Published: 6th June, 2026
Last Edited: 6th June, 2026
You’ve found the flat. The price feels right. You’re ready to move forward.
Then someone mentions stamp duty and registration charges — and there’s a number you hadn’t fully planned for sitting between you and the keys.
This isn’t a small number. On a ₹1.5 crore flat in the western suburbs, stamp duty and registration together add over ₹9 lakh to your cost. On a ₹5 crore apartment in Bandra, that number crosses ₹30 lakh. Miss it in your budget and your entire plan falls apart.
This guide gives you the exact numbers — every rate, every calculation, examples across Mumbai’s price brackets, and the one 2026 regulatory change every Mumbai buyer must know before signing anything.
What is stamp duty and why does every Mumbai buyer have to pay it?
- Stamp duty is a Maharashtra state government tax that legally validates your property sale agreement under the Maharashtra Stamp Act, 1958.
- Without paying stamp duty and registering the document, your sale deed is not legally enforceable — you cannot prove ownership in a court of law.
- Registration charges are a separate fee paid to officially record the property transaction in government records.
- Both are mandatory for every property purchase in Mumbai — there is no legal way to skip or defer either.
- Stamp duty is calculated on the higher of the property’s market value or the government’s Ready Reckoner rate — not necessarily what you agreed to pay for it. Jeff Lenney
Think of stamp duty as the cost of making your ownership official and legally unchallengeable.
Registration is what puts your name in the government’s permanent property records. Both happen together at the Sub-Registrar’s Office during the registration appointment.
If you’re buying for the first time and want the full picture of how stamp duty fits into the buying process from start to finish, our guide on How to Buy a Flat in Mumbai for the First Time walks through every step.
What are the current stamp duty rates in Mumbai in 2026?
- Base stamp duty in Mumbai for properties within BMC limits: 5% for male buyers, 4% for female buyers. Propphy
- Mumbai also levies an additional 1% Metro Cess on all property transactions — making the total 6% for men and 5% for women. Propphy
- Registration charges: 1% of property value for properties below ₹30 lakh, capped at a flat ₹30,000 for properties above ₹30 lakh. Property Pistol
- Joint ownership (male + female, or male + male): 6% total stamp duty.
- Joint ownership (female + female): 5% total stamp duty — the female concession applies.
- Stamp duty rates for FY 2026–27 remain unchanged from the previous year. HomeBazaar
The Metro Cess is mandatory — it is not a separate optional charge. For every property registration in Mumbai City and Suburbs, buyers pay this 1% Metro Cess, introduced to fund Mumbai’s expanding metro rail network. Luxury Presence
Here is the complete rate table for Mumbai buyers in 2026:
| Buyer Type | Base Stamp Duty | Metro Cess | Total Stamp Duty | Registration | All-in Statutory Cost |
|---|---|---|---|---|---|
| Male — sole owner | 5% | 1% | 6% | ₹30,000 (capped) | 6% + ₹30,000 |
| Female — sole owner | 4% | 1% | 5% | ₹30,000 (capped) | 5% + ₹30,000 |
| Male + Female — joint | 5% | 1% | 6% | ₹30,000 (capped) | 6% + ₹30,000 |
| Female + Female — joint | 4% | 1% | 5% | ₹30,000 (capped) | 5% + ₹30,000 |
| Male + Male — joint | 5% | 1% | 6% | ₹30,000 (capped) | 6% + ₹30,000 |
(Source: Bajaj Finserv | FindCircleRate )
How is stamp duty calculated — and what is the Ready Reckoner rate?
- The formula: Stamp Duty = (Higher of Ready Reckoner Rate or Agreement Value) × Applicable Rate %. Jeff Lenney
- The Ready Reckoner (RR) rate is the Maharashtra government’s minimum property valuation for each locality — updated annually every April by the IGR Maharashtra.
