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Mumbai Property Tax Calculator – Official 2025-26 (BMC)
Calculate Mumbai Property Tax 2025-26 with official BMC rates for 24 wards. Last Updated: 9 Aug 2026 | Source: mcgm.gov.in | System: Capital Value | Verified by Bharat Property Suite.
Our Mumbai property tax calculator uses the official Capital Value formula as per BMC circular 2025-26. Covers prime localities: Colaba, Dadar, Bandra West, Andheri West, Borivali and all 24 wards, 7 zones. Formula: Capital Value = Ready Reckoner Rate (18000-35000/sqm) x Built-up Area x Age Factor x Use Factor x Structure Factor. 10% rebate till 31 May 2026.
Mumbai Ward Wise Rates – BMC 24 Wards List
BMC covers 24 wards / 24 wards, 7 zones. Prime locations like Colaba, Dadar, Bandra West, Andheri West, Borivali have Ready Reckoner rate around Rs 18000-35000/sqm. Property tax in Mumbai is calculated on Capital Value basis as notified by state government. Mumbai has seen 7-9 percent annual increase in RR rates for 2025-26 as per latest circular.
- Colaba: RR 18000-35000/sqm – Residential and Commercial
- Dadar: RR 18000-35000/sqm – Prime area
- Bandra West: RR 18000-35000/sqm – Developing area
- Andheri West: RR 18000-35000/sqm – Industrial and Residential
- Borivali: RR 18000-35000/sqm – New layouts
How to Calculate Mumbai Property Tax? – Example
Mumbai uses Capital Value: Property Tax = Capital Value x Tax Rate x Usage Factor. Capital Value is based on ready reckoner rate, carpet area, building age, and ward factor.
Example: 1000 sq ft flat in Colaba, Mumbai
RR Rate: 18000-35000/sqm = Rs 1800/sq ft approx
Built-up Area: 1000 sq ft
Base Value: 1000 x 1800 = Rs 1,800,000
Age Factor: 0.9 (10-year-old building)
Capital Value: Rs 1,620,000
Tax at 0.4 percent = Rs 6,480 + cess = Approx Rs 8,035/year
How to Pay Mumbai Property Tax Online on mcgm.gov.in – 5 Steps
- Visit official portal: mcgm.gov.in – Property Tax section
- Select Quick Pay / Online Payment – Search by Property ID or by Area: Colaba, Dadar, Bandra West, Andheri West, Borivali
- Enter owner name and verify property details, carpet area, usage type (residential/commercial)
- System shows tax amount with 10% rebate till 31 May 2026 and 2% penalty after. Verify with our calculator above
- Pay via UPI / Net Banking / Card and download receipt with QR code
Mumbai Property Tax Due Dates, Rebate and Penalty 2025-26
| Particular | Date / Rate |
|---|---|
| Early Rebate 10 percent | Pay full year before 31 May 2026 |
| Half Yearly Due | 31 May 2026 (first half), 31 Dec 2026 (second half) |
| Late Penalty | 2 percent per month after 31 May 2026 |
| Official Portal | mcgm.gov.in |
| Tax System | Capital Value |
| Wards Covered | 24 wards – Colaba, Dadar, Bandra West, Andheri West, Borivali |
FAQ – Mumbai Property Tax 2025-26
Last date for Mumbai BMC property tax 2025-26 is 31 May 2026. You get 10% early rebate if you pay full year before 31 May 2026. Late fee is 2% per month after due date. Pay on official portal mcgm.gov.in.
Mumbai uses Capital Value system. Formula: Property Tax = Capital Value x Tax Rate. Capital Value = Ready Reckoner Rate (18000-35000/sqm) x Built-up Area x Age Factor x Use Factor. Our calculator auto-applies BMC 24 wards factor, 24 wards, 7 zones.
Step 1: Visit mcgm.gov.in. Step 2: Go to Property Tax Quick Pay. Step 3: Enter Property ID or search by Colaba, Dadar, Bandra West, Andheri West, Borivali. Step 4: Verify amount and pay via UPI or Card. Step 5: Download receipt. You can also use our calculator above to verify amount before payment.
Official website is mcgm.gov.in. This calculator at propertytaxcalculatorindia.com is not affiliated with BMC or Government. It is for information only. Always verify final amount on mcgm.gov.in before payment.
Disclaimer: Bharat Property Suite is not affiliated with BMC or mcgm.gov.in. This tool is for information purpose only. Rates from official circular 2025-26. Verify final tax on mcgm.gov.in before payment. For corrections email contact@propertytaxcalculatorindia.com
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Last Updated: 9 Aug 2026 | Next Update: 15 Aug 2026 | Made in India for Indian property owners