Mumbai Municipal Corporation Property Tax on Capital Value System
(Applicable W.E.F. 01-01-2013 to 31-12-2013, for valuation of properties completed in the year 2013)
Rates of Property Taxes for Different User Categories
| Tax Category | Category 1 | Category 2 | Category 3 | Category 4 | Category 5 |
| Tax Rates per annum on capital value | 0.316% | 0.575% | 0.718% | 1.148% | 2.296 % |
Note : Apart from the property tax there are state education cess, employment guarantee cess, repair cess and tax on buildings (with larger residential premises) i.e. flats of more than 125 Sq.Mtr. which BMC collects on behalf of government. These taxes will be extra as applicable.
Different user categories of land and building by owner or tenant
Base Value as per Stamp Duty Ready Reckoner and Market Value of Properties in Mumbai 2013
| Sr.No. | Open land | Factors on Base Value | Tax Category | Rate of Tax |
| 1. | Airport land : (a) Land used for movement and parking of aircraft includingRunway and taxying bay | 1.25 | Category 3 | 0.718 % |
| 1. | Airport land : (b) Any land other than land covered by entry (a) | 1.00 | Category 3 | 0.718 % |
| 2. | Amusement park | 1.25 | Category 3 | 0.718 % |
| 3. | Golf course | 1.25 | Category 3 | 0.718 % |
| 4. | Land around weighbridge | 1.25 | Category 3 | 0.718 % |
| 5. | Land of open air theatre | 0.10 | Category 3 | 0.718 % |
| 6. | Land of stadium where no tickets are sold for entry | 0.10 | Category 3 | 0.718 % |
| 7. | Land of stadium where tickets are sold for entry | 1.00 | Category 3 | 0.718 % |
| 8. | Land of petrol pump / service station / LPG, CNG station / kerosenestation, Land used for storage tank. | 1.25 | Category 3 | 0.718 % |
| 9. | Open air electric substation. | 1.25 | Category 3 | 0.718 % |
| 10. | Open Land - Commercial. | 1.25 | Category 3 | 0.718 % |
| 10. | Open Land - Industrial. | 1.10 | Category 3 | 0.718 % |
| 10. | Open Land - Residential. | 1.00 | Category 2 | 0.575 % |
| 10. | Open Land - Land of cessed building collapsed or demolished. | 0.30 | Category 2 | 0.575 % |
| 11. | Open land under reservation - Partial impermissibility (School, Petrol Pump, Hospital etc.). | 0.10 | Category 2 | 0.575 % |
| 11. | Open land under reservation - Total impermissibility (D.P.Rd., Play Grnd, Burial Grnd., etc.). | 0.01 | Category 2 | 0.575 % |
| 12. | Open land under reservation - Quarry. | 1.25 | Category 1 | 0.316 % |
| 13. | Racecourse - Land occupied by racing track. | 1.25 | Category 3 | 0.718 % |
| 13. | Racecourse - Land other than the land of racing track. | 0.01 | Category 2 | 0.575 % |
| 14. | Salt pan. | 0.01 | Category 1 | 0.316 % |
| 15. | Water reservoir. | 0.01 | Category 2 | 0.575 % |
| Sr.No. | Residential | Factors on Base Value | Tax Category | Rate of Tax |
| 1. | Room, or flat, or apartment, or tenement and the like | 1.00 | Category 1 | 0.316 % |
| 2. | Bungalow, Penthouse, Row house, Duplex flat / apartment | 1.25 | Category 1 | 0.316 % |
| 3. | Religious buildings | 1.00 | Category 1 | 0.206 % |
| 4. | Residential house occupied by protected tenant | 0.75 | Category 1 | 0.316 % |
| 4. | Open terrace in exclusive possession | 0.10 | Category 1 | 0.316 % |
| 4. | Mezzanine floor | 0.70 | Category 1 | 0.316 % |
| 4. | Attic floor | 0.50 | Category 1 | 0.316 % |
| 4. | Dry balcony and niches | 0.25 | Category 1 | 0.316 % |
| 4. | Car park in stilt, or basement, or podium or Enclosed garage | 0.25 | Category 1 | 0.316 % |
| 4. | Clubhouse, Gymnasium, Health Club and any other amenity inco-operative housing society used by its members | 1.00 | Category 1 | 0.316 % |
| 4. | Society office | 0.10 | Category 1 | 0.316 % |
| 4. | Swimming pool | 1.00 | Category 1 | 0.316 % |
| 4. | Porch, Refuse Area, Air-conditioning plant room, Air handling room, Structure for an effluent treatment plant and watchman cabin. | 0.25 | Category 1 | 0.316 % |
| 4. | Entrance Lobby Lounge and service floor | 1.00 | Category 1 | 0.316 % |
| Sr.No. | Shop / Commercial | Factors on Base Value | Tax Category | Rate of Tax |
| 1. | Shop | 1.00 | Category 2 | 0.575 % |
| 2. | Departmental store and shopping center | 1.10 | Category 2 | 0.575 % |
