Mumbai · Visa & immigration
Property Valuation for Visa & Immigration in Mumbai
A visa valuation in Mumbai from a government-registered valuer costs ₹6,000 – ₹10,000 and takes 24–72 hours. A registered valuer for immovable property (registered under Section 514 of the Income-tax Act 2025, formerly Section 34AB of the Wealth-tax Act) or an IBBI Registered Valuer in the Land & Building asset class.
Mumbai valuers are used to embassy formats for the US, Canada, UK, Australia and Schengen states and quote carpet-area values with a built-up cross-check because Mumbai deeds mix both. Reports state redevelopment status for old buildings because it changes value and because immigration officers query buildings that appear dilapidated in photographs. NRIs in the Gulf and the US arrange access through the society office or a relative and get the signed PDF within three days.
- Fee in Mumbai
- ₹6,000 – ₹10,000. Flat fee per property, plus 18% GST. Additional properties in the same city are usually discounted. A CA net-worth certificate is priced separately.
- Turnaround
- 24–72 hours
- Who signs
- A registered valuer for immovable property (registered under Section 514 of the Income-tax Act 2025, formerly Section 34AB of the Wealth-tax Act) or an IBBI Registered Valuer in the Land & Building asset class. Where the embassy asks for total net worth rather than a single asset, a Chartered Accountant's net-worth certificate with a UDIN is added; the CA relies on the valuer's report for the property figure.
- Inspection
- Most visa reports are prepared from documents plus geotagged photographs or a video walkthrough; a physical inspection is arranged when the property is high-value, disputed, or the embassy has previously queried a file. The report states which basis was used.
- Stamp-duty benchmark
- Ready reckoner rate, igrmaharashtra.gov.in. 6% (men) / 5% (women) including 1% metro cess + 1% registration fee (max ₹30,000).
- Validity
- Embassies generally accept reports dated within 3–6 months of filing. Ask for a fresh report if your file is refiled or delayed.
Registered valuers for this in Mumbai
Best Valuers
Verified by ValuerDekhoGovernment-approved valuers with a 35-engineer team serving Mumbai and Bangalore, two decades in practice
- Experience
- 22+ years
- Turnaround
- 4–5 working days
- Inspection
- Every property
- Delivery abroad
- Courier + PDF
Fee quoted in writing before any work starts
IBBI Valuers
Verified by ValuerDekhoIBBI-registered valuation practice for Mumbai and Delhi NCR with round-the-clock intake
- Experience
- 13+ years
- Turnaround
- 3–4 working days
- Inspection
- Every property
- Delivery abroad
- Courier + PDF
Fee quoted in writing before any work starts
Documents for a Mumbai property
- Agreement for sale (registered) and chain
- Society share certificate and maintenance bill
- Occupation certificate or completion certificate
- BMC property-tax bill
- Electricity bill (Adani/BEST/MSEDCL)
- Sale deed, conveyance deed, gift deed or allotment letter (scan)
- Latest property-tax receipt or municipal bill
- Electricity bill for the property
Steps
- Tell us the country and visa class Canada Express Entry, Australia subclass 189/190/491, UK spouse or student, US B1/B2 or F-1, Schengen: the visa class decides whether you need a single-asset report or a net-worth package.
- Compare two or three registered valuers You receive written quotes with registration numbers, fee, turnaround and a sample report so you can judge the format before paying.
- Send documents on WhatsApp or email Scans are enough. The valuer confirms sufficiency within one working day and asks for photographs or a video call if inspection is not planned.
- Draft for factual check You verify spellings, survey numbers, carpet or built-up areas and ownership shares. One round of corrections is free.
- Signed report in INR and your target currency PDF the same day; hard copy by courier in India or abroad on request. CA net-worth certificate with UDIN added if the embassy needs total assets.
- Keep the valuer's contact details Visa officers occasionally verify by phone or email. Registered valuers expect this and respond.
Localities
Andheri · Bandra · Borivali · Powai · Malad · Goregaon · Chembur · Mulund · Lower Parel · Worli · Dadar · Thane (Ghodbunder Road, Majiwada) · Navi Mumbai (Vashi, Kharghar, Panvel) · Mira Road
Visa & immigration in Mumbai: FAQ
How much does a visa valuation cost in Mumbai?
₹6,000 – ₹10,000 for most residential properties in Mumbai. Flat fee per property, plus 18% GST. Additional properties in the same city are usually discounted. A CA net-worth certificate is priced separately.
How long does it take in Mumbai?
24–72 hours. Most visa reports are prepared from documents plus geotagged photographs or a video walkthrough; a physical inspection is arranged when the property is high-value, disputed, or the embassy has previously queried a file. The report states which basis was used.
Which Mumbai documents does the valuer need?
Agreement for sale (registered) and chain, Society share certificate and maintenance bill, Occupation certificate or completion certificate, BMC property-tax bill and the owner's ID.
Can I get this from outside India?
Yes. Documents on WhatsApp, inspection access through a relative or tenant in Mumbai, draft review by email, signed PDF and courier of the original abroad.
Do embassies require a government-approved valuer specifically?
No embassy publishes a list of approved valuers, but immigration officers expect a report from a professional the Indian government recognises. A registered valuer under the Income-tax Act 2025 (formerly Section 34AB) or an IBBI Registered Valuer meets that expectation. Reports signed only by an unregistered engineer are the ones most often queried.
Can I get a visa valuation without anyone visiting the property?
Yes for most applications. The valuer works from the title documents, municipal records and dated photographs or a live video walkthrough, and states that basis in the report. If the property is high-value or the embassy previously asked for verification, choose a valuer who will inspect.
How much does a property valuation for a visa cost in India?
Across Delhi NCR, Mumbai, Bangalore, Chennai, Hyderabad, Pune, Kolkata, Gujarat and Bhopal the market range is ₹10,000–₹18,000 per property. Agricultural land and commercial premises sit at the top of the range; a second property in the same city is usually cheaper.
See also: all valuation in Mumbai · Property Valuation for Visa & Immigration (national page) · Capital gains & FMV 2001 in Mumbai · Bank loan & mortgage in Mumbai
Last reviewed 6 September 2026 by ValuerDekho editorial team. Regulatory references are to the Income-tax Act 2025 and Income-tax Rules 2026 (in force from 1 April 2026) with the former 1961-Act section numbers in brackets. This is general information, not tax or legal advice.