?
The Annual Statement of Rates (ASR) — commonly called the “ready reckoner” — is the Maharashtra government’s own minimum benchmark valuation for land in every village and zone, published annually by the Inspector General of Registration (IGR) and used to compute stamp duty.
It is not a market price; it is a floor. You cannot register a sale below the ASR value of the specific survey number without inviting a stamp-duty adjudication, but you can — and in a fast-appreciating corridor almost always do — pay more. The 2026-27 ASR became applicable from 1 April 2026 and runs to 31 March 2027. It is published sub-zone by sub-zone on IGR Maharashtra’s own e-ASR portal (easr.igrmaharashtra.gov.in), which is where every figure in this post was pulled from directly, live, on 23 September 2026.
Two terms worth defining before the numbers: an NA plot is one whose land-use has been converted from agricultural to non-agricultural (residential, commercial or industrial) — the status a buyer must verify before a plotted layout can be registered as residential land. A guntha is a traditional Indian land unit still used on 7/12 extracts and ASR tables: 1 guntha = 1,089 sq ft exactly (40 guntha = 1 acre = 43,560 sq ft). Both units appear in the table below because ASR data is published in square metres, while most buyers think in square feet or guntha.
What does ₹50 lakh buy in ASR terms, corridor by corridor?
A ₹50 lakh all-in budget, after Maharashtra’s standard transaction-cost stack, leaves roughly ₹47.7 lakh of net ASR-equivalent plot value — and depending on the corridor’s published rate, that stretches from under 2,900 sq ft in Alibaug’s priciest town zone to over 9,100 sq ft in Shrivardhan’s cheapest sampled zone.
The working, recalculated below: on a Municipal Council-classified plot, stamp duty is 4%, registration is 1% capped at ₹30,000, and — for a plot under 1,000 sq m converted after 31 December 2025 — the new one-time NA premium is 0.1% of ASR value. Solving backwards from an all-in ₹50,00,000 budget:
Net ASR-equivalent value (P) satisfies: ₹50,00,000 = P × 1.041 + ₹30,000 → P = ₹49,70,000 ÷ 1.041 = ₹47,74,256.
That ₹47,74,256 is what actually reaches ASR-equivalent land value; the remaining ₹2,25,744 breaks down as ₹1,90,970 in stamp duty, ₹30,000 in registration, and ₹4,774 in NA premium (figures re-added: 1,90,970 + 30,000 + 4,774 = 2,25,744; and 47,74,256 + 2,25,744 = 50,00,000 exactly).
Dividing that ₹47,74,256 by each corridor’s sampled ASR rate (1 sq m = 10.7639 sq ft) gives:
| Corridor (town zone sampled) | ASR band, FY2026-27 (₹/sq m) | ₹50L → area at cheapest sampled zone | ₹50L → area at priciest sampled zone |
|---|---|---|---|
| Karjat | 6,920 – 13,700 | 7,426 sq ft (6.82 guntha) | 3,751 sq ft (3.44 guntha) |
| Khopoli (Khalapur taluka) | 6,730 – 9,930 | 7,636 sq ft (7.01 guntha) | 5,175 sq ft (4.75 guntha) |
| Alibaug | 13,000 – 17,900 | 3,953 sq ft (3.63 guntha) | 2,871 sq ft (2.64 guntha) |
| Shrivardhan | 5,630 – 7,270 | 9,128 sq ft (8.38 guntha) | 7,069 sq ft (6.49 guntha) |
Read this table as ASR-equivalent buying power, not as “the plot size ₹50 lakh gets you at Lords of the Lands.” It answers a narrower, verifiable question: at the government’s own published valuation, how far does ₹50 lakh stretch after costs, corridor by corridor. (see the Lords of the Lands market bands noted above — Karjat ₹2,000–12,000, Khopoli ₹2,000–5,000, Upper Alibaug ₹2,000–3,000, Alibaug ₹10,000–20,000 per sq ft, as of September 2026) is where the real, sellable answer belongs — market price per sq ft in each corridor, which this post deliberately does not invent.
The transaction-cost stack: stamp duty, registration and the December 2025 NA premium
Three separate costs sit on top of a plot’s ASR-linked value before you hold a registered sale deed, and one of them changed materially at the end of 2025.
