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Paying MCGM property tax is a crucial responsibility for every property owner in Mumbai. Whether you own a residential flat, commercial shop, or industrial space, understanding how to calculate and pay your Mumbai property tax can save you from penalties and confusion.

The Municipal Corporation of Greater Mumbai (MCGM), also known as the Brihanmumbai Municipal Corporation (BMC), is responsible for collecting property taxes in Mumbai and Greater Mumbai. For residents living in Navi Mumbai, the tax collection is managed by the Navi Mumbai Municipal Corporation (NMMC).

This comprehensive guide explains the calculation, payment methods, exemptions, penalties, and recent updates related to MCGM property tax.

Why is Property Tax Mandatory in Mumbai?

Property tax in Mumbai is a local tax levied by the MCGM to fund essential civic amenities such as:

• Road maintenance

• Drainage systems

• Garbage disposal

• Street lighting

• Water supply

The collected revenue is reinvested into the city's infrastructure and cleanliness. Property owners are required to pay this tax annually.

How is MCGM Property Tax Calculated?

MCGM uses the Capital Value System (CVS) to compute the tax. This system is based on the market value of the property as per the government’s ready reckoner rates.

Formula to Calculate MCGM Property Tax:

Property Tax = Capital Value × Property Tax Rate

Where:

Capital Value = Market Value × Carpet Area × Construction Type Weight × Building Age Weight

Let’s understand the weight factors involved in the calculation:

Construction Type Weights

Age of Building Weights

Property Usage Category Weights

Step-by-Step Guide to Use MCGM Property Tax Calculator

To simplify the process, MCGM offers an online property tax calculator Mumbai on its official portal:

1. Visit: ptaxportal.mcgm.gov.in

2. Click on the Tax Calculator option.

3. Enter key details like:

   • Ward number

   • Property zone and sub-zone

   • Carpet area

   • Occupancy type

   • Construction category

   • Tax code

4. Click Calculate to view the estimated property tax amount.

5. For detailed breakdown, click on View Details.

How to Pay MCGM Property Tax Online

You can conveniently pay your MCGM property tax online in a few steps:

1. Visit: https://portal.mcgm.gov.in

2. Go to Citizen Services > Property Tax

3. Log in using your Property Account Number

4. Verify your property details

5. Enter the tax amount and pay using:

   • Net banking

   • Credit or debit card

   • UPI

6. Save or download the tax receipt

This method is quick, secure, and avoids the need to visit municipal offices.

Pay MCGM Tax via Google Pay (GPay)

MCGM property tax is now payable through Google Pay as well:

1. Open GPay and search for "Property Tax"

2. Select MCGM Property Tax

3. Enter your Property Number and choose property type

4. Review your tax dues

5. Pay using your preferred method and download the receipt

Offline MCGM Property Tax Payment

If you prefer offline payments, visit any of the Citizen Facilitation Centres or the Assistant Revenue Officer’s office. Payment modes accepted include:

• Cash

• Cheque

• Demand Draft

• UPI

After payment, you will receive a printed receipt.

MCGM Property Tax Exemptions and Discounts

MCGM offers several exemptions to ease the burden on specific categories of property owners:

Updated Mumbai Property Tax Rates (Residential)

Commercial Property Tax Rates in Mumbai

Recent Tax Hike in 2025

In March 2025, BMC increased the property tax for the first time in 10 years due to a 3.39% increase in Ready Reckoner rates. The hike is around 15% and affects nearly 9 lakh properties.

Examples:

• In Andheri West, the tax rose from ₹29,211 to ₹36,898

• In Bandra West, it increased from ₹1.10 lakh to ₹1.36 lakh

However, homes under 500 sq ft remain exempted, offering relief to approximately 3.6 lakh homeowners.

Penalty for Late MCGM Property Tax Payment

The last date to pay Mumbai property tax is 30th June every year. A 2% monthly penalty is charged on the outstanding amount if there’s a delay.

Complete KYC to Get Property Tax Bills by Email

To receive tax bills via email:

1. Visit the MCGM portal

2. Click on the KYC notification

3. Upload required documents and enter contact details

4. Confirm via link sent to your email

Completing your KYC ensures timely reminders and avoids penalties.

How to Change Name in MCGM Property Tax Records

Name correction or transfer can be done easily online:

• Login to the MCGM portal

• Submit sale deed and last tax receipt

• NOC from the society may be required

• No property card needed

• Online changes reflect within 3 working days

Once updated, the new name appears on your property card automatically.

Contact Details for MCGM Property Tax

For any issues or feedback related to MCGM property tax:

Address: Municipal Corporation of Greater Mumbai, CST, Mumbai – 400001
Email: portalfeedback.it@mcgm.gov.in

Conclusion - MCGM Property Tax Mumbai

Managing your MCGM property tax payment is simpler than ever with online tools and mobile platforms. Use the property tax calculator Mumbai, stay updated on due dates, and benefit from available exemptions. By staying compliant, you contribute to a cleaner, better, and more efficient Mumbai.