Maharashtra Property Tax 2026: Online Payment and Calculation Guide

The Maharashtra State Government levies and collects property tax through local municipal corporation administrations. This applies primarily to real estate, specifically vacant land. Municipal corporations collect property tax using both offline and online methods. The collection of property taxes—along with other taxes—helps ensure the smooth operation of public amenities and infrastructure, such as public parks, highways, and community sanitation services. Property owners in Maharashtra are required to pay property tax annually. Property owners can conveniently submit their tax payments online.

The ‘Rateable Value’ of any property or building falling under the purview of property tax is determined in accordance with Section 154 of the MMC Act. The Rateable Value of a property or structure is established by applying a statutory deduction of 10% to the annual rent of that land or building; this annual rent represents the amount for which the structure or land could reasonably be expected to be let out annually, after accounting for deductions related to repairs or other miscellaneous expenses.

It is not common practice to construct new buildings solely for the purpose of renting them out to tenants. Typically, properties are constructed for the owner’s personal use; consequently, the department has delineated specific zones within each ward. Furthermore, the department has incorporated ‘Residential Rent Rates for Each Pocket (Appendix H),’ which serve to determine the annual rent at which a given property is likely to be rented out on a year-to-year basis. Moreover, taking these ‘Residential Rent Rates’ into consideration, the annual rent and Rateable Value of a property are determined in accordance with the following criteria.

(Rent per month X 12) Less 10% Statutory Deductions

How to Calculate Maharashtra Property Tax

When determining the annual value of a property, the following factors are taken into consideration:

The location of the property, the type of property (residential, commercial, or land), the amenities available therein, as well as the age of the construction and the type of structure (multi-storied, single-storied, or *kaccha* houses). The occupancy status of the property, the carpet area, the location, and the Floor Space Index (FSI)—all these aspects influence the calculation or assessment of the MCGM property tax.

Utilizing these components, local authorities formulate a specific formula to calculate the property tax applicable to the properties owned by the residents of Mumbai.

Formula to Calculate Property Tax

The formula for calculating MCGM taxes on property is as follows.

Property tax = tax rate multiplied by capital value

Note:

• Property tax is calculated as a percentage of the capital value.
• The capital value is determined based on the base value.

Therefore:

Capital Value = Base Value Rate or Market Value of the Property (as calculated from the Ready Reckoner) × Built-up Area × Age Factor × Building Type × Usage Class × Floor Factor.

The weight assigned to a specific factor depends on several variables, such as the type of construction and the age of the building, as well as the type of usage.

Refer to the chart below to understand the relative weights assigned to the various parameters.

Weights in units for building type:

• A bungalow, along with RCC construction.
• Structures that are not RCC (such as semi-constructed buildings or *chawls*) — 0.60 units.
• For incomplete construction or vacant land — 0.50 units.

Property age weights in units:

• 0.80 units for houses built before 1945.
• 0.90 units for properties built between 1945 and 1985.
• One unit for properties built after 1985.

Weights in units for the user category:

• Four apartments are available for hotels and other similar businesses.
• Three units are available for commercial use (such as offices and shops).
• There are two factories.
• One residential unit, as well as a non-profit organization.

(According to the BMC/MCGM website, the weights mentioned above are subject to change (without prior notice).)

As previously stated, the actual or base value of a property is calculated using the Ready Reckoner, which the Revenue Department utilizes to determine Stamp Duty.

The Ready Reckoner calculates the base value by applying the area rates established by the Government of Maharashtra, which are published in the Annual Statement of Rates (ASR).

How to Pay Property Tax Maharashtra Online?

Here are some simple steps to pay property tax online in Maharashtra:

Step 1: Visit your city’s property tax portal. Look for the ‘Property Tax’ section.

Step 2: Calculate your Maharashtra property tax amount.

Step 3: Pay your Maharashtra property tax using the available payment methods.

How to Pay Property Tax Maharashtra Offline?

Here are some simple methods for making offline property tax payments in Maharashtra.

Step 1: Visit your local Municipal Corporation office in Maharashtra, carrying your property documents and Property ID. The documents you need to bring include proof of identity, proof of address, property ownership documents, previous tax receipts, and your PAN card. You may also visit any bank branch authorized by the Municipal Corporation to collect property tax payments in Maharashtra.

Step 2: Contact an authorized official to ascertain the amount of outstanding tax due on your property. You may also cross-check the calculation to verify whether the property tax amount quoted to you is accurate.