- Stamp duty is calculated on whichever value is higher — your deal price or the government’s circle rate. Even if you buy below the government rate, the higher value is what is used for tax purposes. Goregaonprojects
- Mumbai is divided into zones — prime areas such as South Mumbai or Bandra have significantly higher ready reckoner rates, which directly increase stamp duty liability. HomeBazaar
- Underpaying stamp duty based on agreement value when the RR rate is higher triggers a “Deficit Stamp Duty” notice with a penalty of 2% per month — which can compound up to 400%. Realestatewebmasters
This is the calculation most Mumbai buyers get wrong.
They apply the stamp duty percentage to their negotiated deal price and stop there. But if the government values the property higher than your deal — which happens regularly in South Mumbai and premium suburbs — your actual stamp duty bill is larger than you planned.
Mumbai is divided into 19 zones and 221 sub-zones, each with different RR rates based on location, connectivity, and development potential. squareyards
You can verify the current RR rate for any specific property on the IGR Maharashtra portal at igrmaharashtra.gov.in — select the district, taluka, and locality to find the rate applicable to your building.
(Source: FlatsCare | Ghar.TV )
The critical 2026 update — a new ₹1 lakh penalty for stamp duty violations
- The Maharashtra government increased the penalty for executing property documents with insufficient stamp duty from ₹5,000 to ₹1 lakh, effective January 1, 2026. 99acres
- The amendment was officially notified on December 31, 2025, and was highlighted by Chief Minister Devendra Fadnavis during the Maharashtra Budget 2026–27 presentation on March 6, 2026. 99acres
- The penalty applies to all cases where a stamp duty shortfall is detected from January 2026 onwards.
- The ₹1 lakh fixed penalty is in addition to the existing 2% per month interest on any unpaid stamp duty amount — which can compound to 400%. Realestatewebmasters
- This applies to new purchases, resale transactions, and under-construction properties equally.
The penalty risk rests entirely with the buyer — not the builder or seller.
If a builder offers to “reduce the agreement value” to lower your stamp duty liability, that offer creates a ₹1 lakh+ exposure in your name. A deal priced below the government’s Ready Reckoner rate for that area is the most common source of deficit stamp duty notices. Verify the RR rate before finalising any purchase.
(Source: Punekar News )
Read our blogs and make your homebuying journey easier.
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- 3BHK in Goregaon East
- Gokuldham Colony
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- Buyer's Guide
- Goregaon West
- Goregaon East
- Goregaon East vs Goregaon West
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- 2BHK in Goregaon West
- Motilal Nagar Redevelopment
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- Property Rates 2026
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- Gokuldham Colony
- Back
- Property Stamp Duty & Registration Charges in Mumbai
Exactly how much will you pay — real examples across Mumbai’s price brackets
These calculations cover the most common buyer scenarios across Mumbai’s residential market in 2026. All examples assume the agreement value equals or exceeds the Ready Reckoner rate — the most common scenario for properties in appreciating markets.
₹75 lakh flat — affordable suburbs (Mira Road, Virar, Nalasopara) | Male buyer
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 6% × ₹75,00,000 | ₹4,50,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹4,80,000 |
₹1.50 crore flat — western suburbs (Goregaon, Malad, Kandivali) | Male buyer
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 6% × ₹1,50,00,000 | ₹9,00,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹9,30,000 |
₹1.50 crore flat — western suburbs | Female buyer (sole owner)
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 5% × ₹1,50,00,000 | ₹7,50,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹7,80,000 | |
| Saving vs male buyer | ₹1,50,000 |
₹2.50 crore flat — premium suburbs (Andheri, Juhu, Powai) | Male buyer
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 6% × ₹2,50,00,000 | ₹15,00,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹15,30,000 |
₹5 crore apartment — Bandra West, Khar | Male buyer
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 6% × ₹5,00,00,000 | ₹30,00,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹30,30,000 |
₹10 crore luxury apartment — South Mumbai (Worli, Prabhadevi) | Male buyer
| Cost Item | Calculation | Amount |
|---|---|---|
| Stamp Duty | 6% × ₹10,00,00,000 | ₹60,00,000 |
| Registration | Capped flat fee | ₹30,000 |
| Total | ₹60,30,000 |
(Source: Bajaj Finserv )
The rule of thumb: every ₹1 crore of property value costs approximately ₹6 lakh in stamp duty for a male buyer and ₹5 lakh for a female buyer. Registration is always a fixed ₹30,000 for properties above ₹30 lakh.
