Property Tax in Mumbai
The Municipal Corporation of Greater Mumbai (MCGM) is the municipal authority in charge of managing and collecting the MCGM property tax in Mumbai.
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What is the MCGM Property Tax in Mumbai?
The tax levied on real estate in the Greater Mumbai jurisdiction is called property tax. One of the significant revenue sources for the municipal bodies, this tax is used to fund public services and infrastructure.
Property tax collection is used to fund the following:
- Medical services
- Various government departments (police, fire, etc.)
- Road maintenance
- Infrastructure development and maintenance
To avoid penalties, pay your property tax payments on time for community development.
Who Should Pay Property Tax in Mumbai?
House tax is payable by anyone who:
- Owns a commercial real estate
- Owns a residential property
- Owns an institutional property (university, hospital, etc.)
- Landowners
*Note: House tax is also applicable to unoccupied and under-construction properties.
How is Property Tax Calculated in Mumbai?
The MCGM utilises the Capital Value System (CVS) for calculating property taxes. The tax levied is a specified percentage of the property's total market value, as per the government's annual Ready Reckoner Rate (RRR). The table given below contains the factors affecting capital value:
| Element |
Impact |
| Type of Use |
Industrial vs. Residential Usage |
| Occupancy Type |
Property tax is higher for rented properties compared to owner-occupied properties |
| Age of Property |
Depreciation of a property results in a lower property tax |
| Building Type |
Kutcha construction vs. RCC (pucca) buildings |
| Plinth Area |
The built-up area of a property affects the tax levied |
| Area / Zone |
More tax on high-priced localities |
How to Pay MCGM Property Tax Online?
Follow the steps below for the MCGM property tax in Mumbai payment procedure:
- Step 1: Go to the official MCGM property tax portal
On the homepage, click the link given under the ‘Tax Calculator’.
- Step 2: Account log in
You will need to provide the account number of your property and the captcha code in order to log in.
- Step 3: OTP verification
Enter the OTP received on your registered mobile number.
- Step 4: Verify tax details
Now, check your property details carefully.
- Step 5: Enter the total amount
After verifying your property details, provide the amount you have to pay and click on ‘Online Payment’.
- Step 6: Property tax payment
Pick a preferred payment gateway, click the ‘Pay Now’ button, and pay using one of the following:
- Internet banking
- Debit/credit cards
What to Do Next?
The receipt for the property tax will be displayed on the screen after a successful payment has been made. Save it in a digital format, as it might be required for:
- Property mortgage
- Resale or ownership transfer
- Home loan approval
When is the Due Date to Pay Mumbai Property Tax?
Generally, June 30 is the last date for the MCGM property tax payment in Mumbai. Any changes to the standard deadline are announced on the official portal. Additionally, early payments are often eligible for rebates.
Penalties for Late Payment
Non-payment for longer intervals results in a 2% monthly interest on the remaining amount. Payments delayed for longer intervals can result in legal notices, property seizure, and higher penalties.
Why is Paying Property Tax Important for Your Home Insurance?
A clean record of property tax payment increases your chances of getting property insurance approval:
| Reason |
Explanation |
| Property Insurance |
Diligently paying property taxes helps enhance your chances of getting property insurance. |
| Insurance Claim Rejection |
Non-payment of house tax can also result in insurance claims being rejected. |
| Proof of Ownership |
House tax payment receipts also work as proof of ownership. |
Helpdesk & Contact Information
In case of any problems related to property tax, you can contact the following:
- Address: Municipal Corporation of Greater Mumbai, Headquarters - 400001
- Email ID: portalfeedback.it@mcgm.gov.in
FAQs - MCGM Property Tax in Mumbai
-
Ans: Real estate owners can make the house tax payment either semi-annually or annually in Mumbai.
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Ans: No, residential flats with a carpet area of less than five hundred sq. feet in Mumbai are exempted from property tax.
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Ans: Property tax is not levied on the given types of real estate in Mumbai:
- Government properties
- Charitable institutions
- Real estate used for religious purposes
- Educational institutions
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Ans: You can access the official property tax calculator on the MCGM portal.
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Ans: The BMC jurisdiction comprises 26 wards, with K-North being the latest addition.
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Ans: BMC and MCGM are the same. Brihanmumbai Municipal Corporation (BMC) or Municipal Corporation of Greater Mumbai (MCGM) is the official civic body in Mumbai. BMC is the old name for MCGM.
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Ans: The property tax levied on commercial real estate in Mumbai depends on the property's type, size, and other factors.
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Ans: Yes. Effective from the 2025-26 assessment, the Municipal Corporation of Greater Mumbai (MCGM) has raised property tax up to 15%.
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Ans: Yes, senior citizens also need to pay property tax in India. While some jurisdictions offer substantial rebates on property tax payments for senior citizens, others don't provide any rebate.
Written By: PolicyBazaar - Updated: 06 November 2025