| 3. | Mall | 1.25 | Category 4 | 1.148 % |
| 4. | Office | 1.00 | Category 4 | 1.148 % |
| 5. | Bank | 1.20 | Category 5 | 2.296 % |
| 6. | Automatic Teller Machine Center and Money Changing Center | 1.20 | Category 5 | 2.296 % |
| 7. | Co-operative credit society | 1.00 | Category 2 | 0.575 % |
| 8. | Non-banking financial institution | 1.20 | Category 5 | 2.296 % |
| 9. | Stock exchange | 1.20 | Category 5 | 2.296 % |
| 10. | Securities Exchange Board of India | 1.20 | Category 5 | 2.296 % |
| 11. | Asset management co and trustee company of Mutual Fund | 1.20 | Category 5 | 2.296 % |
| 12. | Commodity exchange | 1.20 | Category 5 | 2.296 % |
| 13. | Life and non-life insurance corporation or company | 1.20 | Category 5 | 2.296 % |
| 14. | Educational institution | 0.70 | Category 1 | 0.316 % |
| 15. | Coaching class | 1.00 | Category 2 | 0.575 % |
| 16. | Nursery, kids' corner, play group | 0.70 | Category 2 | 0.575 % |
| 16. | Nursery, kids' corner, play group | 0.70 | Category 2 | 0.575 % |
| 17. | Super speciality hospital | 1.20 | Category 2 | 0.575 % |
| 18. | Hospital, Nursing home, Dispensary, clinic & pathologicallaboratory | 1.00 | Category 2 | 0.575 % |
| 19. | Hotel - five star and above | 1.25 | Category 4 | 1.148 % |
| 20. | Hotel up to four star and service apartment | 1.10 | Category 4 | 1.148 % |
| 21. | Hotel without star | 1.00 | Category 2 | 0.575 % |
| 16. | Nursery, kids' corner, play group | 0.70 | Category 2 | 0.575 % |
| 22. | Restaurant with bar | 1.10 | Category 2 | 0.575 % |
| 23. | Club house, etc. (excluding the one in co-operative housing societyused b its members) | 1.00 | Category 2 | 0.575 % |
| 24. | Cinema hall / theatre / drama theatre | 1.00 | Category 4 | 1.148 % |
| 25. | Multiplex | 1.25 | Category 4 | 1.148 % |
| 26. | Film shooting studio | 1.00 | Category 2 | 0.575 % |
| 27. | Mangal karyalaya / hall / community hall / convention hall / partyhall, etc. (air-conditioned) | 1.20 | Category 4 | 1.148 % |
| 28. | Mangal karyalaya / hall / community hall / convention hall / partyhall, etc. (non-air-conditioned) | 1.10 | Category 4 | 1.148 % |
| 29. | Open air theatre - stage and other structures | 0.30 | Category 4 | 1.148 % |
| 30. | Private health club, gymnasium | 1.00 | Category 2 | 0.575 % |
| 31. | Swimming pool (where entry fee or membership fee is charged) | 1.00 | Category 2 | 0.575 % |
| 32. | Tiers of seats for spectators in a stadium where tickets are sold | 0.60 | Category 3 | 0.718 % |
| 33. | Tiers of seats for spectators in a stadium where no tickets are sold | 0.06 | Category 3 | 0.718 % |
| 34. | Airport buildings | 1.10 | Category 4 | 1.148 % |
| 35. | Passenger terminal at airport | 1.10 | Category 1 | 0.316 % |
| 36. | Hangar and workshop at airport | 1.10 | Category 1 | 0.316 % |
| 37. | Special car parking structure (with or without mechanical lift) | 1.00 | Category 2 | 0.575 % |
| 38. | Stable | 0.80 | Category 2 | 0.575 % |
| 39. | Godown / storage / warehouse | 1.00 | Category 2 | 0.575 % |
| 40. | Advertisement hoarding | 1.00 | Category 4 | 1.148 % |
| 41. | Tower for radio, television, mobile, electricity etc. | 1.00 | Category 5 | 2.296 % |
| 42. | Structures ancillary to petrol pump or service station or LPG orCNG station or kerosene station | 1.00 | Category 3 | 0.718 % |
| 43. | Weighbridge | 1.00 | Category 4 | 1.148 % |
| 44. | Electric sub-station of a commercial building | 0.80 | Category 2 | 0.575 % |
| 45. | Electric sub-station of a residential building | 0.10 | Category 2 | 0.575 % |
| 46. | Premises occupied by protected tenant | 0.75 | As applicable | As applicable |
| 47. | Capacity of Storage Tank above ground level @ Rs.40 per litre.Capacity of Storage Tank below ground level @ Rs.50 per litre.(Capital Value of storage tank = Va lue of land + Capacity of Tank) | 1.00 | As applicable | As applicable |
| 47. | Open terrace in exclusive possession | 0.40 | As applicable | As applicable |
| 47. | Mezzanine floor | 0.70 | As applicable | As applicable |
| 47. | Loft and Attic floor | 0.50 | As applicable | As applicable |
| 47. | Society office | 0.25 | Category 2 | 0.575 % |