Should you register the flat in your wife’s name to save stamp duty?
- Female buyers in Mumbai pay 5% total stamp duty versus 6% for male buyers — a straight 1% saving on the full property value.
- On a ₹1.50 crore flat, registering in a woman’s name saves ₹1.50 lakh. On a ₹3 crore flat, the saving is ₹3 lakh.
- The earlier 15-year restriction that prevented women from selling their property bought with the rebate has been removed. Women can now sell their property anytime without losing the benefit or facing additional charges. Agent Image
- The concession is available only for residential properties — not commercial.
- Joint ownership with a male co-owner (male + female) attracts the standard 6% rate — the concession does not apply in this combination. Quora
The removal of the 15-year lock-in is a significant policy change.
Previously, women who used this concession were effectively locked in for 15 years or required to repay the saved stamp duty if they sold earlier. That restriction no longer exists. The female concession is now a clean financial saving with no strings attached.
The practical route for eligible families: register with the woman as sole owner, or in a female + female joint ownership arrangement, to access the 5% rate.
If you’re weighing a 2 BHK in the western suburbs where this saving is most relevant, see current pricing in our guides on 2 BHK Flats in Goregaon West and 2 BHK Flats in Goregaon East.
(Source: Kalpataru )
How to pay stamp duty in Mumbai — step by step
Follow these steps to pay online:
- Access the Portal: Visit the IGR Maharashtra GRAS e-Challan Portal.
- Select Payment Method: Click on Pay Without Registration.
- User Details: Select IGR Department your user type as Citizen.
- Choose Payment Category: Select Make Payment to Register Document.
- Payment Type: Choose whether you want to pay both Stamp Duty and Registration Fees simultaneously or separately.
- Property Details: Fill out your District (e.g., Mumbai City or Mumbai Suburban) and your jurisdictional Sub-Registrar Office (SRO).
- Enter Specific Details: Provide the exact names, PANs, and addresses of both the buyer and seller, along with the correct property valuation.
- Make the Payment: Complete the payment using Net Banking, UPI, or Credit/Debit Card.
- Download Receipt: Once the transaction is successful, download the generated e-Challan with the Government Reference Number (GRN). Save this carefully, as it is required when you visit the Sub-Registrar’s Office.
Offline Payment Methods
- Franking: You can pay the stamp duty via an authorized bank or franking agent, who will stamp your agreement papers.
- Stamp Paper: You can purchase physical stamp papers for smaller transaction values (typically below ₹50,000) from licensed vendors or the Stock Holding Corporation of India (SHCIL).
The GRAS payment step happens before your Sub-Registrar’s Office appointment — not on the day itself.
Pay 2–3 days in advance to ensure the challan processes cleanly before your appointment.
Here is the full sequence from signed agreement to registered ownership:
- Finalise and sign the sale agreement
- Verify the Ready Reckoner rate for your property on igrmaharashtra.gov.in
- Calculate stamp duty on the higher of agreement value or RR rate
- Pay stamp duty on GRAS — save the Challan Receipt (GRN) and e-stamp certificate
- Book your Sub-Registrar’s Office appointment online
- Visit the SRO with both parties and two witnesses for biometric verification
- Collect the registered sale deed within 7–10 working days
By law, registration must be completed within 4 months of signing the sale agreement. Missing this window can lead to penalties or require restarting the process entirely. Unapologybranding
(Source: The Propertist )
Can you claim a tax deduction on stamp duty paid?
- Under Section 80C of the Income Tax Act (old tax regime), a buyer can claim a deduction of up to ₹1.5 lakh in a financial year on the total stamp duty and registration charges paid. AgentFire
- The deduction is available only for self-occupied new residential property — not for commercial property or rental assets. AgentFire
- The property must be registered in the taxpayer’s name, and the claim can only be made in the year in which the payment was made. AgentFire
- Joint owners can each claim deductions in proportion to their ownership share. AgentFire
- This deduction is available only under the old tax regime — buyers who have opted for the new tax regime cannot claim it.
