BMC Property Tax - How to Calculate and Pay Online?

Owning property in Mumbai comes with the obligation to pay BMC property tax. The Brihanmumbai Municipal Corporation charges this tax for funding essential services like roads, water supply, drainage systems, and waste management. In this blog, you will get a step-by-step guide on the BMC property tax payment procedure online, the process for checking your property tax bill on the BMC website, the calculation methods used by BMC and other crucial details.

What is BMC Property Tax?

The BMC property tax is an annual charge determined by several factors, including the property's location, type, age, usage, and the area it falls under. Every year, BMC assesses these elements to calculate the tax amount that property owners must pay. To avoid penalties, fines, or legal action, property owners must make the payment on or before the specified due date.

How to Check BMC Property Tax Bill on Website?

Here is a step-by-step procedure you need to follow to check the BMC property tax bill on the website:

Step 1: Go to the official portal of Brihanmumbai Municipal Corporation.

Step 2: Scroll below and tap on ‘Property Tax’.

Step 3: Next click on the ‘Skip’ and ‘Ok’ options.

Step 4: Now enter the property account number and the captcha code in the required box.

Step 5: Click on the ‘Search’ button and you will be able to see the required property tax details on the screen. 

How to Calculate BMC Property Tax?

The BMC property tax payment calculation is done using two main methods which are as follows:

• Rate Value Method (RVM)

The RVM calculates property tax based on the annual rental value or deemed rent, which depends on factors like the property's location, usage, and type of construction. BMC uses the ready reckoner rate, determined by the property's location, to estimate the tax. Other factors such as the age of the property, its usage, tenancy status, and type are also considered. RVM applies to properties built before 2016.

• Capital Value Method (CVM)

The CVM applies to properties constructed after 2016. This method bases the tax calculation on the property's market value, as assessed by stamp duty valuation authorities. CVM is widely used because it provides a more precise and efficient way to calculate property tax. BMC selects the highest market rate from various aspects like construction quality, location, or city area and uses a specific percentage based on the property's usage to determine the tax amount.

How to Pay BMC Property Tax?

To pay BMC property tax online, you need to follow the steps mentioned below:

Step 1: Visit the official portal of BMC. 

Step 2:  Scroll below the page and click on the ‘Property Tax ’ button.

Step 3: If you are a new user, you will need to create an account with your property details. Existing users should log in using their credentials.

Step 4: Input your property identification number (PID) or assessment number, which you can find on your property tax bill.

Step 5: After entering your property details, you'll be able to view the current tax information, including any outstanding dues.

Step 6: Select your preferred payment method from the options and proceed with the payment.

Step 7: Double-check the payment details before making the payment.

Step 8: Once the payment is successful, you will receive a confirmation with a transaction ID, and you can also download the receipt for future reference.

When is the Last Day to pay BMC Property Tax?

30th June is the last day to pay BMC property tax in Mumbai. If you fail to pay this tax on time, a  2% penalty interest rate will be charged to you on a monthly basis.  

BMC Property Tax Receipt Download

After successful payment of your tax in Mumbai, you can download the BMC property tax receipt from the official website of Brihanmumbai Municipal Corporation. You must keep this receipt safe with you as it acts as proof of payment.

Final Words

BMC property tax is one of the important sources of revenue for the municipal corporation, allowing it to offer vital services and infrastructure to Mumbai’s residents. Property owners must know the tax rates and payment procedures to meet their civic duties and avoid any potential penalties or fines. 

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