Everything You Need to Know About BMC Property Tax (Online Payment, Rules & System)

The BMC property tax is a mandatory tax levied by the Brihanmumbai Municipal Corporation (BMC) on all properties within Mumbai. This tax applies to both residential and commercial properties and is one of the city’s primary sources of revenue. The collected funds are used to maintain and improve civic infrastructure, including roads, street lighting, drainage, parks, water supply, and public health services. 

Every property owner is responsible for paying this tax annually. Failure to pay on time can result in penalties, interest, or legal notices. The amount of tax varies depending on the property’s type, location, built-up area, occupancy status, and usage. 

BMC has also streamlined digital services, allowing property owners to check their tax, make payments online, and instantly generate a BMC property tax receipt, making compliance faster and easier than ever.

Read Also : Tax Benefits for Home Loan: A Complete Guide

The BMC property tax depends on multiple factors such as property type, location, built-up area, occupancy, and usage. Understanding how the tax is calculated helps property owners plan payments and avoid surprises. 

Key Factors in Calculation: 

• Property Type: Residential or commercial 
• Location: Zone-wise rates set by BMC 
• Built-up Area: Carpet area or super built-up area measurement 
• Occupancy: Self-occupied, rented, or vacant 
• Usage: Residential or commercial purpose

Sample Calculation Table: 

Note: The rates above are indicative. Actual BMC property tax rates may vary based on updated municipal notifications and exact property details. Always check the official BMC portal before payment. 

Understanding these factors ensures you can calculate your property tax accurately and choose the correct payment method, especially when planning BMC property tax online payment.

Checking your property tax amount online is simple and helps you understand the exact amount you owe before making the payment. Here’s how you can calculate it quickly on the official BMC portal:

Why This Helps

Using the calculator gives you a clear picture of your tax before payment, especially useful for comparing yearly changes or checking if rebates apply.

Modes of Paying BMC Property Tax

Property owners in Mumbai can pay their BMC property tax using offline or online methods. While both options are available, online payment is the most popular because it is fast, secure, and generates a BMC property tax receipt instantly. 

1. Online Payment Methods

The BMC portal offers multiple digital payment options: 

• Net Banking – Pay directly through your bank account. 
• Credit/Debit Cards – Major cards are accepted for quick payments. 
• UPI – A convenient option through apps like Google Pay, PhonePe, etc. 
• Mobile Wallets – Available depending on the portal’s supported partners. 

Why choose online property tax payment? 

• You can pay anytime, from anywhere. 
• Instant confirmation and downloadable receipt. 
• Helps avoid queues, delays, and late penalties. 
• Safe and secure transaction through the official BMC system. 

Paying your BMC property tax online payment is quick and convenient when you follow the right steps. Before you start, keep your Property Account Number (PTN) handy. This number is usually mentioned on your previous tax bills or receipts.

Step 1: Visit the official BMC property tax portal

Open the authorised BMC (MCGM) property tax website through your browser.

Step 2: Log in using your Property Account Number

Enter your PTN along with the captcha code to access your property account. If you don’t know your PTN, use the search option available on the portal by entering details such as ward number and property address.

Step 3: Check your outstanding dues 

Once logged in, the system will display your property details along with any pending tax amount or arrears for the selected assessment year.

Step 4: Verify property information

Carefully review the displayed details, such as property type, area, and usage. If everything looks correct, proceed to payment.

Step 5: Choose the payment option 

Select the online payment option and enter the amount you wish to pay.

Step 6: Select a payment method

You can complete your BMC property tax online payment using net banking, debit card, credit card, or UPI, depending on the options available on the portal.

Step 7: Complete the transaction

Enter the required payment details and confirm the transaction. Avoid refreshing or closing the browser until the payment is successfully processed.

Step 8: Download your payment receipt

After successful payment, a confirmation message will appear. Download and save your BMC property tax receipt for future reference, as it serves as official proof of payment.

2. Offline Payment Methods

If you prefer visiting in person, BMC still provides offline options: 

• BMC Ward Office – Pay through the local civic office assigned to your area. 
• Citizen Facilitation Centres (CFCs) – Accept cash, cheque, or demand draft payments. 
• Authorized Banks/Challan Centres – Some banks accept property tax payments against the proper challan. 

Tip: Offline payments may take longer to reflect in the system, and receipts might not be available immediately. 

The BMC offers several exemptions and rebates to reduce the property tax burden for eligible property owners in Mumbai. These benefits are designed to support senior citizens, charitable institutions, and certain types of properties. 

1. Properties That May Qualify for Exemptions 

Some properties are fully or partially exempt from BMC property tax, such as: 

• Buildings used for charitable or public welfare activities 
• Religious institutions 
• Government-owned properties 
• Properties below a specific size in notified slum areas 

These exemptions are granted only after BMC verification. 