| 47. | Car parking in stilt / basement / odium / Enclosed garage | 0.25 | Category 2 | 0.575 % |
| 47. | Watchman cabin, Porch, Refuse area, Air-conditioning plantroom, Air handling room, Structure for an effluent treatmentplant. | 0.25 | As applicable | As applicable |
| 47. | Entrance Lobby Lounge and service floor | 1.00 | As applicable | As applicable |
| Sr.No. | Industrial | Factors on Base Value | Tax Category | Rate of Tax |
| 1. | Industrial Estate / Factory including refine / Workshop | 1.25 | Category 2 | 0.575 % |
| 2. | Service industrial estate | 1.05 | Category 2 | 0.575 % |
| 2. | Open terrace in exclusive possession | 0.40 | Category 2 | 0.575 % |
| 2. | Mezzanine Floor | 0.70 | Category 2 | 0.575 % |
| 2. | Loft and Attic Floor | 0.50 | Category 2 | 0.575 % |
| 2. | Car parking in stilt /basement /odium /Enclosed garage | 0.25 | Category 2 | 0.575 % |
| 2. | Society Office, Watchman Cabin, Porch, Refuse Area, Air - conditioning plant room, Air handling room, Structure for Effluent | 0.50 | Category 2 | 0.575 % |
Example - A new building of 100 flats of 50 sq. mtrs. built-up each, having base rate of Rs.2,50,000 per sq. mtrs.
| Detail of Property. | Area Sq. Mtrs | Area Factor | Taxable Area Sq. Mtrs. |
| Exclusive area of flat (built-up area) | |||
| Area of flat on 3 floor | 50 | 1.00 | 50.00 |
| Open terrace | 20 | 0.10 | 2.00 |
| Mezanine floor | 10 | 0.70 | 7.00 |
| D balcony and nitches | 6 | 0.25 | 1.50 |
| Exclusive area of flat (built-up area) | 60.50 | ||
| Total Common area of building (Assumed). | Proportionate Area | Area Factor | Taxable Area Sq. Mtrs. |
| Car parking in stilt, basement or podium etc 1500 Sq. Mtrs. | 15 | 0.25 | 3.75 |
| **Club house, gymnasium and health club 300 Sq. Mtrs. | 3 | 1.00 | 3.00 |
| Society office 30 Sq. Mtrs. | 0.3 | 0.10 | 0.03 |
| "Swimming pool 100 Sq. Mtrs. | 1 | 1.00 | 1.00 |
| Porch, refuse area etc. 300 Sq. Mtrs. | 3 | 0.25 | 0.75 |
| Entrance lobby 50 Sq. Mtrs. | 0.5 | 1.00 | 0.50 |
| Total common area for R.C.C. Building (B) | 9.03 | ||
| Total common area for Luxurious R.C.C. Building (C) | 5.03 | ||
Taxable area for R.C.C. Building with Weightage 1 = (A) +(B) = 60.5 + 9.03 = 69.53 Sq. mtrs.
Taxable area for Luxurious R.C.C. Bldg. with Weightage 1.2 = (A) +(C) = 60.5 + 5.03 = 65.53 Sq. mtrs.
Property Tax = Taxable Area x Base Rate x Factor on base value x Floor Factor x Rate of Tax
Property Tax for R.C.C. Building = 69.53 x 250000 x 1 x 1 x 0.316% = Rs. 54,928.70 per year. Equivalent to Rs.4577.39 per month. Equivalent to Rs. 8.51 per month per sq ft of built up area
Property Tax for Luxurious R.C.C. Building = 65.53 x 250000 x 1.2 x 1 x 0.316% = Rs. 62,122.44 per year. Equivalent to Rs.5,176.87 per month. Equivalent to Rs. 9.62 per month per sq ft of built up area.
Notes:
1.Common area of the whole building will be worked out separately then according to factors of base value, exact taxable areashould be arrived which should be apportioned on pro rata basis amongst all the flats, before calculating the tax of individual flats.
2.To workout pro rata basis area of parking, all the area of stilt, basement and podium etc should be added and then the total area should be apportioned on pro rata basis to each flat.
3.Floor factor upto 4`h floor is 1, for 5`h to 10`h floor is 1.05, 11 th to 20`h floor is 1.1 and 21st to 30`h floor is 1.15 and so on.
4. If it is a R.C.C. building with swimming pool and gymnasium or club house or health club, it will be trated as luxurious R.C.C. building with weightage of 1.2, other wise it is I as per shecdule -B, see rule 6.
5. Some members who do not use parking space may think that they are taxed for area they are not using. It is not so, because these area will generate income to the society under the head parking charge from those who will have cars and this income will be shared equally by all the members under the head maintenance.
6. If there is an electric sub-station in the compound of the society, it will be taxed @ 0.575% on the area of structure valued at residential rates and taxed to the electric supply company.
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