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Comprehensive Guide to Paying Property Tax in Mumbai

Property owners in Mumbai are required to pay property tax annually to the Municipal Corporation of Greater Mumbai (MCGM), also known as the Brihanmumbai Municipal Corporation (BMC). This tax applies to all residential, commercial, and industrial properties within the BMC's jurisdiction and is a crucial source of revenue for the city's development and maintenance. Key Details: Authority: Municipal Corporation of Greater Mumbai (MCGM)/Brihanmumbai Municipal Corporation (BMC) Applicable Properties: Residential, commercial, and industrial Jurisdiction: Areas under BMC's governance Payment Modes: Online and offline Annual Due Date: June 30 Official Website: https://ptaxportal.mcgm.gov.in/ Tax Calculation Basis: Annual Rateable Value (ARV) of the property Understanding MCGM Property Tax: The property tax in Mumbai is calculated based on the property's Annual Rateable Value (ARV), which is an estimation of the property's annual rental potential. As per the Mumbai Municipal Corporation Act, the property tax rates are subject to revision every five years, with the last revision conducted in 2015. Steps to View and Pay MCGM Property Tax Online: Access the MCGM Property Tax Portal: Visit the official portal: https://ptaxportal.mcgm.gov.in/ Log In to Your Account: Enter your property account number and the displayed captcha code. An OTP will be sent to your registered mobile number for verification. View Outstanding Dues: Once logged in, you can view all outstanding and previously paid property tax bills associated with your property. Make an Online Payment: Review the outstanding bill details. Enter the amount you wish to pay. Choose your preferred payment method (credit card, debit card, net banking, UPI). After completing the payment, ensure you save the payment receipt for future reference. Offline Payment Method: For those preferring to pay offline: Visit the nearest municipal corporation office corresponding to your property's location. Fill out the property tax payment application form and attach the necessary documents. Make the payment and obtain an acknowledgment receipt. Receiving Property Tax Bills via Email: To receive your property tax bills and notifications directly in your email inbox: Complete the KYC Process: Log in to the MCGM Citizen Portal using your property account number. Upload the required documents and submit an attested copy. Provide your email ID and contact details. Upon approval, you'll receive a confirmation email, and future bills will be sent to your registered email address. Documents Typically Required: Property tax bill Identity proof of the property owner Receipt of the latest property tax payment Penalties for Late or Non-Payment: Failing to pay the property tax by the due date (June 30) incurs a penalty of 2% per month on the outstanding amount. Additionally, unauthorized properties may face a fine of up to 200% of the property tax under Section 152(A) of the Mumbai Municipal Corporation Act, 1888. Exemptions: Residential properties up to 500 sq ft within BMC jurisdiction are exempt from property tax. Properties used exclusively for worship or charitable purposes. Residential units with a carpet area between 501 sq ft and 700 sq ft receive a 60% reduction in the property tax rate. Changing Name on Property Tax Records: To update the property owner's name in the MCGM property tax records: Submit an application along with the sale deed or share certificate. Notably, there's no fee charged by the MCGM for this name change process. Conclusion: Timely payment of property tax is essential to avoid penalties and contribute to Mumbai's infrastructural development. The MCGM offers both online and offline avenues to facilitate this process, ensuring convenience for all property owners. Frequently Asked Questions (FAQs): How can I check my MCGM property tax dues? Log in to the MCGM Property Tax Portal using your property account number to view outstanding dues. What is the penalty for late payment of property tax? A penalty of 2% per month is levied on the outstanding amount for late payments. Who is exempt from paying property tax in Mumbai? Residential properties up to 500 sq ft are exempt. Additionally, properties used for worship or charitable purposes are also exempt. Is the property tax rate the same for tenanted and self-occupied properties? Yes, both tenanted and self-occupied properties are subject to the same property tax rates. How can I change the owner's name on the property tax record? Submit an application with the necessary documents, such as the sale deed or share certificate, to the MCGM. No fee is charged for this service.