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MCGM Property Tax Mumbai 2025: All You Need to Know

Updated on : 26 June 2025

By Hexadecimal Software Team

Image Source: google.com

What is MCGM Property Tax?

MCGM Property Tax is a local tax levied by the Brihanmumbai Municipal Corporation (BMC) on all property holders in Mumbai. It funds civic services like waste management, street lighting, road maintenance, and water supply.

Image Source: google.com

Who Has to Pay Property Tax in Mumbai?

Category	Description
🏠 Residential Property Owners	Houses, flats, or apartments under MCGM jurisdiction.
🏢 Commercial Owners	Shops, showrooms, business premises.
🏭 Industrial Owners	Manufacturing units, warehouses.
🏥 Institutional Owners	Hospitals, NGOs, trusts, and schools.

MCGM Property Tax Rates 2025

Property Type	Rate (per sq. ft.)
Residential (Self-Occupied)	₹2 – ₹8 depending on location and age
Residential (Let Out)	₹4 – ₹12
Commercial	₹10 – ₹30 based on user category and ward
Industrial	₹8 – ₹25
Vacant Land	As per Ready Reckoner rates & usage type

How to Calculate Property Tax in Mumbai

Component	Explanation
📐 Carpet Area	Used for property tax calculations in Mumbai
📍 Location	City divided into wards/zones affecting rates
🏗️ Usage Type	Residential, Commercial, Industrial, etc.
🏠 Age Factor	Older buildings may receive concessions
🧱 Construction Type	Concrete (pucca) or semi-permanent (kachcha)

MCGM Property Tax = Capital Value × Tax Rate × Usage Category × Building Age Factor × Type of Building Factor

👉 Use the official BMC Property Tax Calculator to get an exact estimate.

Paying MCGM Property Tax Online: Step-by-Step

Step	Action	Details
1	Visit MCGM Portal	Go to MCGM Property Tax Portal
2	Search Property	Enter Property Account Number or Ward details.
3	Review Details	Check property information and dues.
4	Make Payment	Use online options like UPI, cards, or net banking.
5	Download Receipt	Save the PDF receipt for your records.

Important Dates and Penalties

Event	Description
🗓️ Annual Payment Deadline	Typically due by March 31st of the financial year
💸 Early Payment Discount	Up to 5–10% for early payment (subject to MCGM circulars)
⚠️ Late Penalty	2% monthly interest on unpaid dues
📬 Notices	Sent to defaulters after grace period
⚖️ Legal Action	Defaulting properties may face recovery under MCGM rules

Rebates and Exemptions

Category	Rebate/Exemption
👴 Senior Citizens	Concessions for self-occupied residential units
♿ PwDs	Exemptions on residential property tax (apply via form)
🏫 Educational & Charitable Trusts	Subject to usage and verification
🕌 Religious Institutions	Usually tax-exempt
🏠 Timely Payers	Eligible for early payment discounts

Check Outstanding Dues on MCGM Portal

Step	Action
1️⃣	Visit MCGM Tax Portal
2️⃣	Click on 'View Outstanding Bills'
3️⃣	Enter Account Number or Ward Info
4️⃣	Submit the form
5️⃣	Review current dues and payment history

Image Source: ptaxportal.mcgm.gov.in

MCGM Helpline and Support

Department	Contact
MCGM Head Office	Municipal HQ, Mahapalika Marg, Mumbai – 400001 📞 022-22620621
Property Tax Department	📞 022-22614721, ✉️ mcgmprop.tax@mcgm.gov.in
Online Portal Helpdesk	📞 1800-222-163 (Toll-Free)
Official Website	ptaxportal.mcgm.gov.in