BMC Mumbai property tax bill 2025-26 can be downloaded from mcgm.gov.in or portal.mcgm.gov.in within 2 minutes using consumer number.
How to Download BMC Bill
- Go to mcgm.gov.in -> Property Tax -> View Bill
- Enter 15 digit Consumer No (starts with ward code like 1234…)
- Enter Captcha
- View bill – shows Capital Value, rateable value, cess
- Download PDF or print
BMC Tax Formula 2025-26
Capital Value = Ready Reckoner Rate (Mumbai Rs 25000-85000/sqm) x Area x Use x Age. Tax rate 0.3% to 1% based on capital value slab. Example: 500 sqft in Andheri West RR 45000 = CV 2.25cr, tax ~ Rs 18000/year.
If Bill Not Received
Many Mumbaikars don’t get physical bill. Download online is official proof for loan. You can also pay without bill using consumer no.
Due Date and Penalty
BMC bills are half yearly: April and Oct. Pay within 90 days to avoid 2% monthly penalty. No rebate system in Mumbai like Pune.
FAQs
Q: BMC consumer no not found? Use old bill or visit ward office – Andheri, Borivali, Dadar, Kurla.
Q: Can I pay in installments? Yes half yearly.
Q: Rent agreement needed? No.