NMMC Property Tax Navi Mumbai 2026: Pay Online by Property Number, Download Receipt, Rateable Value Calculation, Rebate, Penalty and Latest Changes

Posted by Akhilesh Upadhyay on 08/11/2026

Tax & Finance

Akhilesh UpadhyayUpdated 8 Nov 2026 · 7 min read

Checked against official government sources. General information, not legal or financial advice.

NMMC property tax is paid online on the Navi Mumbai Municipal Corporation website (nmmc.gov.in) by searching your property number, through the My NMMC app, by UPI apps through BBPS, or at a ward office. NMMC works out the tax on the rateable value of your property, which is based on its yearly letting value. From 2025–26, NMMC sends one bill a year instead of two.

NMMC property tax at a glance

Portal: nmmc.gov.in, Property Tax section (property search and pay)
Other ways to pay: My NMMC app, UPI apps through BBPS, ward office counters
Property number: two letters followed by digits, printed on your bill
System: rateable value, with a 10% statutory deduction from yearly rent
Billing: one annual bill from 2025–26
Late payment: penalty of 2% per month on unpaid tax
2026–27: NMMC general body froze property tax and water charge rates

In this guide

How to pay NMMC property tax online
Check dues, download bill and receipt
How NMMC calculates property tax
Due dates, penalties, rebates and amnesty
Latest changes in 2025–2026
Name change and property transfer
Before you buy a flat in Navi Mumbai
Frequently asked questions

How to pay NMMC property tax online

Open nmmc.gov.in yourself and select Property Tax. Do not use payment links sent by unknown numbers.
Enter your property number (for example, NE followed by digits for Nerul) in the property search and click Search.
Check the owner name, address, property type, principal tax, penalty and total outstanding against your bill.
Allow pop-ups in your browser and click Pay Online.
Choose a mode such as UPI, debit or credit card, net banking, NEFT/RTGS or QR code.
Save the payment confirmation, including the bank or UPI reference number.
Check the ledger after two or three working days to see that the payment is posted.

You can also pay through the My NMMC mobile app, or through Google Pay, PhonePe, Paytm and bank apps using the Bharat Bill Payment System (BBPS). If money is deducted but the portal shows no success, do not pay again. Keep the transaction reference and contact NMMC.

Check dues, download bill and receipt

Check dues: search your property number on the Property Tax page to see the current tax, arrears and penalty.
Bill: the annual bill is available on nmmc.gov.in and the My NMMC app. A duplicate bill can also be requested at the ward office or through the Service Guarantee portal.
Receipt: after searching your property, open View Ledger to see past payments, then open the receipt to download or print it.
KYC: link your mobile number and email to the property record, using the QR code NMMC has shared or at the ward office, so you get bills by SMS.

⌂Looking for a property?See homes, plots and shops listed by owners and agents.Browse

How NMMC calculates property tax

NMMC is governed by the Maharashtra Municipal Corporations Act and uses the rateable value method.

Yearly letting value: monthly rent rate per sq m × area × 12.
Rateable value: yearly letting value minus a 10% statutory deduction.
Tax: rateable value × the total rate NMMC fixes for your property type.

Published guides based on NMMC’s rate table put the total at about 38.67% of rateable value for homes and 68.33% for non-residential and industrial property. This total is made up of general tax and other parts such as state taxes and cesses. Rates are fixed each year, so check the break-up printed on your bill.

Step	Example: 50 sq m flat at an assumed ₹20 per sq m per month
Yearly letting value	50 × 20 × 12 = ₹12,000
Less 10% deduction	₹12,000 − ₹1,200 = ₹10,800
Tax at 38.67%	About ₹4,176 a year

Due dates, penalties, rebates and amnesty

Due date: printed on your bill. NMMC moved to a single annual bill from 2025–26.
Penalty: 2% per month on tax not paid by the due date.
Early payment rebate: for 2025–26, NMMC offered its first 10% rebate on general tax for full payment by 30 June 2025. Many bills reached owners only in September 2025, so check your bill for any rebate offered in the current year.
Abhay Yojana: NMMC has run amnesty schemes near the end of the financial year. In March 2025 it waived 75% of the penalty up to 20 March and 50% up to 31 March. From 10 to 31 March 2026, it waived 50% of the penalty.

