Table of Contents
Owners of residential properties in Mumbai are liable to pay property tax to the Brihanmumbai Municipal Corporation (BMC) every year. With effect from January 1, 2019, property tax on residential units of up to 500 sq ft, located within the Mumbai municipal area limits, have been waived off completely. Residential units with carpet area between 501 sq ft and 700 sq ft, will get 60% reduction in the tax rate. For paying property tax online in Mumbai, you can use BMC mobile app, BMC website or MCGM website. Here’s how guide to pay property tax in Mumbai region online:
MCGM property tax guide
How to calculate BMC property tax online
The BMC uses the Capital Value System (CVS) to calculate property tax. This CVS is based on the market value of the property.
Step 1: Visit MCGM Portal Tax Calculator
Step 2: Fill the required details such as ward number, floor, nature and type of building, carpet area, zone, user category, year of construction, FSI factor, tax code, sub zone, user sub-category and other details.
Step 3: Click ‘Calculate’ and get the detailed property tax amount.
MCGM property tax formula
Capital value is calculated as follows:
Market value of the property x Total carpet area x Weight for construction type x Weight for age of the building
The market value can be ascertained using the Ready Reckoner (RR). The RR is set by the state government and is a compilation of the fair value prices for properties. You will need to check the ward/zone in which your property falls.
Weights for ‘construction type’, in units:
- Bungalows and RCC construction – 1 unit.
- Other than RCC (semi-permanent /chawls) – 0.60 units.
- Under-construction or vacant land – 0.50 units.
Weights for ‘age of building’, in units:
- Properties constructed before 1945 – 0.80 units.
- Properties constructed between 1945 and 1985 – 0.90 units.
- Properties constructed after 1985 – 1 unit.
See also: Property Tax Guide: Importance, Calculation and Online Payment
After you have ascertained the capital value, property tax is calculated as follows:
Capital value of property x Current property tax rate (%) x Weight for user category
Weights for ‘user category’, in units:
- Hotels and like businesses – 4 units.
- Commercial properties (shops, offices) – 3 units.
- Industries and factories – 2 units.
- Residential and charitable institutions – 1 unit.
How to pay MCGM property tax online in Mumbai?
Property tax can either be paid at the BMC Help Centers, or at the Office of the Assistant Revenue Officer, or at the Citizen Facilitation Centre at all the ward offices.
You can also pay the property tax online, on this website: Municipal Corporation of Greater Mumbai (MCGM) – MCGM Property Tax
Step 1: After you click the above link, enter your account number.
Step 2: Here you check outstanding bills, receipt or directly make the payment.
Step 3: Once you make the payment, keep your property tax payment receipt safely. This is important, not only as a proof of payment, but also for proof of ownership of your property.
Step 4: Ensure that the system updates your record and no outstanding amounts are shown against your account. If there are any errors, have them corrected immediately.
How to get property tax bill on e-mail?
The BMC has now announced that property tax payers can get their bill in their inbox, if they fill the Know Your Customer (KYC) form online. All notifications, alerts and tax bills will be sent to the registered email ID, once the KYC formalities are completed by the citizens. The civic body has requested all tax payers to finish the KYC as soon as possible and to avert penalties on delayed payment of property tax.
Here’s how to do the KYC on the BMC property tax portal:
Step 1: Visit MCGM Citizen Portal and enter your property account number.
Step 2: Enter the captcha and click on ‘login’.
Step 3: Upload the requisite documents and submit the attested copy.
Step 4: Enter the email ID and contact details for receiving property tax alerts through email and SMS.
Step 5: Once approved, you will get the confirmation on your email.
MCGM property tax latest news
Update on January 4, 2021
The civic authority is planning to restore property tax on smaller dwelling units, which had earlier been waived off. According to the municipal commissioner, the state legislature, while amending the BMC Act had allowed the waiver of only general tax but the authority had waived seven other components, as well, by mistake. Over 1.8 lakh units are covered under this waiver from which the authority earns Rs 360 crores. The authority further said that recovery of the excess amount waived last year was under consideration.
Update on October 26, 2020
To provide relief to the property owners in the Mumbai, the BMC has proposed a complete waiver to property tax increase for one year. The proposal, if approved at a general body meeting will benefit over 2.83 lakh property owners who may have to face increased tax rates of up to 40 per cent. The last property tax revision happened in 2015 for five years. The fresh revision is scheduled for 2020-2025.
See also: Dos and don’ts for buying a property to earn rental income
(With inputs from PTI and Surbhi Gupta)
FAQs
Which properties are exempt from tax in Mumbai?
Residential properties up to 500 sq ft, within the Mumbai municipal area limits, are exempted from property tax.
How do I calculate property tax in Mumbai?
Use the above explained formula to calculate property tax.
I want to pay my property tax online in Mumbai. How can I do that?
You can pay the property tax online, on official websites by following the above procedure.
Related Posts
Stamp Duty: Bombay HC rules stamp duty cannot be charged for past transactions.
Single window clearance will bring down property prices.
Mumbai property tax exemption: BJP clarifies that all components will be waived.
Maharashtra open to property tax waiver demand for 750 sq ft houses: CM.
Mumbai DCPR 2034: Can it solve Mumbai’s real estate problems?.
How is money refunded when a property deal is cancelled.
Comments