Calculate your Mumbai BMC property tax with NEW April 2025 ready reckoner rates (first revision in 10 years). Properties under 500 sq ft remain FULLY EXEMPT. Get instant calculations for residential and commercial properties.
Important Dates for FY 2025-26
Early Payment Rebate2-5% if paid before June 30
Final Due DateJune 30, 2026
Late Payment Penalty2% per month from July 1
Calculate Your MCGM Property Tax
Enter your property details for instant tax calculation with April 2025 rates
About Mumbai MCGM Property Tax Calculator
Our Mumbai property tax calculator helps Mumbai property owners calculate their annual BMC property tax with the latest April 2025 rate revision (first in 10 years). The MCGM property tax calculator uses the Capital Value system with updated ready reckoner rates that increased by 3.89% on average. This BMC property tax calculator includes the exemption for properties under 500 sq ft carpet area and calculates accurate tax based on capital value, property type, age, and usage factors affecting over 900,000 property owners in Mumbai.
Mumbai MCGM Property Tax Information 2025-26
April 2025 Rate Revision
First revision in 10 years: Since 2015
Ready reckoner: Increased 3.89% average
Property tax: 15-16% average increase
900,000+ owners affected: Across Mumbai
Under 500 sq ft: Still FULLY EXEMPT
Saves annually: ₹460 crore for citizens
Capital Value Formula
Step 1: Base value from ready reckoner
Step 2: Multiply by carpet area
Step 3: Apply age factor
Step 4: Apply construction type factor
Step 5: Apply usage factor
Step 6: Apply tax rate (8-20%)
Tax Rates by Property Type
Residential (Self): 8-12% of capital value
Residential (Rented): 10-14% of capital value
Commercial: 14-18% of capital value
Industrial: 12-16% of capital value
Vacant: 8-10% of capital value
Early Payment Benefits
2% rebate: If paid in April-May
5% rebate: Special early bird scheme
Deadline: June 30, 2026
Late payment: 2% penalty per month
Payment modes: Online, cash, cheque
Required Documents
Property Account Number (PAN)
Property ownership documents
Previous year tax receipts
Building plan approval copy
Occupation certificate
Aadhar card for verification
Exemptions Available
Carpet area ≤500 sq ft: FULL exemption
Carpet 500-700 sq ft: 60% concession
Charitable properties: 100% exemption
Religious places: 100% exemption
Public purpose: Case-by-case exemption
Frequently Asked Questions
2025 Rate Changes
MCGM revised property tax rates for the first time in 10 years (since 2015). The ready reckoner rates increased by 3.89% on average, causing property tax to rise by 15-16%. This affects 900,000+ property owners. The increase reflects Mumbai's real estate appreciation and helps BMC meet its ₹5,200 crore revenue target for FY 2025-26.
Yes! Properties with carpet area up to 500 square feet remain FULLY EXEMPT from property tax. This relief measure, introduced in 2022, continues and saves citizens approximately ₹460 crore annually. If your flat is under 500 sq ft carpet area, you pay ZERO property tax.
The solid waste management fee (₹100-₹7,500 based on property size) was proposed but DEFERRED by CM Devendra Fadnavis and Dy CM Eknath Shinde due to concerns over the property tax hike. Currently, no garbage tax is being charged. This decision was made to ease financial burden on residents.
Payment & Deadlines
The annual due date for Mumbai MCGM property tax is June 30 every year. If you pay before this date, you can avail 2-5% early payment rebate depending on when you pay. Payment after June 30 attracts 2% penalty per month on outstanding amount.
Pay your property tax in lump sum before June 30. MCGM offers 2% rebate for early payments (April-May period). Special early bird schemes may offer up to 5% rebate. The rebate is automatically calculated when you pay online through MCGM portal during the eligible period.
Late payment attracts 2% penalty per month on the outstanding amount. This continues to accumulate until full payment is made. For unauthorized structures, MCGM imposes 200% penalty under Section 152(A). Between April 2024-March 2025, 3,343 unauthorized properties were fined ₹392.28 crore collectively.
Calculation Method
MCGM uses Capital Value system: (Base Value from ready reckoner × Carpet Area × Age Factor × Construction Type × Usage Factor × Floor Factor) × Tax Rate%. Tax rate ranges from 8-20% based on property type and usage. This system was introduced in 2010 replacing the old Ratable Value system.
Ready reckoner rates are official minimum property values set by Maharashtra government for different localities. These rates determine base value for property tax, stamp duty, and registration. April 2025 revision increased these rates by 3.89% average after 10 years, directly impacting property tax calculations.
MCGM uses CARPET AREA for tax calculation and exemption determination. Carpet area is the usable floor area excluding walls, balconies, and common areas. Built-up area is typically 20-30% larger than carpet area. Always use carpet area from your property documents for accurate calculation.
Online Payment
Visit ptaxportal.mcgm.gov.in, login with Property Account Number and captcha, view tax details, and proceed to payment. Pay via net banking, credit/debit card, or UPI. E-receipt is generated instantly. You can also use the MCGM mobile app available on Play Store for convenient payments.
On MCGM portal, click 'Search Property' and enter your ward, building name, or address. Your Property Account Number (PAN) will be displayed. You can also check old property tax receipts, or visit your ward office with property documents to get your PAN.
Yes, login to MCGM portal with your Property Account Number, go to payment history, and download e-receipts from any previous year. These receipts are essential for income tax deduction claims under Section 24 and for property sale documentation.
Exemptions & Rebates
NO! Your property is FULLY EXEMPT. Properties with carpet area up to 500 sq ft don't pay any property tax. This saves you thousands annually. You don't need to file or apply - the exemption applies automatically. This benefit introduced in 2022 continues in FY 2025-26.
Properties with carpet area between 500-700 sq ft get 60% concession on property tax. You only pay 40% of calculated tax. This significant discount helps middle-income families afford property ownership in Mumbai.
Yes! Property tax paid can be claimed as deduction under Section 24 of Income Tax Act when calculating income from house property. This applies to both self-occupied and rented properties. Keep MCGM payment receipts as proof for ITR filing.
Contact & Support
MCGM Helpline: 1800-222-828 (toll-free). Email: propertyportal@mcgm.gov.in. You can also visit your ward office during working hours 10 AM - 5 PM. For online grievances, use the MCGM citizen portal. WhatsApp support may be available through official channels.
Visit any MCGM ward office, authorized bank branches (Axis, HDFC, ICICI), or Bangalore One style centers. Payment can be made via cash, cheque, or demand draft. Carry Property Account Number and previous receipts for quick processing. Instant receipt is issued.
Visit MCGM portal, click on KYC notification, fill the form with email ID and mobile number, upload required documents. Once KYC is completed, you'll automatically receive property tax bills via email before due dates. This digital convenience helps you never miss payments.