On a ₹1.50 crore flat where stamp duty paid is ₹9 lakh, you can claim ₹1.5 lakh of that under Section 80C in the same financial year.
Keep the GRAS challan and the registered sale deed as documentation when filing your ITR. The deduction must be claimed in the same year payment was made — it cannot be carried forward.
(Source: Ujjivan SFB)
Documents you need at the Sub-Registrar’s Office
- Original sale deed or agreement for sale + 2 photocopies
- Identity proof for buyer and seller: Aadhaar card and PAN card for each
- Two passport-size photographs of buyer and seller
- Two witnesses with their Aadhaar and PAN cards
- GRAS challan (proof of stamp duty payment) and e-stamp certificate
- NOC from the housing society — mandatory for resale flats in existing societies. Propphy
- Property card and Index II of the property
- Home loan sanction letter (if applicable)
Missing even one document will delay registration. The Sub-Registrar will not proceed with an incomplete set.
Confirm the complete document checklist with your lawyer or the specific SRO office at least a week before your appointment date. Different sub-registrar offices in Mumbai occasionally have local variations in their requirements.
For a complete checklist of everything to verify before signing anything — beyond just documents — read our guide on What to Check Before Signing a Builder Agreement in Mumbai
The full cost of buying a flat in Mumbai — stamp duty in context
Stamp duty is one of several costs that sit on top of the property price. Here’s the complete picture across two common Mumbai purchase scenarios:
Scenario A — ₹1.50 crore ready-to-move flat, western suburbs | Male buyer
| Cost Item | Amount |
|---|---|
| Property price | ₹1,50,00,000 |
| Stamp duty (6%) | ₹9,00,000 |
| Registration | ₹30,000 |
| GST (nil — ready to move) | ₹0 |
| Society deposit | ₹1,00,000 |
| Interior / basic furnishing | ₹3,00,000 |
| Legal fees | ₹30,000 |
| Total all-in cost | ₹1,63,60,000 |
Scenario B — ₹1.50 crore under-construction flat, western suburbs | Male buyer
| Cost Item | Amount |
|---|---|
| Property price | ₹1,50,00,000 |
| Stamp duty (6%) | ₹9,00,000 |
| Registration | ₹30,000 |
| GST (5%) | ₹7,50,000 |
| Society deposit | ₹1,00,000 |
| Interior / basic furnishing | ₹3,00,000 |
| Legal fees | ₹30,000 |
| Total all-in cost | ₹1,71,10,000 |
The GST line is why ready-to-move flats cost ₹7.5 lakh less than comparable under-construction flats at this price point — before factoring in the rent you’d continue paying during a 2–3 year construction wait.
For the complete explanation of GST on under-construction purchases: GST on Under Construction Flats in Mumbai 2026
For guidance on how to structure your home loan around these total costs: Home Loan Eligibility in Mumbai — How Much Can You Actually Borrow?
For verifying whether the builder and project you’re buying from is legally registered: How to Check RERA Registration of a Builder in Maharashtra
Final Words
The single most important thing to take from this article: stamp duty in Mumbai is calculated on the higher of your deal price or the government’s Ready Reckoner rate — not simply what you agreed to pay.
Verify the RR rate before finalising your budget. Add ₹30,000 for registration. Include stamp duty in your total cash requirement calculation from day one — not as an afterthought when the sale deed is ready.
And if you’re eligible for the female buyer concession, take it. The earlier 15-year restriction has been removed — there is no longer any downside to using it. Agent Image
Explore More
Guides that go alongside this one — for buyers doing their full research before committing:
- How to Buy a Flat in Mumbai for the First Time — A Step-by-Step Guide That Doesn’t Confuse You →
- GST on Under Construction Flats in Mumbai 2026 — The Clear Explanation →
- How to Check RERA Registration of a Builder in Maharashtra →
- What to Check Before Signing a Builder Agreement in Mumbai →
- Home Loan Eligibility in Mumbai — How Much Can You Actually Borrow? →
- 2 BHK Flats in Goregaon West — Prices, Localities, and Everything a Buyer Needs to Know →
- 2 BHK Flats in Goregaon East — Localities, Prices, and What to Expect →
- Property Rates in Goregaon West 2026 — Every Locality, Every Price Point →
- Property Rates in Goregaon East 2026 — Locality-by-Locality Breakdown →
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People also ask about stamp duty in Mumbai 2026
What is the stamp duty rate for buying a flat in Mumbai in 2026?
