Mumbai Property Tax Payment: Format, Documents, and Application Process

Property tax is imposed by the municipal government or the local panchayat government, depending on where your property is located. The BMC, or Municipal Corporation of Greater Mumbai (MCGM), is the richest municipal corporation in the country. In Mumbai, this corporation assesses residential and commercial properties based on their market value, area, scale of construction etc. Following this assessment, the MCGM sends property owners a property tax bill. The payment collection from property taxes is ploughed back into the infrastructural development of the city and its neighbourhoods.

Why should I pay property tax?

Funds for the repair of sidewalks, electric poles, potholes, drainage systems, renovation and maintenance of parks, street signs etc, come from this collection. In turn, such improvement makes for a better lifestyle and appreciation of property value for homeowners.

In 2019, the Brihanmumbai Municipal Corporation (BMC) guidelines were modified to direct flat, apartment, and house owners to directly pay property taxes to the municipal corporation. Prior to this, property tax was levied collectively for an apartment building or society. This makes it important for homeowners to know how to apply for property tax assessments and make payments (online and office).

Application for new assessment

• Log in to the Citizen Portal at https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login
• Click the blue "Application for New Assessment" button
• Enter the Ward, Title, Name, House No, Building Name, Street Name, Landmark, Location, City, Pin Code, Contact Number, and Email ID
• Verify the OTPs sent to your Contact Number and Email
• Upload the supporting documents in Pdf format (up to 10 MB file size)
• Read the instructions and click I Agree on the terms.
• Submit your application

Documents required to be uploaded with the new assessment application -

For plot:

• IOD
• CC
• Approved Plan
• Property Register Card issued by CTS office
• Other relevant documents

For a building or structure:

• Occupation certificate
• Water connection details
• Proof of possession
• CTS Extract
• Property register card issued by CTS office
• Site plan issued by CTS office
• KJO
• Other relevant documents

Documents required for Mumbai property tax payment

• Property tax bill issued by the MCGM, which clearly mentions the property value, the year of assessment, due amount and due date
• Proof of ownership, such as the sale deed, gift deed, or conveyance deed.
• For new properties, you will require the occupancy certificate issued by the developer.
• Homeowners must have their Income Tax PAN card number ready for KYC purposes.

Mumbai Property Tax Payment – Offline

You can pay the MCMG property tax offline by visiting the local municipal council office with the property account number. This 15-digit alphanumeric number is printed on the upper portion of your property tax bill. The payment can be made through cash, credit card, or digital wallet.

Mumbai Property Tax Payment – Online

• Online MCGM property tax payment can be made through https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login
• If you do not have your property tax bill or your property account number, you can search for it using the search option in the CVS panel. You can search using parameters such as Mobile Number, Ward, Billing Name or Billing Address, Assessee Name or Property Address.
• In the CVS Login panel, enter your property account number and enter the captcha as seen on the screen. Click the blue Login button.
• Fill in the KYC details and register your mobile number and email.
• Once you fill out the KYC form, enter the property tax amount and payment mode (credit card, digital wallet etc.)

Changing name in MCGM Property Tax records

Offline process -

• Submit a request at the SRO (sub-regional office). The property tax records will be updated on the same day as the application submission. No additional application needs to be made (for assessment or collection)
• Once the records are updated, an intimation is sent to the transferee through SMS, email, and post.

Online process -

• Application can be made through the Citizen Portal for old cases and cases that cannot be processed through the offline automated process. Records are updated within three days once the application is made through the MCGM portal.

The change of name in the MCGM property tax records is done on the basis of the sale deed and share certificate.

Conclusion

Homeowners are legally obligated to pay property taxes regularly. This means that property taxes should feature in your annual budget for home maintenance. Given the BMC's robust e-governance drive, paying property tax online can be a quick and effortless exercise. Remember to pay your property tax before the due date.