Guide to pay BMC property tax online
Mumbai Property Tax is collected by the assessment and collection department of the Municipal Corporation of Greater Mumbai. Earlier the property tax was calculated by Rateable value system which was based upon the maximum rent a property can fetch in a year. But the Brihanmumbai Municipal Corporation has changed the property assessment and tax calculation system from the Rateable value system to a system based on the capital value of the property. The capital value is the present market value of the properly determined by considering that the property is in the full possession of the owner without any encumbrance.
Property tax calculation:
A Property’s rate depends upon the stamp duty Ready Reckoner and the property tax rate. Both the stamp duty and the property tax rates are revised by the government every year with the new budget. Further there are categories like construction, user and age; these categories have different weights, and these weights have to be multiplied with the capital value of the property and the current property tax rate to calculate the property tax.
Residential rates of the Government ready reckoner of the ward and zone in which the property is located should be used to calculate the market value of any property including offices, vacant land and industrial premises. The Ready Reckoner provides the rates of built-up area per Sq.Mtr, and the same shall be used for the carpet area.
Weights for Construction Type
| Construction type | Weights |
| Vacant land/land under construction | 0.50 |
| Semi-permanent structures/chawls | 0.60 |
| RCC structures with or without lift and bunglows | 1.00 |
Weights for User’s category:
| User Type | Weights |
| Residential and charitable use | 1 |
| Factory and Industry | 2 |
| Shop and office | 3 |
| Hotels and similar prestigious buildings | 4 |
Weights for Age category:
| Age | Weight |
| Building constructed after 1985 | 1.00 |
| Building constructed between 1941 to 1985 | 0.90 |
| Building constructed prior to 1940 | 0.80 |
*please refer the Brihanmumbai Mahanagar Palika for the weights before calculating your tax as they are subjected to change before any prior notice.
Two simple steps to calculate property tax:
- Market value of the property (multiplied by) the total carpet area (multiplied by) weights for type of construction (multiplied by) weights for age of the premise = Capital value of your property
- Capital value of the property (multiplied by) current property tax rate (multiplied by) weight for user category = Property tax due for the specific year.
Property tax calculations can also be done using the calculator based on capital value system.
Online payment:
To pay Mumbai property tax online .
Find the online services on the left side of the page, click on that and go to property tax payment.
Enter the SAC No (eg. PV080236018888), from the property tax bill of the previous payment and sign in.
Read the terms and conditions and click on accept, this will direct you to the home page of the payment gateway.
From the list of pending bills select the bill you wish to pay and click on submit.
Now select the bank through which you want to make the transaction. You will be connected to the website of the bank.
Login with your Internet Banking id. and Password. This will take you to the transaction page.
In order to pay your bill transfer the desired amount from your account and validate the transaction to complete the whole process.
Now you will be directed to the payment gateway page. The system will generate receipt in PDF format file for the transaction. Don’t forget to take a printout for the record.