Step 4: Make the property tax payment using your preferred payment method.

Step 5: Retain the receipt for your Maharashtra property tax payment for your records.

City-wise Property Tax Payment in Maharashtra

Here is the list of top cities in Maharashtra with their property tax payment portals.

Cities	Property Tax Payment Portals
Mumbai	https://portal.mcgm.gov.in
Pune	https://www.pmc.gov.in
Thane	https://propertytax.thanecity.gov.in
Navi Mumbai	https://www.nmmc.gov.in
Nagpur	https://www.nmcnagpur.gov.in

Payment of Maharashtra Property Tax in Mumbai

Payment of Maharashtra Property Tax in Mumbai

To pay BMCor MCGM taxes online on property, go to the MCGM website and follow the instructions below:

Step 1: Login to the BMCor MCGM website. (https://portal.mcgm.gov.in/irj/portal/anonymous? ?guest_user=english)

You will be taken to a different page.

Step 2: Go back to the primary page and the next page will be displayed.

Step 3: Enter your Property Account number as well as the captcha.

Step 4: Property-related information will be displayed. Review the details carefully, and then add the tax amount. The FIFO method can be used to adjust the payment amount. Make the payment using Net Banking, a debit card, or a credit card.

Step 5: The receipt will be created to allow future reference after the money has been paid.

Payment of Maharashtra Property Tax in Thane

You can easily pay the TMC property tax online by visiting the TMC website and following the steps outlined below:

Step 1: Register on the TMC website and log in to https://propertytax.thanecity.gov.in/ to pay your annual TMC property tax bill.

Step 2: Select your preferred language as Marathi or English.

Step 3: On the main screen, enter the details like property number, subcode, and your name.

Step 4: After clicking on ‘Search’, you will see the outstanding amount. You can make the payment using your debit or credit card, or Net Banking.

Step 5: An invoice will be generated for future reference upon successful payment.

Maharashtra Property Tax in Navi Mumbai

Follow the steps below to make Navi Mumbai property tax payments:

Step 1: Visit the Navi Mumbai official website for property tax payment at https://www.nmmc.gov.in/property-tax2.

Step 2: Select the Property Tax option and enter your Property code. Click the SEARCH button to proceed.

Step 3: You will be directed to a page that displays property information such as the owner’s name, penalty, and outstanding amount.

Step 4: Click ‘Pay Online’ and select your preferred payment method on the landing page.

Step 5: After the payment, you will be given a transaction reference number and the option to print your challan.

Payment of Maharashtra Property Tax in Pune

The Pune Municipal Corporation (PMC) provides easy and simple methods to check and pay outstanding property tax dues. If you pay your PMC property tax online, you also receive a 2% rebate. There are two ways to access the website containing tax-related information.

Option 1: You can pay your property taxes online by visiting the following website: https://propertytax.punecorporation.org

Choose the payment option online and then pay using the payment method you prefer.

Option 2:

Step 1: Visit the PMC’s official government portal (https://www.pmc.gov.in/en/ptax)

Step 2: Click ‘Online Services,’ and a drop-down menu will appear. Select ‘Pay Property Tax,’ and you will be directed to the property tax information page.

Step 3. Select ‘Pay Online’ on the landing page. Enter your Property Type, Section ID, Peth ID, and Account No., and click ‘Submit’.

Step 4: Enter the amount you need to pay as tax for your Pune-based home. Also, verify your mobile number and email address.

Step 5: Select your preferred payment method and then proceed to make the payment.

Payment of Maharashtra Property Tax in Nagpur

Step 1: Using your web browser, visit the Nagpur Municipal Corporation homepage at https://www.nmcnagpur.gov.in/.

Step 2: Select Services > Property Tax > Pay Tax, and generate an invoice. You will be redirected to a new page.

Step 3: Enter the Index Code and Captcha, then click ‘Submit’. Your property details will be displayed.

Step 4: You will see an option labeled ‘Action’ on the right side of this page. Select ‘Pay Tax’ from the drop-down menu located under “Choose”.

The details of your Nagpur property tax information are displayed.

Step 5: Despite the fact that Nagpur property tax is only paid every year however, you are able to pay property taxes in five consecutive years.

When you pay the entire tax on your property in a single installment, you are eligible for a rebate. To qualify for this rebate, select the “full” option instead of “partial” while paying the tax. Nagpur Home Tax.