Latest changes in 2025–2026

Record collection: NMMC collected about ₹876 crore in 2025–26, its highest so far. About 61% of payers paid online.
Rates frozen for 2026–27: in February 2026, the general body passed a resolution not to raise property tax and water charges.
Penalty on gaothan structures: the same meeting cut the punitive tax on need-based unauthorised structures in gaothan areas from 200% to 5%. These structures are still unauthorised.
500 sq ft proposal: a proposal for full exemption for homes up to 500 sq ft and 75% concession for 501–700 sq ft is pending with the state government. It does not apply yet.
MIDC industrial belt: a 2026 Supreme Court ruling confirmed NMMC can collect property tax from industrial units in the Thane–Belapur (TTC) MIDC area.

Name change and property transfer

After you buy, inherit or receive a flat as a gift, apply to transfer the tax record into your name. NMMC offers this as a property transfer service on its Service Guarantee portal (app.nmmconline.in) and at ward offices. Keep these ready:

Registered sale deed, gift deed, will or succession papers
Latest paid property tax receipt
No-objection letter from the housing society
ID proof of the new owner

Clear all dues before you apply and keep the acknowledgement. The NMMC tax record is separate from land records such as the property card, which have their own mutation process. Many Navi Mumbai plots are on CIDCO lease, so CIDCO transfer rules may also apply.

Before you buy a flat in Navi Mumbai

Ask the seller for the latest paid tax bill and search the property number for arrears and penalty.
Match the owner name, address and area on the bill with the sale deed.
Check whether the building is in NMMC limits or in Panvel or another civic body area.
Apply for the name transfer soon after registration.

Frequently asked questions

How do I pay NMMC property tax online?

Open nmmc.gov.in, select Property Tax, search your property number, check the dues and pay by UPI, card, net banking or QR code. You can also use the My NMMC app or BBPS on UPI apps.

Where do I find my NMMC property number?

It is printed on your tax bill and old receipts. It starts with two letters, such as NE, followed by digits. Your ward office can also find it from your address.

How do I download my NMMC property tax receipt?

Search your property number on the Property Tax page, open View Ledger and click the receipt to download or print it.

How is NMMC property tax calculated?

The yearly letting value is reduced by 10% to get the rateable value. The tax is a set rate of that value, about 38.67% for homes as per published rate tables. Check your bill for the exact break-up.

What is the penalty for late payment?

2% per month on the unpaid tax after the due date. NMMC sometimes offers partial penalty waivers under the Abhay Yojana in March.

Is there property tax exemption for homes up to 500 sq ft in Navi Mumbai?

Not yet. A proposal for full exemption up to 500 sq ft and 75% concession for 501–700 sq ft is pending state approval.

Did NMMC raise property tax for 2026–27?

No. In February 2026, the NMMC general body resolved to freeze property tax and water charges for 2026–27.

How do I change the owner name on NMMC tax records?

Apply for property transfer on the NMMC Service Guarantee portal or at the ward office with the transfer deed, last tax receipt, society NOC and ID proof.

Property tax rates, rebates, due dates and penalties are set by the Navi Mumbai Municipal Corporation under Maharashtra law and can change. Check your current bill on nmmc.gov.in or at your ward office before you pay. This guide is general information, not legal or tax advice. Sources: Navi Mumbai Municipal Corporation (nmmc.gov.in and Service Guarantee portal); Maharashtra Municipal Corporations Act; 2025–2026 reports on NMMC billing, rebates, Abhay Yojana, rate freeze and collections; 2026 report on the Supreme Court ruling on the TTC MIDC area.

About the author

Akhilesh Upadhyay Founder, Housepartner.in

Akhilesh Upadhyay is the founder of Housepartner.in, an India-wide property portal. He has worked in Indian real estate since 2013, across residential and commercial property, plots and development-authority schemes. He writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents.

More guides by Akhilesh Upadhyay → · LinkedIn