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Guide to pay BMC property tax online

Comments(26) Sub Category:Property Tax,Real Estate Trend Posted On: Feb 09, 2012

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.


26 Responses to “Guide to pay BMC property tax online”

  1. Nagesh says:

    Hey reading your article I paid my property tax on line. Thanks a lot for instructions.

  2. Sandra says:

    I paid my property tax online – Mumbai. I got the confirmation No. also. Amount also deducted from my bank account. When I asked for the receipt to be printed, I got a blank receipt, without any details. There is no way I could ask for a receipt to be reprinted in mcgm.gov.in site. I think I have to go to the office itself. Kindly let me know if there is a way out.

  3. homi says:

    I am not able to read fully the property bill as i feel that some fonts requires to be uploaded .kindly give guidelines how to view property fully .thanks homi

  4. rajendra says:

    one of my friend his factory in shed and he died last year and then after his widow applied for change of name from his husband name immediately whatever document demanded she provide concern clerk always reply it will take 2 yrs and also elction time they said after 2 month again i inquired then she told now it is year ending then she went on leave again when she resume she told it is computer problem and bill is still in her husband name no body giving proper answer now what to do let me guide

  5. rakesh.hp says:


    First you need to contact the registration department to know procedure to follow for changing the ownership of property and apply for the same. After 15 days follow up for updates and after 30 days if you don’t get a satisfactory result or update, file RTI for knowing the update. I am sure RTI will help you. You can seek a legal expert advice for getting guide in each step you takes.

    Thank you

  6. MrinalMore says:

    I paid the Property Tax online.
    Got confirmation reference no.
    Amount was debited from my Bank Account. But receipt was printed “blank”.
    Ward Office informed me to contact HQrs office as they don’t have access to online transactions. Where should I get Duplicate Receipt? Online payment is more painful than going to ward office and paying by cheque.

  7. Manohar says:

    I have a purchased a stilt from builder in the society. Builder has allotted stilt on my name. Like flat, stilt has not registered with the registration authority. I am paying property tax of my flat directly to the MCGM. Society is charging Rs 150/- PM property tax in maintenance bill since allotment of stilt i.e. from Feb 2008. Society is saying that MCGM is charging same property tax in their consolidated Property Tax Bill. My question is whether property tax is applicable for stilt parking. If yes under which section?

  8. Mrs.D'Souza says:

    Some members in our society has covered parking area. Would like to know the following:

    1. Can the society charge for the parking area even though the builder has charged them for the same.

    2. Is property tax applicable for the same and how much.

  9. Sandra says:

    I paid my property tax online. Once again (earlier March 03, 2012) after the amount being debited from my account, MCGM did not give me a receipt. Leave aside this, the amount was not even wiped out from my outstanding in their list. After ringing up several people from HE ward, I must have made about 20 calls (most of the time just ringing) no body could give me a reply. They were asking me to come personally at the ward office and find out. Then what is the use of Online payments, we are working people and trying to avail of this facility. Finally, one smart gentleman (Mr. Kamlesh) from the ward gave me an email id to send the complete details of the transaction, and assured me that I would get a reply. The id is mcgm.bankingsection@gmail.com, for those who require. Within 24 hrs I got my receipt on my email. Can MCGM not train their staff properly, to give a right answer, instead of beating round the bush?

    I think another person with the same problem on this page, can take note of the email id, and solve her problem.

  10. Radha Nair says:

    I have paid the property tax online vide system generated No. 2012ACR02610971 on 12.8.2012 but could not get a receipt. Kindly send me the receipt at email id rrnair8@gmail.com.

  11. Basant Bhageria says:

    I paid Rs.11904 towards property tax due on 1.10.2009. After paying full amount as indicated on the website, when I returned to outstanding list, it was still showing Rs. 5024 amount outstanding against 1.10.2009 bill. I do not why this has happened. I also did not get any receipt as after payment, the payment gateway could not return to mcgm site due to some technical error.

    Request if any reader can suggest some solution.

  12. L R MAURYA says:


    • At the left corner of bill A/c. No(say sac No.) is printed. First two letters are for the Ward as HE and then
      one or letter for the section to which the bill pertains then seven letters are for A/c No. ad four zero after it. It will be your sac numberfor example FN120022-0040000. Even though you dont get it,
      e mail me copy of the bill or old receipt, I will give you sac No. from which you can see the bill from
      your computer.

  13. Siddharth says:

    I too had the blank recepit problem. I followed Sandar’s suggestion above ( thanks Sandra ) and they directed me to back to the website, where actually you can generate a duplicate receipt. I got mine.

    • Sandra says:

      Welcome Siddharth, if MCGM cannot help, atleast I am happy somebody else also listened to me and got their work done. I hope many more do the same.

  14. For property taxes to calculate on Capital Value, e mail velle_u@yahoo.com

  15. Abdeali Kachwala says:

    We have an office with an agreement dated 1996. We have obtained the possession from the Consumer court of the premises. Can anyone guide me, how to go about paying the property tax

  16. shared web hosting says:

    I feel that is one of the so much significant information for me. And i am satisfied reading your article. However want to observation on few normal issues, The web site style is perfect, the articles is in point of fact nice : D. Good task, cheers

  17. Osh says:

    Have you tried paying the property taxes for your proprty in Bombay recently (Sep 2013)? the webpage doesnt load at times and gives some error at others..anyone facing this problem?

    • Vijaykumar T. says:

      I have been trying to make payment towards property tax for a flat for the last over 3 months. There are too many errors coming up. I have paid the tax on-line on previous occasions. Ever since the site was reconstructed and supposedly made more user-friendly it has been showing my property number as non-existent. This is despite the fact that I have a credit of over thirteen thousand from previous payments, as per their own statement. I suppose there is no alternative to visiting their office. This definitely does not go with the statements and sentiments put forth expressing the Government’s concern for the hard-working public of Mumbai.

  18. dilip says:

    I Want Start To Paid BMC Property Tax So What I Have To Do

  19. amod potnis says:

    for the online payment there is the option of payment only through three banks.my bank is not one of these . what do i do ?

  20. amod potnis says:

    or the online payment there is the option of payment only through three banks.my bank is not one of these . what do i do ?

  21. Bakul says:

    Online payment gateway never works. Seems no-one is even monitoring their servers. Even if you send online complaints, you never get any response.

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