The stamp duty rate in Mumbai is 6% for male buyers and 5% for female buyers, including the mandatory 1% Metro Cess. Registration charges are capped at ₹30,000 for properties above ₹30 lakh, and 1% of the property value for properties below ₹30 lakh. These rates are unchanged for FY 2026–27. Property Pistol
How much stamp duty will I pay on a ₹1 crore flat in Mumbai?
A male buyer pays ₹6 lakh in stamp duty (6%) plus ₹30,000 registration — totalling ₹6.30 lakh. A female buyer registered as sole owner pays ₹5 lakh in stamp duty (5%) plus ₹30,000 — totalling ₹5.30 lakh. Always verify that the agreed price is not below the government’s Ready Reckoner rate for that building, as stamp duty is calculated on whichever figure is higher.
Is stamp duty the same for resale and new flats in Mumbai?
Stamp duty on resale flats in Mumbai is calculated the same way as new property — on the higher of the Ready Reckoner rate or declared sale price. The key difference is GST: 5% GST applies to under-construction properties but not to ready-to-move or resale flats with an Occupancy Certificate. This makes ready-to-move flats meaningfully cheaper on total all-in cost. Agent Image
What is the Ready Reckoner rate and how does it affect my stamp duty in Mumbai?
The Ready Reckoner rate is the Maharashtra government’s minimum property valuation for each locality, updated annually every April. Prime areas like South Mumbai and Bandra have significantly higher ready reckoner rates, which directly increase stamp duty liability. You can check the current RR rate for any Mumbai property on the IGR Maharashtra portal at igrmaharashtra.gov.in before finalising your budget. HomeBazaar
What is the new penalty for stamp duty violations in Mumbai from 2026?
From January 1, 2026, the Maharashtra government increased the penalty for executing property documents with insufficient stamp duty from ₹5,000 to ₹1 lakh. The fixed penalty is in addition to existing interest at 2% per month on any unpaid stamp duty amount, which can compound up to 400%. The liability rests entirely with the buyer — never undervalue your agreement to save stamp duty. 99acres | Realestatewebmasters
Can I save stamp duty by registering the flat in my wife’s name in Mumbai?
Yes — female buyers in Mumbai pay 5% total stamp duty versus 6% for male buyers, saving 1% on the full property value. The earlier 15-year restriction that prevented women from selling their property bought with the stamp duty rebate has been removed — women can now sell anytime without losing the benefit. The concession applies only to sole female ownership or female + female joint ownership, not male + female joint registration. Agent Image
How do I pay stamp duty online in Mumbai?
In Mumbai, stamp duty must be paid through the GRAS (Government Receipt Accounting System) portal at gras.mahakosh.gov.in — buying stamp paper or franking is no longer valid. Payment is accepted via Net Banking, UPI, or credit card; credit card payments may attract an approximately 1% processing fee. Save the Challan Receipt Number (GRN) generated after payment — it is required at the Sub-Registrar’s Office. Realestatewebmasters | Optuno
How long does property registration take in Mumbai after paying stamp duty?
After paying stamp duty and booking a Sub-Registrar’s Office appointment, the registration process takes 1–3 working days. The registered sale deed is ready for collection within 7–10 working days. Registration must be completed within 4 months of signing the sale agreement — missing this deadline leads to penalties or requires restarting the process. Unapologybranding
Is stamp duty paid on a Mumbai flat tax deductible?
Yes — under Section 80C of the Income Tax Act under the old tax regime, buyers can claim up to ₹1.5 lakh in a financial year on stamp duty and registration charges paid for a new self-occupied residential property. The claim must be made in the same year as payment. Buyers on the new tax regime cannot avail this deduction. Joint owners can each claim deductions proportionate to their ownership share. AgentFire
Does stamp duty apply to gifted or inherited property in Mumbai?