1. Rebates for Specific Groups 

Specific individuals and property categories may receive reduced tax: 

• Senior citizens (60 years and above) can apply for a rebate if the property is self-occupied. 
• Differently-abled property owners may receive reductions based on eligibility and documents. 
• Small residential units, especially those below 500 sq. ft. in slum areas, often qualify for special relief measures. 

These rebates significantly reduce the annual tax for eligible owners. 

1. How to Apply for Exemptions or Rebates 

To claim an exemption or rebate, property owners must submit a request to BMC along with the required documents. This can be done either: 

• At the nearest BMC ward office, or 
• Through available online service options on the BMC portal 

Standard documents required include ID proof, age proof, disability certificates, or documents proving the property’s charitable or religious use.

To ensure a smooth, hassle-free BMC property tax payment, having the correct documents ready is essential. Here’s a simple breakdown of what you may need and why:

1. Property Ownership Proof (Sale Deed)

Shows that you are the legal owner of the property. This is essential for all property owners. 

2. Property Identification Number (PID/UPIN)

A unique number assigned to your property by BMC. It helps the system quickly identify your account. 

3. Previous Property Tax Receipts

Helps verify earlier payments and ensures any pending dues are correctly reflected. 

4. Government-Issued ID Proof (Aadhaar, PAN, etc.)

Used to confirm your identity for verification and KYC. 

5. Occupancy or Completion Certificate

Required for new buildings to show the property is ready for use.  

6. Current Property Tax Bill or Demand Notice

Contains your tax calculation and outstanding amount for the year. 

7. Approved Building Plan

Needed for new construction or renovated properties to confirm that the structure complies with approved guidelines. 

8. Utility Bills (Electricity/Water)

Sometimes used as supporting proof to confirm the property is occupied or in use. 

9. Address Proof (Aadhaar, Voter ID, Passport)

Used to verify the owner’s current address. Must be a government-issued document.  

10. NOC from Housing Society (if applicable)

Required when the property is part of a cooperative housing society, confirming the society’s approval.  

Paying your BMC property tax on time not only keeps you up to date with payments but also helps maintain your property value and ensures good communication with city services. 

• Avoids Penalties and Extra Charges 

Timely payment helps you avoid interest and late fees, which can quietly increase your total bill if ignored. 

• Ensures Uninterrupted Civic Services 

Your tax contributes to essential services like road maintenance, waste management, street lighting, and drainage systems. Paying on time supports smoother service delivery in your locality. 

• Keeps You Legally Compliant 

Regular payments ensure your property records stay clean and up to date in BMC’s system, protecting you from notices, disputes, or complications later. 

• Makes Property Transactions Easier 

If you plan to sell, lease, or transfer your property, a clear tax history speeds up verification and boosts buyer confidence. 

• Helps in Loan Approvals 

Banks and financial institutions often check tax history before approving home loans, top-up loans, or mortgage applications. Timely payments strengthen your financial profile.

Penalties for Late Payment 

Paying your BMC property tax after the due date results in additional charges. BMC usually applies interest on the pending amount, which increases the longer the payment is delayed. This can significantly improve your total payable amount over time.

Choosing BMC’s online payment system lets you avoid penalties by allowing instant payments, easy deadline tracking, and timely reminders. This quick access helps you avoid missing due dates.

Managing your BMC property tax can be simple. Knowing how tax values are determined, what documents you need, and the available exemptions makes the process much easier. The online system further simplifies things by giving you instant access to payments, receipts, and updates without visiting a BMC office.

Paying your taxes on time helps you avoid fines and supports the services that keep Mumbai running. It also strengthens your property records, which are helpful when selling your property, applying for loans, or transferring ownership. With the correct information and timely action, staying compliant with BMC property tax rules becomes smooth, quick, and completely hassle-free.

1. What is BMC property tax and who needs to pay it?

BMC property tax is a municipal tax levied by the Brihanmumbai Municipal Corporation (BMC) on property owners in Mumbai. Owners of residential, commercial, and industrial properties are required to pay it annually.

2. How can I pay BMC property tax online?

You can pay BMC property tax online through the official BMC portal by entering your property account number, selecting the assessment year, and completing payment via net banking, UPI, or card.

3. How is BMC property tax calculated?

BMC calculates property tax using the capital value system, which considers factors such as property location, usage, carpet area, age of the building, and applicable tax rates.

4. What are the due dates and penalties for late payment of BMC property tax?

BMC property tax is usually payable annually. Late payments attract penalties and interest, which can increase the total tax amount if not paid within the specified due date.

5. Can I check or download my BMC property tax bill online?

Yes, property owners can view, download, and print their BMC property tax bills and payment receipts directly from the BMC website for record-keeping and legal purposes.