BMC property tax calculator, Mumbai
BMC property tax is charged on capital value, which is the ready reckoner rate times the carpet area times weights for construction type, age and use. Residential flats with a carpet area of 500 sq ft or less have been fully exempt from BMC property tax since 1 January 2022.
Some reports describe a concession of around 60% for residential flats between 500 and 700 sq ft carpet. We could not verify it, so it is not applied to the figures below and your bill may be correct as issued. Ask your ward office whether anything applies in this band.
- Construction weight
- 1
- Age weight
- 1
- Capital value
- ₹1,30,00,000
Unpaid property tax follows the property, not the person. Ask for the last paid receipt before you pay a token. It takes a minute and it tells you whether there is a problem waiting.
- Department of Registration and Stamps, ready reckoner (e-ASR)
- HomeFirst India, BMC Mumbai property tax
An estimate. Your bill is issued by the BMC and is the authority.
Why this one is different
The exemption is the reason this page exists. A residential flat with a carpet area of 500 sq ft or less pays no BMC property tax at all, and in Borivali, Kandivali and Malad a great many flats sit under that line while their owners have never checked.
That check needs no tax rate and no arithmetic, which is why it comes first here and the calculation comes second.
Common questions
- Is my flat exempt from BMC property tax?
- Residential flats with a carpet area of 500 sq ft or less have been fully exempt since 1 January 2022. It is measured on carpet area, not super built up, so check the carpet figure in your agreement rather than the area in the listing.
- How is BMC property tax calculated?
- On capital value, not rateable value. Capital value is the ready reckoner rate for the locality times the carpet area, times weights for construction type, age of the building and how it is used. The tax is a percentage of that.
- Does unpaid property tax affect a sale?
- Yes. Arrears attach to the property rather than the person, so a buyer who does not check inherits them. Ask for the last paid receipt before you pay a token.
- How do I calculate property tax in Mumbai?
- The BMC charges on capital value: the ready reckoner rate for the building multiplied by the carpet area and by weights for the type of construction, the age of the building and the floor, with the tax rate applied to that value. A residential flat of up to 500 square feet carpet has paid nothing since 1 January 2022. The calculator applies the published weights and shows each step.
Where these numbers get used
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