Categories of Maharashtra Property Tax

Maharashtra property tax can be classified into two types: urban and rural.

Maharashtra Property Tax for Urban Areas

There are 28 municipal corporations in the state of Maharashtra. We have provided a list of tax payment websites for various municipal corporations in the state here:

Sr. No.	Municipal Corporation	Property Tax Payment Website
1	Brihanmumbai Municipal Corporation	https://portal.mcgm.gov.in/irj/portal/anonymous?
2	Thane Municipal Corporation	https://propertytax.thanecity.gov.in/
3	Kalyan-Dombivali Municipal Corporation	https://kdmc.gov.in/kdmc/CitizenHome.html
4	Mira Bhayander Municipal Corporation	https://pg.mbmc.gov.in/merchantpg/tax/searchPropertyTaxes
5	Bhiwandi-Nizampur Municipal Corporation	https://propertytax.bhiwandicorporation.in/
6	Navi Mumbai Municipal Corporation	https://www.nmmc.gov.in/property-tax2
7	Ulhas Nagar Municipal Corporation	http://www.umc.gov.in:8080/umc/UMCWEB/English/onlineservices.html
8	Panvel Municipal Corporation	https://panvelmc.org/
9	Vasai-Virar Municipal Corporation	https://vvcmc.in/online-property-tax/
10	Pune Municipal Corporation	https://propertytax.punecorporation.org/
11	Pimpri-Chinchwad Municipal Corporation	https://publicptax.pcmcindia.gov.in/index.php
12	Solapur Municipal Corporation	https://www.solapurcorporation.gov.in/English/eng%20oservices.aspx
13	Kolhapur Municipal Corporation	https://www.kolhapurcorporation.gov.in/English/Property_Tax_Department.html
14	Sangli-Miraj-Kupwada Municipal Corporation	https://smkc.gov.in/PT_KnowYourDues.aspx
15	Ichalkaranji Municipal Corporation	https://propertytax.nagarkaryavali.com/
16	Nashik Municipal Corporation	https://propertytax.nmctax.in/
17	Malegaon Municipal Corporation	https://propertytax.nagarkaryavali.com/
18	Ahmednagar Municipal Corporation	https://propertytax.ahmednagarcorporation.in/
19	Dhule Municipal Corporation	https://propertytax.dhulecorporation.in/
20	Jalgaon Municipal Corporation	https://www.jalgaonmc.org/Pages/onlinePayment.aspx
21	Aurangabad Municipal Corporation	https://aurangabadmahapalika.org/TaxCollection/pg/property/getPropertyPgWebApi
22	Parbhani Municipal Corporation	https://www.parbhanimc.org/Pages/onlinePayment.aspx
23	Latur Municipal Corporation	https://propertytax.mclatur.in/
24	Nanded – Waghala Municipal Corporation	https://www.nwcmc.gov.in/web/ptsearchnanded?uid=234&id=ENG&fwdurl=pbill.php
25	Amravati Municipal Corporation	https://propertytax.amravaticorporation.in/
26	Akola Municipal Corporation	https://akolamc.org/Pages/onlinePayment.aspx
27	Nagpur Municipal Corporation	https://www.nmcnagpur.gov.in/property-tax
28	Chandrapur Municipal Corporation	https://www.cmcchandrapur.com/pages/home.php#

Contact Information for Maharashtra Property Tax

In case of any feedback or query, contact on the below-mentioned information:-

Mumbai Municipal Corporation

Mumbai Office Address: Municipal Corporation of Greater Mumbai,

Headquarters, Mumbai C.S.T. 400001

Email: [email protected]

Pune Municipal Corporation Office

Pune Office Address: PMC Building, Near Mangla Theatre, Shivajinagar, Pune, 411005, Maharashtra

Phone number: 18001030222

Email: [email protected]

Nashik Municipal Corporation Office

Nashik Office Address: Nashik Municipal Corporation (NMC), Rajiv Gandhi Bhavan, Sharanpur Road, Nashik, Maharashtra

Phone (PBX): 0253 – 2575631/2/3/4

Summing Up Maharashtra Property Tax

Residents who pay their property taxes on time receive a reliable water supply, adequate electricity, well-constructed roads, and various other basic amenities. Property taxes help municipal corporations and local governments better fulfill these essential needs. By launching online portals for all municipal corporations across the state, policymakers have made it easier for people to pay their taxes in Maharashtra on time.

frequently asked questions