How to Pay Your BMC Property Tax Online, Step by Step, and How to Reply to a BMC Notice

Pay Mumbai property tax online on the BMC portal using your property account number, then learn how to read and reply to a BMC property tax notice in writing.

Illustration: where to find the Property Account No. on a BMC property tax bill and where to enter it on the portal's Citizen Login, with a sample number

Property tax is the one bill every Mumbai owner has to pay, rented or not, and it's the one NRI owners most often lose track of. The good news is that you can do all of it online, from anywhere, in about ten minutes, once you know your property account number.

Here's exactly how, and what to do if a notice from the BMC lands in your letterbox.

Where do I pay BMC property tax online?

On the BMC's official property tax portal: ptaxportal.mcgm.gov.in. Bookmark that address and don't pay through links in SMS or WhatsApp messages you weren't expecting.

What is my property account number and where do I find it?

It's the unique number BMC uses for your flat (लेखा क्रमांक on the Marathi bill). The portal itself says it's printed in the upper portion of your property tax bill. If you can't find a bill, the portal has a Search button to look it up.

Illustration showing the Property Account No. at the top of a BMC bill and the Citizen Login box where it is entered, with a sample number — Illustration with a sample number, not a real account. Use the number on your own bill. More on our Mumbai property tax page.

How do I log in and pay?

Open the portal and go to Citizen Login.
Type your Property Account No. exactly as printed on the bill.
Enter the captcha and click Login.
First time? You may be asked to complete KYC and verify with an OTP. The portal notes that KYC only lets the owner access the account; it doesn't change the billing or owner name.
Check the bill: the period, the amount, any arrears and the address. If anything looks wrong, stop and read the next section before paying.
Pay online and download the receipt. Save it with the bill, because you'll need both if there's ever a dispute.

The login page also has an Instant Payment option, a Tax Calculator for estimates, and an Application for New Assessment for new properties.

Never ignore a BMC notice. Read it, check it against your receipts, and reply in writing with proof, keeping a stamped copy.

Does my society pay property tax for me?

No. The owner pays BMC property tax directly; the society has no involvement, and it isn't part of your maintenance bill. That's exactly why it gets missed, especially by owners abroad, so set a reminder for each bill. I've listed every owner cost on a rented flat in this guide.

What happens if I pay late?

Each bill carries a due date. Late payment attracts a penalty (commonly cited as 2% a month, so check your bill), and the BMC does act on defaulters. In 2024 it issued property attachment notices under Section 203 of the BMC Act, 1888, attached over 3,600 properties and began auctioning some of them (Free Press Journal). For an owner abroad, that's the kind of letter you don't want sitting unopened in a Mumbai letterbox.

How do I reply to a BMC property tax notice?

First, work out what kind of notice it is: a bill or demand, a reminder for arrears, a notice about attachment for non-payment, or a change in your assessment. Then:

Don't ignore it. Note any deadline printed on it.
Match it with your records. Log in to the portal and compare the amount and period with your receipts and bills.
If you've already paid, reply with the receipts. Many arrears notices turn out to be payment-matching problems, not real dues.
If the assessment looks wrong, for example the wrong area, residential flat treated as commercial, or the exemption for small flats not applied, write to the Assistant Assessor and Collector of your ward with documents: your agreement, the occupation certificate, carpet area details and earlier bills.
Pay what isn't in dispute while you raise the disputed part, so penalties don't build up.
Get proof of submission. Ask for an inward stamp or acknowledgement on your copy, and keep everything together.
If it isn't resolved, legal remedies exist. Speak to a lawyer before any deadline passes.

A simple reply format

To, The Assistant Assessor and Collector, [Ward], Municipal Corporation of Greater Mumbai
Subject: Reply to notice no. [___] dated [___], Property Account No. [___]
I am the owner of [flat, building, address]. With reference to the above notice, I state that [the amount for the period ___ has been paid on ___, receipt attached / the assessment shows ___ whereas the correct details are ___, documents attached]. I request you to [update the records / revise the assessment] and confirm in writing. Copies of [list documents] are enclosed.
Name, contact details, signature, date.

Keep it factual, attach proof, and keep a stamped copy.

How we help

For flats we manage, we track property tax bills and dues against each flat's records and chase the paperwork with the right office. In one Parel case on our Owners' Wall, a society said money was due while the NRI owners were sure they had paid everything; the ledger showed it was a one-time share money and entrance fee, which was settled and receipted. The same habit, asking for the record before arguing, works with the BMC too.

Frequently asked questions

Where is the property account number on a BMC bill?

In the upper portion of your property tax bill. You can also look it up with Search on the BMC portal.

Can an NRI pay Mumbai property tax online?

Yes. Log in on the BMC portal with the property account number and pay online.

Does the housing society pay BMC property tax?

No. The owner pays it directly to the BMC.

Are flats under 500 sq ft exempt from property tax in Mumbai?

Yes, under a 2022 state decision that remains in force. Check your bill to confirm how it's been applied.

What should I do if I get a BMC notice for tax I've already paid?

Reply in writing to your ward's Assessor and Collector office with the receipts, and keep a stamped copy.