First, stamp duty: Maharashtra charges 4% (male buyer) / 3% (female buyer) in Municipal Council/Nagar Panchayat areas, and a lower 3% (male) / 2% (female) in Gram Panchayat (rural) areas — the classification that governs most of the villages surrounding Karjat, Khopoli, Alibaug and Shrivardhan town, where plotted layouts typically sit. One caveat that changes the arithmetic in some villages: where a rural Gram Panchayat plot falls within the Mumbai Metropolitan Region (MMR) boundary or an ASR “Influence Area” — true of parts of Karjat, Khopoli and Alibaug talukas — the rate rises to 5% instead of the Gram Panchayat rate; Shrivardhan sits outside MMR, so its villages stay at the lower Gram Panchayat rate. Confirm the specific village’s classification on IGR Maharashtra’s e-ASR portal before budgeting. Second, registration fee: 1% of the property’s value, capped at ₹30,000 — so for any plot valued above ₹30 lakh, registration is a flat ₹30,000, not a rising percentage. Third, and new: the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, assented to on 31 December 2025, replaced the old recurring non-agricultural assessment with a one-time conversion premium — 0.1% of ASR value for plots up to 1,000 sq m, 0.25% for 1,001–4,000 sq m, and 0.5% above 4,000 sq m — payable once, at conversion, instead of every year.
For a typical residential plot under 1,000 sq m (the size band nearly all LOTL layouts and most retail buyers transact in), the NA premium is a rounding item next to stamp duty and registration — which is exactly why the worked table above uses the 0.1% slab. A buyer assembling a larger parcel (over 4,000 sq m) would see that line item jump to 0.5%, materially changing the arithmetic; the same backward-solve method applies, just with a different premium rate substituted in.
Why the ASR number isn’t the sale price
The ready reckoner exists to set a stamp-duty floor, not to describe what a willing buyer actually pays — and in an infrastructure-linked growth corridor, the two numbers can diverge sharply.
ASR revisions lag market movement by design: the state updates rates once a year, typically each April, based on the prior year’s registered transactions, while land in a corridor with an active highway, rail or airport catalyst can reprice faster than that annual cycle captures. That means the plot sizes in the table above — genuine ASR-valuation arithmetic — will typically overstate what ₹50 lakh buys at actual market price in these corridors, sometimes by a wide margin. This is a structural feature of how the ready reckoner works everywhere in Maharashtra, not a claim specific to any one corridor or project. Where a live, sellable price per sq ft would sharpen this for a specific buyer, that number needs to come from current inventory: (see the Lords of the Lands market bands noted above — Karjat ₹2,000–12,000, Khopoli ₹2,000–5,000, Upper Alibaug ₹2,000–3,000, Alibaug ₹10,000–20,000 per sq ft, as of September 2026).
Karjat vs Khopoli vs Alibaug vs Shrivardhan — the ASR snapshot
Side by side, the four corridors span roughly a 3x range in published ASR — Alibaug’s town zones run highest, Shrivardhan’s run lowest — which is the single biggest driver of how far ₹50 lakh stretches between them.
| Corridor | Taluka | ASR band sampled (₹/sq m, FY2026-27) | Stamp duty (Municipal Council rate) | Registration fee | NA premium (≤1,000 sq m plot) |
|---|---|---|---|---|---|
| Karjat | Karjat | 6,920 – 13,700 | 4% | 1%, capped ₹30,000 | 0.1% of ASR value |
| Khopoli | Khalapur | 6,730 – 9,930 | 4% | 1%, capped ₹30,000 | 0.1% of ASR value |
| Alibaug | Alibaug | 13,000 – 17,900 | 4% | 1%, capped ₹30,000 | 0.1% of ASR value |
| Shrivardhan | Shrivardhan | 5,630 – 7,270 | 4% | 1%, capped ₹30,000 | 0.1% of ASR value |
Alibaug’s higher band reflects its longer-established coastal-second-home market and closer road access to Mumbai via the Mumbai Trans Harbour Link corridor; Shrivardhan, further down the Konkan coast, carries the lowest sampled ASR of the four — which is also, mechanically, why the same ₹50 lakh converts to the largest ASR-equivalent plot size there in the table above.
What to check before you compare corridors on price
The town-zone ASR in this post is a citable, government-published benchmark — but it is very unlikely to be the exact rate that applies to a specific plotted layout, and getting that wrong is the single most common diligence mistake in a ready-reckoner comparison.
