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Property tax in Mumbai is collected by the Municipal Corporation of Greater Mumbai (MCGM), also known as Brihanmumbai Municipal Corporation (BMC). It is a local tax levied on real estate owners, including those who own residential, commercial, or vacant land properties.
The revenue generated from property tax Mumbai is used for maintaining essential city infrastructure such as roads, drainage, lighting, water supply, and garbage collection. It also supports public health and education initiatives.
Check your MCGM property tax bill with the steps below:
Step 1: Visit the Official MCGM Website
Go to https://portal.mcgm.gov.in to access the Mumbai property tax payment services.
Step 2: Navigate to the 'Online Services' Section
Click on ‘For Citizens’ or ‘For Businesses’ from the homepage as per your preference and select ‘Pay Property Tax’ to proceed.
Step 3: Input Details on the Tax Calculator
Click on the ‘Tax calculator for any hypothetical example’ option and input the necessary details such as the Ward, Zone, Sub Zone, Occupancy Type, Date of Effect, User Main Category, etc. You can then select ‘Calculate’, ‘Clear All’ or ‘Add’ at the bottom of the form as per your checking process.
Step 4: CVS Login
Head back to the https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login page to input your login details such as the Property Account Number in the ‘CVS Login’ box. Click on ‘Login’ to follow the further steps to check your outstanding dues and other user information.
Pay your MCGM property tax bill by following these steps:
Step 1: Visit the official MCGM website
Go to https://portal.mcgm.gov.in to access property tax-related services.
Step 2: Select the 'Property Tax' tab on the homepage
Navigate to the ‘For Citizens’ or ‘For Businesses’ tab and select ‘Property Tax’. The page will redirect to the citizen portal webpage dedicated to viewing and managing your property tax details.
Step 3: Choose 'View Outstanding Dues' or 'Account Information'
Read the instructions given on the portal page and start the process with your preferred section on the page - ‘Application for New Assessment’, ‘ Tax Calculator’, and ‘CVS Login’). Use the appropriate section to check your pending dues or full account summary.
Step 4: Enter your Property Account Number
Input the account number into the ‘Property Account Number’ field in the ‘CVS login’ section. You can check for this number on your old tax bills or receipts.
Step 5: Click 'Login’ to view and pay your outstanding bill and property details
Click on ‘Login’ to follow the further steps and view the latest property tax amount, owner information and pay your outstanding dues.
Step 6: Confirm and Make the Payment
Review all details carefully, confirm the transaction, and complete your MCGM property tax online payment.
Step 7: Download the Acknowledgement Receipt
After a successful transaction, download or print the receipt as proof of payment for your records.
You can also pay your MCGM property tax offline at local facilitation centres. Here’s how:
Step 1: Visit your nearest Citizen Facilitation Centre (CFC) or ward office
Head to the closest MCGM office that handles property tax services in your area.
Step 2: Carry your Property Account Number or previous tax receipt
Bring essential documents to help officials locate your property details quickly.
Step 3: Request a challan form from the property tax desk
Ask for the challan to fill in your property information and tax amount.
Step 4: Pay via cash, cheque, or demand draft
Make the payment using any of the accepted offline modes at the counter.
Step 5: Collect your stamped receipt after payment
Ensure you receive an official stamped receipt as proof of successful payment.
MCGM uses the Capital Value System (CVS) to determine property tax. It uses the following formula for the calculation of property tax:
Property Tax = Carpet Area × Base Rate × F1 × F2 × F3 × F4
Key Components
Capital Value: Market value of the property as assessed by MCGM.
Property Area: Total built-up area of the property in square metres.
Age of Property: Older buildings attract lower tax due to depreciation.
Type of Building: RCC, semi-pucca, kutcha, etc.
Use of Property: Residential, commercial, industrial, etc.
Floor Factor and Occupancy Status: Owner-occupied or tenanted.
Calculation Formula
Property Tax = Capital Value × Tax Rate × Building Type Factor × Usage Factor × Age Factor × Occupancy Factor
Retrieve your official MCGM property tax receipt online in just a few simple steps:
Step 1: Visit the official MCGM portal
Open https://portal.mcgm.gov.in to access your property tax services and payment history.
Step 2: Click on 'Download Payment Receipt' under 'Property Tax' services
Navigate to the specific section that allows you to retrieve past payment receipts.
Step 3: Enter your Property Account Number and transaction ID
Provide the required details to locate the correct receipt linked to your payment.
Step 4: View and download the receipt for your records
Access the receipt on screen and download or print it for safekeeping and future reference.
Certain properties in Mumbai are eligible for full or partial exemptions from MCGM property tax based on their use and size:
Properties owned by charitable trusts
Properties utilised exclusively for charitable purposes are exempt from MCGM property tax.
Religious properties
Properties owned and used by religious organisations for worship or related activities are exempt from property tax.
Buildings used for public worship
Structures dedicated solely to public religious worship are not subject to property tax.
Public cemeteries
Land designated and used as public cemeteries is exempt from property tax.
Owners of properties up to 500 sq. ft.
Residential units with a carpet area of up to 500 square feet are fully exempt from MCGM property tax.
Stay informed about key deadlines, penalties for late payments, and available rebates to manage your MCGM property tax obligations effectively:
Due Date
MCGM Property Tax must be paid annually by 30th June to avoid penalties. Continued default can lead to legal notices, property attachment, and eventual auction by BMC.
Rebate
The MCGM provides a 2–5% rebate to taxpayers who pay their property tax before 30th June. Early payment helps save money and avoid late fees.
Penalty
2% monthly penalty on unpaid tax after the due date.
MCGM offers an 'Early Bird Scheme' to encourage timely tax payment. Property owners who pay before a specified date (usually 30th June) may receive up to 2 to 5% discount on the principal amount. This is applicable to residential properties and is available for a limited time each financial year.
Paying your mcgm property tax on time ensures you avoid penalties and support the upkeep of Mumbai's civic infrastructure. Thanks to both online and offline payment options, property tax Mumbai has become more accessible. Use the official website for bill checks, receipt downloads, and to take advantage of rebate schemes.
The full form of MCGM is Municipal Corporation of Greater Mumbai. It is also referred to as BMC or Brihanmumbai Municipal Corporation.
You can find your Property Account Number on your previous MCGM property tax receipt or by using the property search on the MCGM portal.
Log in to the MCGM portal, go to 'My Profile', and upload the required documents like PAN, Aadhaar, and utility bills under the KYC section.
Yes, you can download your payment receipt by visiting the official MCGM portal and entering your account and transaction details.
Property tax is due by 30th June in Mumbai.
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