Representational Image, iStock. Mumbai: The Brihanmumbai Municipal Corporation (BMC) on Thursday clarified that property tax rates have not been increased for the financial year 2025–26. The civic body said that the higher tax bills received by many residents are a result of revised ready reckoner rates, not a change in tax rates.

The Brihanmumbai Municipal Corporation (BMC) on Thursday clarified that property tax rates have not been increased for the financial year 2025–26. The civic body said that the higher tax bills received by many residents are a result of revised ready reckoner rates, not a change in tax rates. Ready reckoner rates—also referred to as guideline values—are the minimum values assigned to properties in different areas by the state government.

These are used as a base to calculate taxes and registration charges. The rates are reviewed and updated every year. The BMC explained that although property tax rates remain unchanged, the increase in land values, as per the new ready reckoner rates for 2025–26, has led to higher bills.

This revision in base property values has resulted in an increased tax burden for several property owners across Mumbai. Officials added that the updated ready reckoner rates were set by the Maharashtra government and are applied uniformly for taxation and stamp duty purposes. Residents who have noticed a sharp rise in their property tax demands are urged to check the revised valuation details or reach out to the local ward office for clarification.

In a release, the Brihanmumbai Municipal Corporation (BMC) also said it stayed the implementation of solid waste management fees after Maharashtra Chief Minister Devendra Fadnavis and Deputy CM Eknath Shinde pointed out that the revised property tax was going to put an additional burden on city residents. Flats smaller than 500 square feet are already exempted from property tax, it pointed out. "The average 15.89 per cent increase in the latest property tax bills came about as under section 154(1)(c) of Mumbai Municipal Corporation Act, capital value of properties has to be revised every five years.

While the last revision was carried out in 2015, the update in 2020 was deferred due to the COVID-19 pandemic," the BMC explained. Maharashtra government revised the ready reckoner rates on March 31, 2025. "The current revision comes after a 10-year gap.

There is a legal provision that these payments will be automatically revised due to the changes made in the ready reckoner for the financial year 2025-26," the release stated. BMC annually collects property tax from more than nine lakh property owners in the city and suburbs. Notably, elections to the BMC, pending for three years, are expected to be held in the next few weeks following a Supreme Court order.

Political party leaders have raised objections to the recent property tax hike. In a post on X, BJP leader and former BMC opposition leader Ravi Raja said, "While common Mumbaikars continue to pay diligently, 481 big defaulters owe Rs 11,000 crore with no serious recovery in sight. Why burden sincere citizens?"

Raja also demanded that the civic administration act firmly on chronic defaulters before imposing hikes on honest taxpayers. "The burden of inefficiency cannot be passed on to law-abiding citizen," he asserted. With PTI Inputs