Andheri’s Sharma family received their BMC property tax bill — ₹18,000 this year vs ₹15,500 last year. Shocked? You’re not alone. For the first time in a decade, MCGM raised property tax by 15-16% from FY 2025-26. But their neighbour got a pleasant surprise — flat under 500 sq ft = 100% exempt. Zero tax.
BMC/MCGM (Brihanmumbai Municipal Corporation / Municipal Corporation of Greater Mumbai) — Mumbai’s civic body. Property tax = annual mandatory levy for all property owners within BMC limits. Funds: roads, water supply, drainage, sanitation. June 30 = annual deadline.
Official Portal: 👉 ptaxportal.mcgm.gov.in Main BMC: 👉 mcgm.gov.in
💡 Quick Answer (त्वरित उत्तर): Pay Online: ptaxportal.mcgm.gov.in → Login → Pay Deadline: June 30, 2026 every year Penalty: 2% per month after June 30 500 sq ft and below: 100% EXEMPT — Zero tax Garbage tax: DEFERRED — not being charged currently Helpline: 1916 | mcgm.gov.in
⚠️ 2026 Major Updates — Must Read
3 big changes this year:
1. 15-16% Property Tax Hike:
First hike in a decade — effective FY 2025-26 (April 1, 2025) Reason: 3.89% increase in Ready Reckoner rates 9 lakh+ property owners affected Revenue target: ₹5,200 crore for FY 2025-26
2. Garbage Tax = DEFERRED:
₹100-₹7,500 solid waste management fee was proposed CM Devendra Fadnavis + Dy CM Eknath Shinde = deferred Currently NOT being charged — relief for citizens
3. Green Rebate — New:
Housing societies using STPs + waste composting = 5% rebate Solar panels = 2% rebate (proposed)
Exemptions — कौन-सी Property Tax-Free?
Most searched — clearly explained:
| Property Type | Tax Status |
|---|---|
| Carpet area ≤ 500 sq ft | 100% EXEMPT — Zero tax |
| Carpet area 501-700 sq ft | 60% concession |
| Charitable institutions | 100% exempt |
| Religious properties | 100% exempt |
| Government properties | Exempt |
| Commercial properties | Full tax applicable |
500 sq ft kaise check karein: ptaxportal.mcgm.gov.in → Login → Property Details → Carpet area verify karein।
Online Payment — Step by Step
Step 1: ptaxportal.mcgm.gov.in open karein
Step 2: “Login” → Property Account Number + Captcha
Step 3: Property details screen → Outstanding amount check karein
Step 4: “Pay Now” → Payment method select karein:
- Credit/Debit Card
- Net Banking
- UPI
Step 5: Payment confirm → Receipt download karein → Save
⚠️ Portal not working? See troubleshooting section below।
⭐ Search Without Property Account Number
Most searched — nobody explains this:
Option 1 — Ward Office: Nearest BMC ward office jaayein → Name + address bolo → Property account number milega
Option 2 — Building ID: portal.mcgm.gov.in → Building ID se search karein → Property account number find
Option 3 — Old bill: Previous year ka bill dekhen → Account number printed hoga
Option 4 — Society Secretary: Housing society ke secretary ke paas = all flat owner account numbers hote hain
⚠️ ptaxportal.mcgm.gov.in Not Working — Fix
Common complaint — portal not loading:
Fix 1: Different time try karein Peak hours = 10 AM-6 PM = server load। Subah 7-9 AM ya raat 9 PM+ try karein।
Fix 2: Direct URL: ptaxportal.mcgm.gov.in/CitizenPortal/#/login — direct login page
Fix 3: Browser: Chrome → Settings → Clear Cache → Retry
Fix 4: Alternative — Ward Office: Portal completely down? Nearest BMC ward office → Counter payment → Receipt milegi
Fix 5: Helpline: 1916 → BMC helpline → Online payment issue report
Property Tax Calculation — Capital Value Formula
How MCGM calculates your tax:
Tax = Base Value × Carpet Area × Age Factor × Construction Type × Usage Factor × Floor Factor × Tax Rate
Key factors:
| Factor | Details |
|---|---|
| Base Value | Ready Reckoner rates — area-wise |
| Carpet Area | Actual usable area |
| Age Factor | Older building = lower factor |
| Tax Rate | 8-20% — residential vs commercial |
Online Calculator: ptaxportal.mcgm.gov.in → Property Tax Calculator → Enter details → Estimated tax
Rebate & Penalty
| Payment Time | Benefit/Penalty |
|---|---|
| April-May | 2-5% early payment rebate |
| Before June 30 | On-time — no penalty |
| After June 30 | 2% penalty per month |
| Unauthorized structure | 200% penalty under Section 152(A) |
June 30, 2026 = deadline। Pay before = rebate। After = 2% per month penalty।
Receipt Download
Step 1: ptaxportal.mcgm.gov.in → Login
Step 2: “Payment History” → Recent payment
Step 3: “Download Receipt” → PDF → Save/Print
Receipt = NOC, housing loan, property sale ke liye zaroori।
Offline Payment — Ward Office
Online portal preferred nahi? Offline options:
- BMC Ward Office — Cash/DD → Counter receipt
- Authorised Bank branches — Axis Bank, HDFC, SBI — BMC tax counters
- MCGM App — Google Play → “My BMC” → Property tax payment
FAQ — वारंवार विचारले जाणारे प्रश्न
BMC property tax online kaise bharen? (BMC मालमत्ता कर कसा भरावा?) ptaxportal.mcgm.gov.in → Login → Property Account Number → Pay Now → UPI/Card।
500 sq ft flat ka tax kitna hai? Zero — 100% exempt। Carpet area ≤ 500 sq ft = property tax nahi।
Garbage tax bhi dena hoga? Nahi — CM Fadnavis ne deferred kiya — currently not charged।
June 30 ke baad kya hoga? 2% per month penalty on outstanding amount।
Portal not working — kya karein? Subah 7-9 AM try karein। Ya nearest BMC ward office mein counter payment karein।
Helpline: 1916 | ptaxportal.mcgm.gov.in
Official Links
| Purpose | Link |
|---|---|
| Property Tax Portal | ptaxportal.mcgm.gov.in |
| BMC Main | mcgm.gov.in |
| Building ID Search | portal.mcgm.gov.in |
| Helpline | 1916 |
Sharma family paid online — receipt downloaded — no office visit needed.
Mumbai property owners — ptaxportal.mcgm.gov.in पर pay करें — June 30 deadline। मुंबईकर, मालमत्ता कर वेळेत भरा।
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