Mumbai · Property tax
How to Pay Mumbai (MCGM) Property Tax from Abroad: Owner Guide
Mumbai's property tax is billed by the Brihanmumbai Municipal Corporation (MCGM). Guides disagree on whether the bill is paid in one go by 30 June or in two half-yearly instalments (30 June and 31 December), so read the due dates on your bill. For an owner abroad the issues are different from other cities: the bill may reach the society rather than you, the portal needs a property account number, and late interest adds up quickly. Here is the process.
At a glance
| Item | Detail |
|---|---|
| Who collects | MCGM, the Municipal Corporation of Greater Mumbai (BMC) |
| Portal | ptaxportal.mcgm.gov.in citizen portal (also used to submit a KYC form to receive bills by email) |
| Identifier | Property account number |
| Billing | Guides differ: one payment by 30 June, or two half-yearly instalments |
| Small flats | Residential flats of up to 500 sq ft carpet area are reported to be exempt from the general property tax since 2022, though water and sewerage charges still apply. Check your bill |
| Reported due date | 30 June (reported for 2026 by bank blogs, not confirmed against an MCGM notice) |
| Late payment | About 2% a month reported; sources do not say whether simple or compounded |
Does the bill come to you or to your society?
In many Mumbai cooperative housing societies the tax is billed in the society's name and recovered from members through the maintenance bill, so you may never see a separate MCGM demand. Ask the society office before you pay, so that you do not pay twice, and ask for the receipt that shows your flat's share. If your flat is in a standalone building or you hold the account directly, you pay on the portal.
Step by step
- Find the property account number on an earlier bill or society receipt.
- Log in to the MCGM citizen portal with the number and check the amount.
- Pay by net banking, credit or debit card; download the receipt.
- Submit the KYC form so that bills and notices reach you by email, not to a Mumbai address you no longer use.
Paying from abroad
The MCGM portal lists net banking, credit cards and debit cards. If your society collects the tax through the maintenance bill, the simplest route from abroad is to pay the society account, which a relative or the society office can handle for you.
Some city portals accept only Indian UPI, cards or net banking, and a foreign-issued card may be declined. The dependable route is to pay from your Indian account, or to ask a relative to pay and reimburse them.
Keep every receipt: municipal taxes you pay are deducted from the rent when you compute house-property income (how that works in your return).
Why this matters for a let flat
A property tax default can complicate a later sale or loan, and Mumbai property values make arrears expensive. If you let the flat on a leave and licence, state in the agreement who pays the tax and the society charges: our Mumbai leave and licence guide covers the agreement itself. For the wider letting picture see Mumbai property management.
Where Rent Connect fits
Most of this is admin that someone has to remember every month. Rent Connect is a property management tool for owners who rent out property in India, currently in early access. It sends WhatsApp rent reminders, records each payment as pending, overdue or paid, and generates a rent receipt when a payment is marked paid. Tenant details, the agreement and maintenance issues (with photos) sit on one tenancy record, and a Deposit Ledger records the agreed deposit and any move-out deductions. The ledger is a shared record only: Rent Connect does not hold the money.
It does not file police intimations, compute or deposit TDS, or file tax returns for you. Those stay with you, your tenant and your CA. To follow the launch, join the waitlist.
How this page was checked
Figures here were compiled on 16 October 2026 from the sources below. Where we could not open an official page, the note at the end says so. Government portals and rates change, so confirm the live number or form with the office before you pay or file.
- BankBazaar: property tax Mumbai FY 2025-26
- Godrej Capital: MCGM property tax, how to pay
- Bajaj Finserv: MCGM property tax
What we could not verify: We could not open the MCGM portal or a current notice. The 30 June date and the 2% rate are from bank blogs, and guides report the instalment question differently; the society billing point is general practice and not from a source.
Frequently asked questions
How do I pay MCGM property tax online?
Through the MCGM citizen property tax portal using your property account number, by net banking, credit or debit card.
Can I pay Mumbai property tax in instalments?
Guides disagree: one describes a single payment by 30 June, another two half-yearly instalments. Check the due dates on your bill.
What is the late fee?
About 2% a month was reported by several sources. Confirm on the portal.
I never get a bill. What do I do?
Your society may be billed and may recover the tax in the maintenance bill. Ask the society office, and submit a KYC form on the portal for email bills if you hold the account yourself.
Do I pay property tax or does my tenant?
The owner is liable. You can agree in writing that the tenant pays and deducts it from rent, but the liability stays with you.
General information, not tax advice. Check the MCGM portal for your bill, due date and interest.
Manage your Indian property from anywhere
WhatsApp rent reminders, a receipt for every paid month, tenant details and the agreement on one record, and a Deposit Ledger that records the deposit without holding it. Someone local still handles keys and repairs.
Join the waitlist