Mumbai Property Tax Calculator

Calculate annual property tax in Mumbai (BMC (MCGM)) — residential or commercial, with cesses and early-payment discount.

Other🇮🇳India · FY 2026-27Reviewed Apr 2026No sign-up · Runs in your browser

Details

Built-up Area1,000sqft

Commercial Property? (0 = No, 1 = Yes)0

Self-Occupied? (0 = No / Let Out, 1 = Yes)1

Pay by Deadline for Discount? (0 = No, 1 = Yes)1

Result

Annual Property Tax — Mumbai

₹31,768

Base Tax (before cesses)

₹30,400

Cesses

₹3,040

Early Payment Discount

−₹1,672

Authority

BMC (MCGM)

For estimation only. Not professional financial, tax, or legal advice. Consult a qualified advisor before making decisions. Full disclaimer.

How it works

How BMC (MCGM) calculates your tax

Mumbai property tax is built around: built-up area × per-sqft rate × use-type × occupancy × (1 + cesses). For 2026, the typical residential base rate is ₹38/sqft/year. Commercial properties pay 5× that. If you live in your own house, BMC (MCGM) gives a 20% rebate; if you let it out, full rate applies.

On top of the base, ~10% in cesses are added (library, education, sanitation, water — varies by city). Pay the full annual bill by the deadline (usually April 30 / July 30 / December 31 depending on city) and you get a 5% rebate.

Common reasons your bill is higher than expected

Wrong category in records. If your house is mistakenly tagged commercial, you're paying 5× more. Check your latest receipt and apply for re-categorization.
Self-occupancy not declared. Many cities require you to opt in for the discount each year. Easy to miss.
Built-up area inflated. Check that the area on your tax bill matches your actual area (carpet × ~1.30 for built-up). If higher, file correction.
Missed early-payment deadline. Lose the 5% rebate plus interest accrual.
Old arrears. BMC (MCGM) compounds unpaid taxes at 2% per month.