How to Pay MCGM Property Tax Online?

The Municipal Corporation of Greater Mumbai (MCGM) is the civic governing body of Mumbai, the capital of Maharashtra. It is one of the richest corporations in India. It looks after the civic administration and the development of the civic amenities of the city and its suburbs. Its head office is at the Fort in Mumbai. The MCGM is also known as the Brihanmumbai Municipal Corporation (BMC) in Marathi.

The Greater Mumbai is sub-divided into seven zones, each consisting of three to five wards for better administration. It covers an area of 603 kilometres. Its official website is www.mumbaicity.gov.in. The residents of Greater Mumbai have to pay the Property Tax, Water bill, Parking Taxes and Register the birth and deaths in the family, etc. These funds are used by the Municipal Corporation of Greater Mumbai, to fund civic facilities and services.

MCGM- Property Tax

Property Tax is the tax imposed on real estate owners by the municipal authorities.

The word property refers to all real estate that are owned by any individual and that includes office buildings, houses, and premises which are rented to third parties.

The property tax is a recurring cost the owners of residential properties in Mumbai have to pay every year. They can pay the tax both online and offline.

Exceptions in Property Tax

•  Residential property up to 500 square feet within the Mumbai municipal area will not have to pay any property tax.
• Residential property of carpet area between 501 and 700 square kilometres will get a 60% reduction in their property tax.
• Property used for religious /charitable purposes exempted from paying property tax.
• Properties belonging to the diplomatic mission of a foreign state, as specified by the Government, will not have to pay MCGM property tax.

Calculation of Property Tax

Property Tax is not the same across the country and, each tax collecting bodies have their formula to calculate property tax. The Municipal Corporation of Greater Mumbai uses the Capital Value System (CVS) to calculate the property tax. It is calculated based on the market value of the property.

To calculate the MCGM tax, you have to follow a few steps

Step 1:- Calculation of Capital Value

 Capital Value =Market value of the property X total carpet area X weight for construction type X weight for age of the building.

• We can know the Market value from the Ready Reckoner issued by the Maharashtra Government. The Ready Reckoner has the compiled list of all the fair value prices for properties
• Ward-wise.
• The carpet area is the net useable area of an apartment. It includes the thickness of the inner walls but excludes the balcony.
•  Carpet area = inner wall area + floor area.
• Weights for ‘construction type’ in units are:
  • Bungalows and RCC ( Reinforced Cement Concrete)construction – 1 unit
  • Other than RCC(semi-permanent or Chawls)- 0.60 units
  • Under construction or vacant land – 0.50 units
• Weights for ‘age of the building’ in units are:
  • Properties constructed before 1945- 0.80 units
  • Properties constructed between 1945 and 1985 – 0.90 units
  • Properties constructed after 1985- 1 unit.

Step 2 – After calculating the Capital Value, calculate the Property Tax:

Property tax= Capital Value of property X Current property tax rate in percentage X weight for user category.

• The property tax rate varies from 0.316 to 2.296 %, depending on the use of the property. Once fixed, the property tax we cannot revise for the next five years and, after five years the increase cannot be more than  40%. It is the same for tenanted or delf-occupied properties.
• Weights for ‘ user category’ in units are:
  • Hotels and similar businesses – 4 units
  • Commercial properties ( shops and offices) – 3 units
  • Industries and factories – 2 units
  • Residential / Charitable institutions – 1 unit.

The easiest and the best way to calculate the property tax is to use the online MCGM calculator available at the official website of Greater Mumbai Municipal Corporation. You will need your Property Account number to use this tool. You can find the number in the top right corner of the Property Tax bill.

MCGM Property Tax Payment

Property Tax can be paid through the following methods: 

• Using BMC mobile application – The mobile app called ‘MCGM 24X7’ is available for Android phone users and, you can download it from the Google Play store.
• going to the BMC / MCGM website – www.mcgm.gov.in
• Offline

MCGM property tax payment online

• Log on to www.mcgm.gov.in
• Select and click on the ‘Property Tax’ option in the left column under ‘Quick Links.
• You will navigate to the login page, and here, you must enter the Property Account Number (PAN) number.
  • You can find it on the upper portion of the MCGM Property Tax bill.
  • If you do not have your Property Tax bill with you,
    • go to the search option
    • Enter your ward number
    • Enter your residential address
    • You will get your PAN number.

Enter your  Property Account Number and select any one of the following options:

1. View outstanding bills
2. View receipts
3. Make payment
4. Click on the option of your choice.
5. Enter Captcha and Log in.
6. After you have logged in, verify your property details like ward no., Billing name, property address etc. and click on the ‘accept’ button.
7. You will find your total outstanding amount displayed year-wise.
8. Enter the amount you wish to pay or select the bills you want to pay and select the ‘ online payment’ button. Payment is made on a FIFO basis, that is, ‘First in First Out Basis wherein, it will adjust the oldest bill first.
9. Pay MCGM property tax online through the payment gateway and generate a receipt. You can make the Payment via UPI / Net Banking or NEFT/IMPS using your credentials.
10. Once your receipt gets generated, take a printout out of the MCGM Property Tax bill copy and keep your receipt safely. You can also download and save a soft copy. This receipt is not only proof of payment but also is a proof of ownership of the property.

MCGM Property Tax payment offline

If you wish to pay property tax offline, you can pay them at

• BMC Help centres
• The Office of the Assistant Revenue Officer, or,
• The Citizen Facilitation Centre at all the ward offices.

How to get MCGM property tax bill online?

The property taxpayers can get their property tax bill in their e-mail. They will also receive notices and alerts on their registered email address only if they have updated their Know Your Customer (KYC) criterion.

To complete the KYC follow these steps:

1. Go to the MCGM online citizen portal
2. Enter the Property Account Number
3. Full in the captcha and click on the ‘login’ button.
4. Fill in KYC document numbers and other details and submit the documents including attested copies of the documents.
5. Provide your e-mail ID and your contact number to receive alerts and bills through e-mail or SMS.
6. You will receive confirmation after your application is verified and approved.

MCGM Property Tax Due Date and Penalties

The last date to submit Property Tax is June 30 of each year.

If dues are not paid within the stipulated time frame, a penalty of 2%per month is applied on the outstanding amount.

Income Tax Benefits

The Municipal Taxes that you pay in a  year can be claimed for Income Tax deduction from house property income.

Municipal Corporation of Greater Mumbai Water Bill

Water Tax is another major revenue generator for the MCGM after Property Tax. It can be paid online through the official MCGM portal by

• Select the ‘water bill payment’ option in the drop-down menu.
• Enter Consumer Number(CNN) and click proceed
• Enter the amount, select payment mode as ‘Online’, and click Submit button
• Pay using your preferred payment gateway.

You can also add MCGM Water Bill Virtual Account Number (VAN) as a beneficiary to your net banking account. You can find them in your recent bill.

Municipal Corporation of Greater Mumbai Birth Certificate

You can apply for an MCGM Birth Certificate online through the official website of Municipal Corporation of Greater Mumbai and

• Select the Birth Certificate option from the Quick Links section.
• Fill in the correct details and Submit.

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