Certain transactions carry reduced or minimal rates — gift deeds executed between close family members attract only ₹200 stamp duty. For inherited property, stamp duty depends on the nature of the transfer — a registered will or succession certificate changes the applicable rates. Always consult a property lawyer for gift deed and inheritance scenarios, as the specifics vary significantly based on family relationship and documentation. Squareyards
What is the Metro Cess in Mumbai and is it separate from stamp duty?
The Metro Cess is an additional 1% charge included within Mumbai’s overall stamp duty rate, introduced to fund the development of the city’s metro rail network. It is mandatory for every property registration in Mumbai City and Suburbs. It is not a separate charge on top of stamp duty — it is already built into the headline rates of 6% (male) and 5% (female). When you pay 6% stamp duty, 1% of that is Metro Cess. Property Pistol | Luxury Presence
What is the stamp duty rate for commercial property in Mumbai?
Commercial property transactions in Mumbai follow the standard stamp duty rate of approximately 6%, which includes the 1% Metro Cess. The female buyer concession of 1% applies only to residential properties — it does not extend to commercial transactions. Ready Reckoner rates for commercial properties are typically higher than residential rates in the same locality, meaning the stamp duty base in commercial transactions is often higher in absolute terms. 99acres
How does the Ready Reckoner rate differ across Mumbai zones?
Malabar Hill has the highest ready reckoner rates in Mumbai at ₹8,71,080 per sq mt, followed by Breach Candy at ₹7,93,320, Peddar Road at ₹7,51,600, Cuffe Parade at ₹7,22,810, and Nariman Point at ₹7,10,480 per sq mt. Suburban areas like Kharghar, Panvel, and Ulwe in Navi Mumbai have significantly lower rates at ₹71,000–₹1,05,000 per sq mt. The government has maintained a 0% increase in Mumbai circle rates for FY 2026–27, keeping stamp duty costs stable for buyers transacting this year. 99acres
Sources
- Bajaj Finserv — https://www.bajajfinserv.in/stamp-duty-and-property-registration-charges-mumbai — Current stamp duty rates and Metro Cess explanation for Mumbai 2026
- FindCircleRate — https://findcirclerate.com/india/maharashtra/mumbai — Ready Reckoner rate zone breakdown and base stamp duty rate structure
- 99acres — https://www.99acres.com/articles/stamp-duty-and-registration-charges-in-mumbai.html — Area-wise stamp duty rates and ₹1 lakh penalty update January 2026
- Kalpataru — https://www.kalpataru.com/blogs/stamp-duty-and-registration-charges-mumbai — Female buyer concession details and removal of 15-year lock-in restriction
- FlatsCare — https://flatscare.com/articles/80 — Ready Reckoner calculation example, GRAS portal payment process
- Punekar News — https://www.punekarnews.in/now-stamp-duty-violation-in-property-deals-to-attract-rs-1-lakh-fine-in-maharashtra/ — ₹1 lakh penalty for insufficient stamp duty effective January 2026
- The Propertist — https://www.thepropertist.com/blog/stamp-duty-in-mumbai-2026—rates–calculator—payment-guide-437 — Registration timeline and step-by-step payment process
- Ujjivan SFB — https://www.ujjivansfb.bank.in/banking-blogs/personal-finance/stamp-duty-registration-charges-mumbai-maharashtra — Section 80C deduction rules for stamp duty payments
- ClearTax — https://cleartax.in/s/stamp-duty-and-registration-charges-in-maharashtra — GRAS portal payment methods and Maharashtra Stamp Act overview
- Ghar.TV — https://www.ghar.tv/blog/mumbai-ready-reckoner-rates-complete-property-investment-guide-stamp-duty-calculator/artid3555 — Mumbai zone structure (19 zones, 221 sub-zones) and stamp duty calculation framework
- Square Yards — https://www.squareyards.com/blog/circle-rate-in-mumbai-crc — FY 2026–27 circle rate freeze confirmation for Mumbai