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Property Tax

BMC Property Tax Online Payment: Pay Mumbai Property Tax

Pay Mumbai property tax on ptaxportal.mcgm.gov.in or the MyBMC app. Late tax attracts a 2% monthly penalty; homes up to 500 sq ft are exempt.

AS

Written by Aarav Sharma

Updated on 17 September 2026·6 min read

On this page9 sections
Credsir Property Tax guide cover with a house icon

To pay Mumbai property tax online, open BMC’s portal at ptaxportal.mcgm.gov.in, choose Online Payment, enter the property details from your bill and pay. The MyBMC app also takes payment. Pay by the due date on your bill, because unpaid tax attracts a 2% penalty for each month or part of a month.

Key facts

Item Position on 17 September 2026
Who collects it Brihanmumbai Municipal Corporation (BMC), also called MCGM
Online portal ptaxportal.mcgm.gov.in
Mobile app MyBMC, for outstanding or advance property tax
First half-year tax due Within 3 months from the date the bill is served
Second half-year tax due Before 31 December (31 December 2026 for 2026-27)
Late payment penalty 2% of the unpaid tax for each month or part of a month (Section 202)
Homes of 500 sq ft carpet area or less Exempt from all components of property tax since 1 January 2022
Tax basis Capital value of the property
Notice of transfer after a sale Within 3 months (Section 149)
BMC helpline 1916 (24×7)

How to pay BMC property tax online

  1. Open ptaxportal.mcgm.gov.in, BMC’s property tax portal. Type the address yourself rather than clicking a link in a message.
  2. Select Online Payment (shown on the home page as Pay Your Online BMC Property Tax).
  3. Enter your property account number as printed on your latest property tax bill, and search.
  4. Check the owner name, address and the demand shown. Use View Your BMC Property Tax Demand if you only want to see the amount.
  5. Pay using one of the modes offered on the payment page.
  6. Save the receipt. You can print it again later from Print Receipt on the portal.

BMC’s online payment page for municipal dues lists RuPay card, UPI, internet banking, NEFT/RTGS and QR code as payment modes. If money leaves your account but the portal shows the bill as unpaid, keep the transaction reference and call 1916 before paying again.

Pay through the MyBMC app

MyBMC is BMC’s own app, in English and Marathi. Its first listed service is “Check and Pay Outstanding or Advance Property Tax”.

  1. Install MyBMC from Google Play and check that the developer is Brihanmumbai Municipal Corporation.
  2. Open the property tax option.
  3. Enter your property details from the bill and fetch the dues.
  4. Pay and save the confirmation.

For app problems, BMC gives mobile.support@mcgm.gov.in and the 1916 helpline.

Due dates and penalty

Section 202 of the Mumbai Municipal Corporation Act, 1888 sets two deadlines. The first half-year’s tax must be paid within three months of the date BMC serves the bill. The second half-year’s tax must be paid before 31 December of the year. Miss either and you pay a penalty of 2% of the unpaid tax for each month or part of a month, until the full bill is paid.

BMC prints the due date on each bill, and the date shifts with the date the bill is issued. Treat the bill date, not a fixed calendar date, as your deadline. Requests to waive a penalty are considered on merit by the Joint Municipal Commissioner under Section 208; the ward’s Assistant Assessor and Collector holds the details of your property.

How Mumbai property tax is calculated

BMC taxes property on its capital value. The Mumbai Municipal Corporation (Amendment, Re-enactment of Capital Value Rules with retrospective effect and Validation) Act, 2026, published on 15 April 2026, re-enacted the capital value rules back to 1 April 2010 after court challenges. For a building, the formula is:

Capital value = base rate × user category × nature and type of building × age factor × floor factor × area

ItemDetails
Base ratethe average rate for the area in Maharashtra’s Annual Statement of Rates (the ready reckoner).
User categoryresidential, shop, office, hotel, bank, industry, school and so on.
Nature and type of buildingthe construction type.
Age factorand floor factor: weightages set in the rules.
Areacarpet area from 1 April 2015 (built-up area for 2010–2015).

The tax is the capital value multiplied by the tax rate the corporation sets for that user category. Under Section 140A, the tax after a capital value revision cannot rise by more than 40% over the year before. For a rough estimate, the portal has a Calculate Online Property Tax tool, and credsir has a property tax calculator.

Exemptions and concessions

ItemDetails
Homes up to 500 sq ftresidential property with a carpet area of 46.45 sq m (500 sq ft) or less is exempt from all components of property tax from 1 January 2022, under Maharashtra Act 25 of 2022.
Homes up to 700 sq ftin March 2026 BMC’s general body passed a notice of motion seeking to extend the full exemption to 700 sq ft. It needs state government approval, and we found no notification bringing it into force as of 17 September 2026.
Public worship and charitable useexempt from general tax under Section 143(1)(a) if used only for those purposes and no rent is earned.
Slum rehabilitation and low-cost housingeligible rehab tenements pay reduced tax for 20 years under Section 144B: 20% of the tax for the first 10 years, 50% for the next 5 and 80% for the last 5.
Vacant propertya refund is possible if premises stay vacant for at least 30 consecutive days and you give written notice to the ward office.

Receipt, no-dues certificate and change of owner

The portal menu carries Print Receipt, No Dues/Payment Certificate, Transfer of Property, Property Owner Change Certificate and Change in Billing Name & Address. After you buy or inherit a property, notify BMC within three months under Section 149. BMC’s manual lists these documents:

  • Transfer by sale, gift or similar deed: the Schedule E application, a no-dues certificate for property tax from the ward’s Assistant Assessor and Collector, and a copy of the deed.
  • Transfer by succession: the Schedule F application, the no-dues certificate and a succession certificate.

Carry originals so the ward office can attest your copies. For other cities, see property tax by city or our guide to Thane property tax.

“BMC” also stands for other civic bodies, such as Bidhannagar Municipal Corporation in West Bengal, which run separate portals. Check that the site ends in mcgm.gov.in before you pay a Mumbai bill.

Frequently asked questions

How do I make a BMC property tax online payment?

Go to ptaxportal.mcgm.gov.in, choose Online Payment, enter the property account number from your bill, check the demand and pay online. Save the receipt.

What is the last date for Mumbai property tax?

The first half-year’s tax is due within three months of the bill being served, and the second half-year’s before 31 December. Your bill shows the exact date.

How do I get my MCGM property tax receipt?

Use Print Receipt on ptaxportal.mcgm.gov.in and enter your property details. For a certificate that nothing is due, use No Dues/Payment Certificate or apply at your ward office.

What is the penalty for late payment of BMC property tax?

2% of the unpaid tax for each month or part of a month after the due date, under Section 202 of the Mumbai Municipal Corporation Act, 1888.

Is property tax payable on a 500 sq ft flat in Mumbai?

No. Residential units of 500 sq ft carpet area or less are exempt from all components of property tax from 1 January 2022.

How do I change ownership in Mumbai property tax records?

Give BMC notice within three months of the transfer. Apply through Transfer of Property on the portal or at the ward office, with the Schedule E or F form, a no-dues certificate and the deed or succession certificate.

What is the BMC helpline for property tax?

Call 1916, BMC’s 24×7 central helpline. For MyBMC app issues you can also email mobile.support@mcgm.gov.in.

Sources

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