- BMC (Brihanmumbai Municipal Corporation, also called MCGM) runs a self-service property tax portal at portal.mcgm.gov.in where any property owner can check dues and pay online using their Property Account Number.
- Property tax in Mumbai is calculated on Capital Value System (CVS), based on the Ready Reckoner rate, built-up area, usage, age, and floor factor — not on rental value as in older systems.
- Bills are typically due in two half-yearly instalments; late payment attracts penalty interest.
- For any property purchase in Mumbai, verifying zero pending property tax dues before registration is a standard and necessary due-diligence step.
- Receipts and payment history are downloadable instantly from the portal — useful both for personal record-keeping and for proving a clean tax history to a buyer.
Reading time: 7 min | Last updated: July 2026 | By Girish Chhalwani, Founder & CEO, THE EDGE Developments
The BMC (Brihanmumbai Municipal Corporation), also referred to as MCGM, operates Mumbai’s official property tax portal where owners can check assessments, pay dues, and download receipts entirely online. For property buyers and owners in Mumbai City and Mumbai Suburban, this portal — not a physical visit to a ward office — is the fastest way to confirm a property’s tax status and clear any pending liability before or after a transaction.
What Is BMC/MCGM Property Tax?
Property tax is levied annually by the BMC on all buildings and land within Greater Mumbai under the Mumbai Municipal Corporation Act, 1888. Since 2010, Mumbai has used the Capital Value System (CVS) to calculate tax, replacing the older Rateable Value System. Under CVS, tax is computed as a percentage of the property’s capital value, which itself is derived from the government’s Ready Reckoner rate for that locality, multiplied by factors for built-up area, user category (residential/commercial/industrial), age of building, and floor/type factor.
How to Check and Pay BMC Property Tax Online
- Visit portal.mcgm.gov.in and navigate to the Property Tax section, or go directly to the dedicated property tax portal linked from the MCGM homepage.
- Log in using your Property Account Number (found on any previous tax bill or receipt) — first-time users can register using property details.
- The dashboard displays current outstanding dues, bill history, and assessment details for the property.
- Select the applicable bill/instalment and choose an online payment method (net banking, debit/credit card, UPI).
- On successful payment, a receipt is generated instantly and can be downloaded as a PDF.
- Historical receipts for prior years are also accessible from the same dashboard under “Payment History” or “Bill History.”
What You’ll Need
| Requirement | Where to Find It |
|---|---|
| Property Account Number | Previous tax bill, receipt, or society records |
| Ward/ZoneCode (if searching by address) | Property registration documents or the portal’s ward locator |
| Registered mobile/email (for OTP verification) | Linked to the property account on the portal |
Why This Matters When Buying Property in Mumbai
- Outstanding dues transfer risk. Unpaid property tax is a charge that can complicate mutation and, in some cases, follow the property rather than the previous owner. Confirming zero dues before registration protects the buyer.
- Cross-verifying seller claims. A seller may claim taxes are “all paid up” — the portal lets you verify this independently in minutes rather than relying on their word or a photocopy of an old receipt.
- Assessment accuracy. Checking the online assessment also confirms the built-up area and usage category on record match what’s being sold — discrepancies here can signal unauthorized construction or misdeclared usage.
- Post-purchase transfer. After registration, buyers need to update the Property Account holder name with BMC — the portal is also where this status can be tracked.
“Pending property tax is one of those things buyers assume is ‘obviously’ been checked by someone else in the chain — broker, lawyer, whoever. It usually hasn’t been, formally. Pull the BMC portal history yourself before you register; it takes five minutes and saves you from inheriting someone else’s tax bill.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments
Payment Deadlines & Penalties
| Aspect | Detail |
|---|---|
| Billing Cycle | Typically half-yearly instalments |
| Late Payment Penalty | Interest charged on overdue amount, compounding until cleared |
| Exemptions | BMC has periodically offered exemptions for small residential units (check current policy on the portal, as thresholds have changed over recent years) |
Common Issues Owners Face
Property Account Number Not Found
Older properties or recently regularized units sometimes aren’t fully migrated into the online system. In these cases, a visit to the local Assessment & Collection ward office is still needed to obtain or correct the account number.
Mismatched Owner Name After Resale
If a property changed hands but BMC records weren’t updated, the portal may still show the previous owner’s name. This should be corrected via a name-transfer application with the ward office, supported by the registered sale deed.
FAQ
What is the difference between BMC and MCGM?
They refer to the same civic body — Brihanmumbai Municipal Corporation (BMC) is also officially known as the Municipal Corporation of Greater Mumbai (MCGM). Both names are used interchangeably on official communication and the tax portal.
How is property tax calculated in Mumbai?
Mumbai uses the Capital Value System (CVS), which computes tax as a percentage of a property’s capital value — derived from the Ready Reckoner rate, built-up area, age, usage category, and floor factor.
How do I find my Property Account Number?
It’s printed on any previous BMC tax bill or receipt. If unavailable, it can be retrieved via the ward office using the property address and owner details.
Can I pay BMC property tax without registering an account?
Most payments require identifying the property via its Account Number; a basic guest search is available for checking dues, but online payment typically requires portal login.
What happens if property tax is unpaid for a long time?
Unpaid dues accrue penalty interest and, in prolonged default cases, the BMC can pursue recovery action, which can complicate any future sale or mutation of the property.
Is there an exemption for small residential flats in Mumbai?
BMC has periodically announced exemptions for small residential units below a certain carpet area; eligibility and thresholds should be verified on the current portal notice, as policy has changed over time.
Can I download old tax receipts from the portal?
Yes, the payment history section retains prior receipts, downloadable as PDFs, useful for both personal records and property sale documentation.
Should property tax status be checked before buying a resale flat in Mumbai?
Yes — verifying zero pending dues on the BMC portal is a standard due-diligence step before registration, since unresolved dues can complicate the ownership transfer.
Citations & Sources
- MCGM Property Tax Portal — portal.mcgm.gov.in
- Mumbai Municipal Corporation Act, 1888
Related Reading
- How to Check Property Records Online in Maharashtra: Mahabhulekh, E-Ferfar and More
- IGR Maharashtra: Search Index II, Encumbrance Certificate & Registered Documents Online
- Thane, Nashik & Nagpur Property Tax Online: Municipal Portals Compared
Buying in Mumbai? We Verify Every Tax and Title Detail First
THE EDGE Developments confirms property tax status, title clearance, and record accuracy on every recommendation. Get in touch before you commit.
connect@theedgedevelopments.com | Phone: +91-9664662938
