Mumbai Property Tax - Payment, Calculation and Due Dates

• BMC collects property tax from eligible properties in Mumbai
• Tax calculation depends on property-related factors and applicable municipal rates
• Owners can check and pay property tax through the BMC online portal
• Online payment offers convenient access to bills and digital receipts

Mumbai property tax is a municipal tax payable by owners of eligible properties located within BMC limits. Residential, commercial, and industrial properties can be subject to property tax. The amount payable depends on factors such as property location, type, usage, carpet area, and applicable assessment rules. BMC uses the revenue collected to provide and maintain civic amenities throughout Mumbai.

BMC property tax calculation considers various characteristics of the property. These can include its location, type, usage, carpet area, building age, construction details, and applicable rates. Under the capital value-based approach, the property's capital value is determined using relevant factors and government Ready Reckoner values. The applicable tax rate then determines the amount payable.

A commonly referenced formula is:

Property tax = Tax rate × Capital value

Check the exact amount through the applicable BMC assessment or online calculation facility.

Property owners may need the following information or documents when paying or managing property tax:

• Property Account Number
• Property address
• Owner details
• Previous property tax receipt
• Sale deed or title deed, where required
• Property assessment details
• Valid contact information

The exact documents required can depend on the service being requested and the property's circumstances.

Follow these steps to make an online payment:

• Visit the official portal: Go to the Brihanmumbai Municipal Corporation (BMC) property tax website.
• Log in or access property tax services: Enter the required property account or assessment details.
• Check outstanding dues: Review your property details and the tax amount payable.
• Select payment option: Choose a suitable online payment method, such as net banking, card, or other available options.
• Make the payment: Confirm the amount and complete the transaction securely.
• Save the receipt: Download or print the payment receipt showing the transaction details.
• Verify payment status: Check that the payment has been successfully updated against your property account.

Online payment can make property tax management more convenient. Key benefits include:

• Convenience: Pay without visiting a municipal office.
• Time-saving: Complete transactions digitally.
• Easy access: Check property tax details and outstanding dues online.
• Digital records: Download and retain payment receipts.
• Multiple payment options: Use payment methods available through the BMC portal.
• Better record keeping: Transaction references and receipts can help verify payments.

Property owners who prefer offline payment can use designated BMC facilities, such as citizen facilitation centres or relevant ward offices, subject to the payment options currently provided. BMC information states that property tax can be accepted through methods such as cash, cheque, and demand draft at designated counters. Owners should confirm the current location, timings, and accepted payment methods before visiting.

Certain properties or categories may qualify for exemptions, concessions, or rebates under applicable BMC rules. Eligibility can depend on the property's use, size, ownership, and other prescribed conditions. Property owners should verify the current eligibility requirements directly with BMC before claiming any exemption or rebate, as schemes and conditions may change.