Three things to confirm before treating any of the numbers above as your own budget math:
- Village vs town classification. All the rates above come from each taluka’s main Nagarpalika/Nagar Panchayat (town) zones — the classification carries the higher, 4% stamp-duty rate. Most gated plotted layouts sit in the surrounding Gram Panchayat villages, which are typically both cheaper on ASR and taxed at the lower 3% stamp-duty rate.
- Survey-number-specific ASR, not a taluka average. Even within one village, the e-ASR portal breaks rates down by sub-zone and survey/gat number — the range in the tables above (a handful of sampled zones per town) is illustrative of spread, not an exhaustive village-by-village schedule for either taluka.
- NA status and conversion date. The 0.1%–0.5% premium bracket, and whether it applies at all, depends on when and how the specific plot was converted — a plot converted before 31 December 2025 falls under the older Sanad framework, not this one-time premium.
FAQ
How much does a 50 lakh land investment actually buy in Karjat, Khopoli, Alibaug or Shrivardhan?
In pure ASR-valuation terms, after Maharashtra’s transaction-cost stack, a 50 lakh land investment nets roughly ₹47.7 lakh of ready-reckoner-equivalent plot value — which converts to anywhere from about 2,870 sq ft (Alibaug’s priciest sampled town zone) to about 9,130 sq ft (Shrivardhan’s cheapest sampled zone), based on each corridor’s published FY2026-27 ASR rate. This is a valuation benchmark, not a market price quote.
What is the ready reckoner (ASR) rate and why does it matter?
The ASR, or ready reckoner, is Maharashtra’s own minimum valuation for land, published annually by IGR Maharashtra and used to compute stamp duty — you cannot register a sale below it. It matters for a land investment because it sets the floor on transaction costs, even though the actual market price you pay is typically higher.
How much stamp duty do I pay on land in these corridors?
4% in the taluka’s Municipal Council/Nagar Panchayat limits, or 3% in Gram Panchayat (rural) areas — except where the rural village itself falls within the MMR boundary or an ASR ‘Influence Area’ (true of parts of Karjat, Khopoli and Alibaug), which pushes the rate to 5% — with a 1% concession for a sole female buyer where it applies. Most plotted layouts sit in Gram Panchayat villages, so confirm the specific village’s classification before budgeting.
What is the new NA premium introduced in December 2025?
A one-time conversion premium — 0.1% of ASR value for plots up to 1,000 sq m, 0.25% for 1,001–4,000 sq m, and 0.5% above that — introduced by the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, which was assented to on 31 December 2025 and replaced the older recurring non-agricultural assessment for newly converted land.
Is the ready reckoner rate the same as the market price?
No. ASR is a government floor for stamp duty, revised roughly once a year; market price in an active corridor moves independently and is typically higher. Treat ASR-based figures as a valuation benchmark, not a quote for what a plot will actually cost.
Before you buy
Ready-reckoner arithmetic is a starting point for a budget conversation, not a substitute for seeing the specific survey number’s ASR, NA status and title chain. If you’re comparing what ₹50 lakh can do across Karjat, Khopoli, Alibaug or Shrivardhan, our team can walk you through the live numbers for a specific layout.
Related reading
Budgets & costs
- ₹20–50 lakh plots in Karjat and Khopoli
- Land under ₹25 lakh near Mumbai
- ₹1 crore land near Mumbai
- The real cost of buying a plot – beyond the sticker price
- Ready reckoner rates for Karjat and Khopoli
- Stamp duty on a Raigad plot
- Guntha, acre and sq ft conversions
Where to buy in budget
- Karjat land prices in 2026
- Khopoli land in 2026
- Panvel plots in 2026
- Neral land in 2026
- Khalapur land in 2026
- Comparing the land corridors
Strategy & title
- Plot vs apartment as an investment
- Plotted land vs a flat in MMR
- Land banking near Mumbai
- The real risks in emerging corridors
- What NA land actually means
- Verifying RERA on a plotted layout
- What the new airport changed for Raigad land
- What Lords of the Lands builds
- Is a Plot NA? How to Check in Maharashtra in 2026
- Reading a 7/12 extract before you buy land
- Title due-diligence checklist for plotted land
Citations and sources
Figures, rules and timelines in this guide are drawn from Maharashtra government records and official portals; verify every plot’s records independently before you transact. This is general information, not legal, tax or investment advice. Official sources: IGR Maharashtra · MSRDC · Mahabhumi 7/12 (Bhulekh).
