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Buyer guide · Mumbai and Thane

Property tax in Mumbai and Thane: how to check dues before you buy

Check a flat’s property tax dues on BMC’s and Thane Municipal Corporation’s portals, find the property account number, and protect yourself from a seller’s unpaid tax in a resale.

By Ashwin · Updated · Not legal advice

1Find the property account number

Both portals look a flat up by its own account number, not by the building’s name. The seller has it on any old tax bill.

Time
5 min
Where
The seller’s last bill or receipt

How to check

  1. Ask the seller for the latest property tax bill and payment receipt.
  2. Copy the property account number (Mumbai) or property number and sub-code (Thane).
  3. Check the name, flat number and building on the bill match the sale agreement.

Watch out for

  • A bill still in the builder’s or an earlier owner’s name: ask why it was never transferred.
  • One account number for a flat that was split or merged.

2Check dues in Mumbai

BMC’s portal shows the bills raised on a property account and what has been paid.

Time
10 min
Cost
Free

How to check

  1. Open ptaxportal.mcgm.gov.in.
  2. Enter the property account number and the CAPTCHA.
  3. Confirm with the OTP sent to the mobile number or email registered on the account (the seller’s).
  4. Read the outstanding amount and the bills by year, and download the latest bill.

The OTP goes to the owner, so do this with the seller. If they won’t, ask for printed bills and receipts for every year since the last one you can confirm.

3Check dues in Thane

Thane Municipal Corporation’s portal searches by property number or owner name and shows the bill and dues.

Time
10 min
Cost
Free

How to check

  1. Open propertytax.thanecity.gov.in.
  2. Search by property number (with its sub-code) or by owner name.
  3. Read the current bill, arrears and payment history.

4Protect yourself in a resale

Once you own the flat, the corporation can recover old dues from you. A few lines in the sale papers prevent that.

Time
—
Where
Your sale agreement and the society

How to check

  1. Get a no-dues letter from the society: it covers maintenance, and many societies collect property tax with it.
  2. Write into the agreement that the seller clears all tax up to the date of transfer, with receipts.
  3. After registration, apply to transfer the tax account into your name, with the registered deed and society letter.

What it doesn’t tell you: Due dates, penalties and helplines are set by each corporation and change. Go by the bill and the official portal, not by a third-party site, and never pay through a link you were sent.

Quick answers

How do I check property tax dues in Mumbai?

On BMC’s portal, ptaxportal.mcgm.gov.in: enter the property account number and CAPTCHA, confirm with the OTP sent to the registered mobile or email, and read the outstanding amount.

How do I check property tax in Thane?

On Thane Municipal Corporation’s portal, propertytax.thanecity.gov.in: search by property number and sub-code, or by owner name, to see the bill and dues.

Who pays old property tax when I buy a resale flat?

Unpaid tax stays with the property, so the corporation can recover it from the new owner. Make the seller clear all dues to the transfer date, in the agreement, with receipts.

Where do I find the property account number?

On any property tax bill or receipt for the flat. Ask the seller for the latest one.

The checklist

CheckWhereTime
Property account numberSeller’s last bill5 min
Outstanding taxBMC or TMC portal10 min
Last paid receiptSeller—
Society no-dues letterSociety secretary1–3 days
Seller clears dues to transfer dateSale agreement—
Tax account moved to your nameWard office or portal, after registration—

More checks before you buy

Dues are one check. For the land and the building, see whether the society owns its land and whether the property is mortgaged.

All buyer guides

Sources