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Mumbai Property Tax – Complete Guide 2025-2026
If you own a home, office, shop, or land parcel in Mumbai, you need to pay Mumbai property tax. This annual tax is collected by the Brihanmumbai Municipal Corporation (BMC/MCGM), which is one of the wealthiest civic bodies in India. The revenue from MCGM property tax funds essential services like roads, water supply, drainage, waste management, public health, and street lighting. By paying your Mumbai municipal property tax, you’re directly contributing to the city’s development.
What is Mumbai Municipal Property Tax?
In simple words, Mumbai property tax is a compulsory yearly charge levied on every property owner in the city. Whether you own a residential apartment in Andheri, a commercial office in Lower Parel, or a shop in Dadar, the BMC property tax applies to you.
Paying your MCGM property tax on time not only avoids penalties but also ensures your property records remain accurate and updated.
How is Mumbai Property Tax Calculated?
The amount of Mumbai municipal corporation property tax depends on the following factors:
- Carpet area of your property
- Usage type – residential, commercial, or industrial
- Type of construction – RCC, semi-permanent, or temporary
- Location and ward – properties in premium zones attract higher tax
- Age of the property – older buildings may get depreciation benefits
Mumbai follows the Capital Value System (CVS) for property tax calculation. Formula:
Property Tax = Capital Value × Tax Rate
Capital Value is based on ready reckoner rates, property area, usage, and building type.
Mumbai Property Tax Calculator 2025
Estimate your property tax payable to Brihanmumbai Municipal Corporation (BMC) using this calculator.
Due Dates and Rebates
BMC collects property tax in two installments every year.
- First installment: Usually by 31st March
- Second installment: By 30th September
Early payment of Mumbai property tax bill may attract rebates, while delayed payments invite penalties and interest charges.
How to Pay Property Tax Online in Mumbai
You don’t need to visit the ward office anymore. The Mumbai property tax online payment facility makes it simple.
Steps to pay your MCGM property tax online:
- Go to the official MCGM Property Tax Portal
- Enter your Property Account Number (GAN / Property ID)
- Verify property details and outstanding bill
- Make the payment using Net Banking, UPI, Debit/Credit Card
- Download your Mumbai property tax receipt
Why Paying MCGM Property Tax Matters
Timely payment of Mumbai municipal property tax ensures:
- Your property ownership records stay updated
- You avoid fines, penalties, or legal complications
- You support Mumbai’s civic infrastructure development
Frequently Asked Questions
- Q1. What is MCGM Mumbai Property Tax?
- It’s a yearly tax collected by the Brihanmumbai Municipal Corporation from property owners in Mumbai.
- Q2. How can I pay Mumbai property tax online?
- Visit the official MCGM portal, enter your Property Account Number, and make the payment online.
- Q3. Where can I download my Mumbai Property Tax Receipt?
- You can instantly download your receipt from the MCGM website after payment.
- Q4. What are the due dates for Mumbai Property Tax Payment?
- Generally 31st March (first installment) and 30th September (second installment).
- Q5. Is there any rebate on early payment of BMC Property Tax?
- Yes, in some cases BMC offers rebates for early payment, especially on residential properties.
- Q6. What happens if I don’t pay Mumbai Municipal Property Tax?
- You may face penalties, additional interest charges, and even property attachment proceedings.
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