Paying property tax is a mandatory requirement for all property owners. However, the traditional process of paying property tax in Mumbai can be a cumbersome task, involving long queues and multiple visits to the Municipal Corporation of Greater Mumbai (MCGM) offices.
With the advancement of technology, the MCGM has now introduced the facility to pay property tax online, making the process much more convenient and hassle-free. By paying your taxes from the comfort of your home, Mumbaikars can save time and effort, and avoid the hassle of waiting in long queues.
In this guide, we will take you through the step-by-step process of paying MCGM property tax payment online in Mumbai. This will make it easier for you to comply with this important legal obligation.
The System of Property Taxes in Mumbai
In Mumbai, the Municipal Corporation of Greater Mumbai (MCGM) is responsible for the collection of property taxes from property owners.
The MCGM uses a system of self-assessment for the payment of property taxes. Property owners are required to assess the value of their property and calculate the tax liability themselves. The MCGM provides a property tax calculator on its website to help property owners calculate their tax liability.
Calculation of MCGM Property Tax
The property tax payment in Mumbai is calculated based on the following formula:
Property tax = Capital value x Rate of Tax
Here, Capital value = Market value of the property x Total area x Weight for construction type x Weight for the age of the building
The MCGM uses a weighted system to determine the Capital value based on the construction type and age of the building of the property.
Weight for age of the building:
The age of the building is considered by the MCGM to be an indicator of the condition and maintenance of the property, and it is assigned a specific weightage based on the age of the building.
For residential units, the weightage assigned to the age of the building is as follows:
- Properties constructed before 1945 – 0.80 units
- Properties constructed between 1945 and 1985 – 0.90 units
- Properties constructed after 1985 – 1 unit
Weight for construction type of the building
In the case of residential units, the weightage assigned to the construction type is as follows:
- Permanent construction: 1 Unit
- Semi-permanent construction: 0.6 units
- Temporary construction or Vacant land: 0.5 units
Ready Reckoner Rate (RR Rate) is the minimum rate at which a property can be bought or sold in Mumbai. The RR rates are revised annually by the MCGM, and the new rates come into effect from the 1st of January every year. Property buyers and sellers need to be aware of the RR rates to ensure that they are paying the right amount of stamp duty and registration charges while buying or selling a property.
The RR rates can be obtained from the MCGM's official website or the local sub-registrar's office.
How to Pay Property Tax in Mumbai?
You can make the MCGM property tax payment online through its official websites or designated banks. Here's a step-by-step guide on how to pay MCGM property tax online in Mumbai:
Visit the MCGM portal for property tax. You will see the CVS login on the homepage
Enter the Property Account Number of the property for which you want to pay the tax
Once you have entered the account number Captcha, click on Login. The details of the property and the tax liability will be displayed on the screen
Verify the details and click on 'Pay Now' to proceed with the payment
Select the payment gateway of your choice. The MCGM accepts payments through various online payment gateways such as Paytm, BillDesk, and HDFC Bank
If you choose Paytm as your payment gateway, you will be redirected to the Paytm website or app to complete the payment.
Open the Paytm website or app and go to Financial Services
Now select the Municipal Tax option and choose MCGM Property Tax
Enter your property account details and verify the amount
Choose the mode of payment and complete the transaction
Once the payment is successful, you will receive a confirmation message on the screen as well as on your registered mobile number and email address.
Apart from the online payment methods, the Municipal Corporation of Greater Mumbai (MCGM) also provides several offline options. These include Cash Payment, Cheque or DD payment. You can also pay property taxes via collection agents.
How do I view / download my MCGM Property Tax Receipt?
The MCGM provides property owners with an option to view and download their property tax bill from the official website. Follow the same process as above and you can view or do MCGM property tax bill download.
How can I receive my MCGM Property Tax Bill via Email?
To receive the property tax bill via email, property owners need to register their email ID with the Municipal Corporation of Greater Mumbai (MCGM). This can be done through KYC form completion. Click on 'Submit' to complete the registration process. Go to the MCGM’s online property tax payment website. Click on the KYC option on the homepage. Once you submit the required documents for KYC and register your email ID, the property tax bill will be sent to the registered email ID at the time of billing.
MCGM Property Tax: Steps for Citizen Search
In order to simplify the process of approving building proposals and granting permissions, the BMC has deployed AutoDCR, an online platform. In addition, the authority makes it easier for architects to submit their applications through an online method for generating and using the transfer of development rights.
You can visit here MCGM AutoDCR link for Citizen Search.
Change of Name in MCGM Property Tax
Any change in name can be done through the MCGM portal for property tax within 3 days. You can submit the name change request after logging in to your portal.
Exemptions from Payment of Property Tax
The properties that belong to the following are exempted from property taxes:
Central or state government
Charitable or religious purposes
Armed forces personnel and their families
Likewise, properties owned and occupied by freedom fighters, senior citizens, widows, ex-servicemen, and handicapped persons are eligible for a 50% concession.
Due Date and Penalty
The due date to pay property taxes is June 30th. A penalty fee of 2% per month will be charged on late payments for the next month if MCGM property tax is not paid on time.
Contact Details of MCGM
You can reach MCGM at the following numbers and address with any grievances or issues:-
Address: Municipal Corporation of Greater Mumbai, Headquarters, Mumbai C.S.T. 400001
Email: portalfeedback.it@mcgm.gov.in
Conclusion
The responsible authorities of Mumbai are doing everything in their power to ensure a seamless process of paying MCGM property tax. Popularly known as the Bidhannagar Municipal Corporation (BMC), the Municipal Corporation of Greater Mumbai has developed a website for making MCGM property tax payments.
When it comes to Mumbai, the tax is collected annually, and the taxpayers are required to pay it on or before June 30 of every financial year. You must ensure that you use an MCGM property tax calculator to calculate the amount you are required to pay before you make the transaction.
