Overview of MCGM Property Tax
MCGM is also known as Brihanmumbai Municipal Corporation or BMC. The Municipal Corporation of Greater Mumbai collects property tax from its citizens every year. Property tax is one of the main sources of revenue for the Government. Hence, anyone owning property or a piece of land in Mumbai will be liable to pay the tax levied by MCGM. MCGM property tax is utilised to maintain and develop localities with better roads, sewage system, beautification of parks, etc.
Property tax payers of Mumbai can visit the official website of the corporation and pay their taxes online. They can also download a dedicated app to stay updated about the latest news and notifications from MCGM.
The Municipal of Greater Mumbai recorded a historical collection of property tax payment in 2021. As per officials, from April 2020 to March 2021, they have collected property tax worth Rs. 540.28 crore only from K-east wards (Andheri, Jogeshwari, etc.)
However, it is essential for every property owner of Mumbai to know the process of paying this tax to avoid penalties.
How to Check the Property Tax Online on the MCGM Website?
The Municipal Corporation of Greater Mumbai (MCGM), also known as Brihanmumbai Municipal Corporation (BMC), provides a convenient way for citizens to check their property tax online through its official website. Follow these steps to check your property tax details:
- Visit the Official MCGM Website: Open your web browser and go to the official MCGM website.
- Navigate to Property Tax Section: On the homepage, locate the “Property Tax” tab, usually found under the “Online Services” section or a similar menu.
- Select 'Make Payment' or 'View Property Tax': You will be given options to either view or pay your property tax. Choose “View Property Tax” if you only want to check the amount due and details of your property tax.
- Enter Your Property Details: To retrieve your property tax information, you need to enter details such as your Property Account Number (also referred to as a Property ID or PTIN), or your ward and property details. These can be found on previous property tax receipts or notices.
- Submit the Information: After entering the required details, click on the “Submit” or “Search” button. The system will fetch the relevant tax details associated with your property.
- View Tax Details: Once the system processes your information, the property tax details, including the due amount, payment history, and applicable dates, will be displayed.
This simple and user-friendly process allows residents to stay informed and manage their property tax responsibilities without the need to visit municipal offices.
How to Pay MCGM Property Tax Online?
Citizens of Mumbai can pay MCGM property tax online and offline. Following is the online process to pay MCGM property tax.
- 1 Visit the official MCGM property tax payment portal.
- 2 Fill up an online KYC form if you have not yet. Enter Property Account number and authenticate to log in to the portal.
- 3 After entering this portal, check any outstanding balance, view ‘Receipts’ or ‘Make Payment’ online.
- 4 If you do not know your Property Account Number, go to ‘Search’ after entering ward name, property address, etc.
- 5 After checking the due tax, enter the amount you want to pay (payment adjustment follows FIFO method).
- 6 Once the payment is made, MCGM property tax bill download is mandatory. Remember that a property tax receipt is proof of payment and also proof of ownership of a property. You can also go to ‘Online Services’ and download it from the ‘Receipts’ section.
The following table contains some basic information about MCGM.
Property tax summary |
Details |
Municipal Corporation of Greater Mumbai |
|
MCGM or BMC |
|
603 |
|
Mumbai |
|
Maharashtra |
|
2.2 crore |
|
https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login |
How to calculate MCGM Property Tax online?
Capital value = total carpet area * property’s market value * construction type weightage * property age weightage
The table below contains the weightage as per ‘construction type.’
Property type |
Unit |
1 |
|
0.60 |
|
0.50 |
Year of construction |
Unit |
Before 1945 |
0.80 |
Between 1945 and 1985 |
0.90 |
After 1985 |
1 |
After getting the capital value of properties, MCGM property tax is calculated using this formula below.
MCMG Property Tax = capital value of property * applicable rate of property tax * user category weightage
For instance, 4 units for properties like hotels and similar businesses, 1 unit for charitable or residential properties and likes.
However, to simplify the process, MCGM also offers an online property tax calculator. Following are the steps to use this calculator:
- Go to Citizen Portal Services of MCGM
- Enter details such as carpet area, ward, zone, Tax code, FSI, use main category, etc. and click on ‘Calculate’
Within seconds you can view the BMC property tax details before paying online. If you fail to pay annual property tax, a certain interest will be accrued on unpaid amount plus a penalty.
Rebates on MCGM House Tax
In 2020, MCGM offered a rebate of 5% on outstanding balance and penalties. However, they also proposed a complete waiver of interest and penalties. If this plan is approved in the general body meeting, almost 2.83 lakh taxpayers are expected to reap the benefits.
However, in general, property taxpayers can also avoid paying penalties by taking authorisation from the Superintendent of their ward. Remember that authorisation is valid only for the same day. After that, citizens have to make MCGM property tax payment online as per FIFO system.
Exemption of MCGM Tax Payments
MCGM also offers some property tax exemptions, which started in January 2019. Following properties are exempted from paying MCGM property tax in Mumbai.
- Properties measuring less than 500 sq. ft.
- Properties used for charity and public worship.
- Establishments belonging to Consular Mission of other states, specified by Government.
- 60% concession on properties measuring from 500 to 700 sq. feet.
Primarily, the exemptions and concession were proposed only on general components of MCGM property tax. However, Mumbai’s civic body is planning to reintroduce tax on small units below 500 sq. feet, as well, to address revenue loss.
These are the most important pointers that residents of Mumbai need to know about property tax. It is also crucial for them to clear MCGM property tax dues before the last date - 31st March.
State Wise Property Tax
Frequently Asked Questions
You can visit the official website of the Municipal Corporation of Greater Mumbai (MCGM).
You can find the MCGM property account number on the official website of MCGM.
The Municipal Corporation of Greater Mumbai (MCGM), also known as Brihanmumbai Municipal Corporation (BMC), levies property tax on all property owners in Mumbai. Any individual, business, or organisation that owns a building, flat, or land within the city's limits is liable to pay property tax. The tax is based on factors such as the property's location, usage, and value. Even tenants who have long-term leases (12 years or more) might be responsible for paying property taxes depending on lease terms. The tax funds essential civic services such as infrastructure, health, sanitation, and public amenities.
Failure to pay MCGM property tax within the stipulated time can result in several penalties. These include a fine or late payment fee, generally charged as a percentage of the outstanding amount. In addition, interest is also charged on the unpaid tax, accumulating until the full amount is cleared. If property taxes are continuously defaulted, the MCGM has the authority to seize the property and sell it to recover dues. Moreover, property owners may face legal actions and find it difficult to conduct property-related transactions like sales or transfers.
You can contact the Municipal Corporation of Greater Mumbai (MCGM) portal through its official website at www.mcgm.gov.in. The site offers a range of services like online payment of property tax, water bills, and other municipal services. For further assistance, you can use the portal's customer support section or call their helpline numbers. MCGM's main helpline is typically available for property tax-related queries. Additionally, MCGM offices and ward offices across Mumbai offer in-person support and query resolution services.
To get a copy of your property tax bill in Mumbai, you can visit the official Municipal Corporation of Greater Mumbai (MCGM) portal at www.mcgm.gov.in. Once there, navigate to the property tax section, where you can input details like your property account number and ward information. The system will generate an electronic version of your bill, which you can download or print. Alternatively, you can visit your local MCGM ward office and request a physical copy of the bill by providing your property details.
