Mumbai Property Tax: Rates, Rebates & Online Payment
How Brihanmumbai Municipal Corporation (BMC) assesses residential property tax, what you owe, the rebates worth grabbing, and how to pay online.
How Mumbai calculates property tax
Tax = capital value × the notified rate for your use category. Capital value = Ready Reckoner market value × carpet area × construction-type weight (RCC 1.0, semi-permanent 0.6) × age weight (0.8-1.0) × use weight (residential 1, commercial 3).
Residential rates: Residential is the lowest rate band, applied to capital value. Capital values were revised for FY 2025-26 after a ~3.9% Ready Reckoner hike, lifting typical residential bills by up to ~15% — the first revision since 2015. The exact consolidated residential percentage isn't published in verifiable secondary sources; the portal computes it from your property record.
Rebates & due dates
Early-bird rebate of roughly 2-5% before the 30 June due date; a 2% rebate for solar installation was announced. A March 2025 amnesty waived 75% of penalties for early-window payments.
Late-payment penalty
2% per month interest on outstanding dues; up to 200% penalty on unauthorised structures under Section 152A.
Exemptions
Residential units up to 500 sq ft carpet area are FULLY exempt (since Jan 2022, ~16 lakh homes); 60% concession for 500-700 sq ft; charitable/religious properties exempt.
Recent change: FY 2025-26 brought the first capital-value revision since 2015 (~15% average bill increase); the 500 sq ft exemption continues.
Pay online
Pay directly on the official BMCportal — you'll need your property identification number (printed on any previous receipt or demand notice).
Official BMC property-tax portal →Frequently asked questions
How is property tax calculated in Mumbai?+
Mumbai uses the Capital Value System. Tax = capital value × the notified rate for your use category. Capital value = Ready Reckoner market value × carpet area × construction-type weight (RCC 1.0, semi-permanent 0.6) × age weight (0.8-1.0) × use weight (residential 1, commercial 3). Current residential rates: Residential is the lowest rate band, applied to capital value. Capital values were revised for FY 2025-26 after a ~3.9% Ready Reckoner hike, lifting typical residential bills by up to ~15% — the first revision since 2015. The exact consolidated residential percentage isn't published in verifiable secondary sources; the portal computes it from your property record.
How do I pay Mumbai property tax online?+
Pay on the official BMC portal (linked on this page) using your property identification number — have last year's receipt handy for the ID. Most portals accept UPI, net banking, and cards, and issue an instant e-receipt. Early-bird rebate of roughly 2-5% before the 30 June due date; a 2% rebate for solar installation was announced. A March 2025 amnesty waived 75% of penalties for early-window payments.
What happens if I pay Mumbai property tax late?+
2% per month interest on outstanding dues; up to 200% penalty on unauthorised structures under Section 152A.
Who is exempt from property tax in Mumbai?+
Residential units up to 500 sq ft carpet area are FULLY exempt (since Jan 2022, ~16 lakh homes); 60% concession for 500-700 sq ft; charitable/religious properties exempt.
Is property tax deductible from income tax?+
Yes, for let-out property: municipal taxes actually paid during the year are deducted from gross annual value when computing income from house property. For self-occupied property there's no separate deduction, but paying it keeps your municipal records clean for any future sale.
Sources
Verified July 2026. Municipal rates and rebate windows change every budget cycle — confirm on the official portal before paying.