Manual XVII - Municipal Corporation of Greater Mumbai [PDF]

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Chapter No.18 Manual XVII

Under Clause (4)(1) (b) (xvii) of Chapter II of the Right to Information Act, 2005 Such other information as may be prescribed. Method of Assessment & calculating Ratable Value of the Land and Buildings.

Rateable Value of any Building or Land assessable to Property Taxes is determined

as per the provisions of Section 154 of M.M.C. Act. Rateable value of any building or land is determined by allowing 10% statutory deduction in lieu of all allowances for repairs or any other account whatever from the annual rent of such building or land for which such building or land might reasonably be expected to let from year to year.

At present, the concept of construction of the Building for letting to the tenant is

not found in general. Normally all the properties are constructed for the purpose of occupation of individual owner and therefore, the department has demarked the

pockets of locality in every Ward and provided ‘Residential Letting Rates (Annexure H)

for each Pocket’ to arrive at the Annual Rent at which the building is reasonably expected to be let from year to year and considering ‘Residential Letting Rate’, the Annual Rent and Ratable Value of the property is fixed as under.

(Rent per month X 12) Less 10% Statutory Deductions

All the premises belonging to the Government or a Local Authority or any tenancy,

licensee or other like relationship created by a grant from or license given by

Government in respect of any premises let or sub-let to nationalized banks or any

public sector undertakings or any corporations established by or under any Central or State Act or Foreign missions, International agencies, multi-national companies and

private limited companies and public limited companies having paid up share capital of rupees one crore and more, are excluded from the purview of Standard rent as per

section 3(1)(b) of the Maharashtra Rent Control Act, 1999 which has come into

force w.e.f. 31st March 2000. All such properties or parts thereof belonging to these establishments are assessed or re-assessed on the basis of rent, compensation, Manual XVII _ page no

1

license fee, lease rent actually paid and interest on deposits. Reasonable annual rent

of such properties or part thereof is arrived at by allowing some percentage of deduction from the rent, compensation, lease rent, interest on deposits, license fee as paid by the willing lessee to the willing lessor for service charges, property taxes,

maintenance of property and also considering the income of the owner of the building

or part thereof. Rateable Value is arrived at by allowing statutory deduction of 10% from the reasonable annual rent determined as mentioned above.

In case of Assessment of land, cost of land is taken in to consideration and to

arrive at the annual letting value of the land, 12% of land cost is considered and after allowing Statutory Deduction at 10 % the Ratable Value is fixed.

1)

Exemption from General Tax A) Under Section 143 (1) (a) of the Act, exemption from General Tax is

admissible to the buildings and lands or portions thereof exclusively occupied for public worship or for charitable purposes. Beneficiaries:

The institutes for public worship or for charitable purposes formed under a Deed of

Trust or a Society and registered with the Charity Commissioner under the Public Trust Act, 1950 and / or a Society registered under the Co-Operative Society’s Act, 1860. Conditions :

Exclusive use of the property for public worship or charitable purposes and no rent

is derived from the property whether such rent is applied exclusively to religious or charitable purposes.

Requirements for Claim :

I. For Schools, documents mentioned in circular no. dt.11.01.2016-17. (Page No- 111 to 114)

AC/04/Gen/2016-17

II. For Hospitals, documents mentioned in circular no. AC/03/ A.O Stats/2017-18 dt.21.08.2017-18. (Page No- 106 to 110)

Manual XVII _ page no

2

III. Other Trust (Exempt as per MMC Act, u/s 143 (1)(A))

1. Written Application to claim exemption from Property Taxes.

2. Deed of Trust or Memorandum of Institute specifying aims and objects of the Institute.

3. Registered with the Charity Commissioner under the Public Trust Act, 1950.

4. Annual Report of the Institute with Statement of Income and Expenditure for the last three years.

5. Certificate of Income Tax Exemption under Section 80 G of the Income Tax Act. B)

Under Section 143 (1) (b) of the Act, exemption from General Tax is

admissible to the buildings and lands vesting in (Government) (used solely for public purposes and not used or intended to be used for purposes of profit) or in the

Corporation, in respect of which the said tax, if levied, would be primarily leviable from the (Government) or, the corporation respectively;

However, this exemption is more nominal than the rate as the Government is liable

to pay sum in lieu of General Tax equivalent to 8/10 of the amount payable by ordinary ratepayer, under the provision of section 144 of the M.M.C. Act, 1888. As such all

properties vested in State Government/Central Government are assessed separately in

G.P.R. Ward and exemption under section 143(1)(b) is not claimed by the abovementioned Authorities.

Similarly the lands and buildings vesting in Corporation are also exempted from

General Tax etc. the 'ownership' document is the main requirement for granting exemption to these properties. C)

Under Section 143 (1) (c) of the Act, exemption from Property Taxes is

admissible to such building and lands belonging to any Diplomatic or Consular Mission of a foreign State as Government may be general or special order specify in this behalf.

The certificate issued by the State Government / Central Government in the name

of any diplomatic or Consular's Mission of a Foreign State regarding the allotment or

occupation of the premises to be utilized by them is the requirement documents for granting exemption. 2)

Concession in levy of property tax under Section 144 B of the Act Manual XVII _ page no

3

Under section 144 B of the Act the property tax in respect of the building

constructed under the low cost housing scheme for economically weaker sections and low income group by M.H.A.D.A. or under the slum Rehabilitation Scheme declared under the Maharashtra Slum Areas (Improvement, Clearance and Redevelopment) Act,1971 or

under any other housing scheme of the Central Government, State Government or

Corporation for the purpose Slum Improvement and use for residential purpose is levied at reduced rate as shown below for the period of 20 years from 23.11.1995 or from the date of first occupation of the premises, whichever is later.

Provided that, the concession of such reduced rates of tax shall not be available in

respect of any building or part thereof constructed under any of the schemes mentioned

herein, which is not utilized for residential purpose for rehabilitation of the concerned project affected persons or slum dwellers and which is a component available for saleor

usenfor commercial purpose

The reduced rates of tax leviable for the properties under S.R.A. / S.R.D.

Schemes re-developed under D. C. Rule 33 (5) & 33 (10), excluding Government Taxes

and Tree Cess for the rehab residential portion having area not exceeding 25 sq.mtrs. (269 sq.ft.) of the property as per the slab shown below: i) @ 20% of the tax payable for the first 10 years ii) @ 50% of the tax payable for the next 5 years

iii) @ 80% of the tax payable for the further next 5 years.

However, the full amount of tax is payable at the prevailing rates after 20 years Documents required for claiming the tax concession :

1) Certificate from Assistant Commissioner of Municipal Corporation of Greater

Mumbai in respect of the Municipal properties and the Municipal tenanted

properties, Certificate of MHADA for development of cessed property under Development Control Rules 33(7).

2) Certified copy of list of original tenants approved by SRA/SRD/MMRDA as the case may be.

3) Letter of Intent approved by SRA/SRD for properties developed under Development Control Rules 33(10)/33(7)

4) Updated development plans approved by SRA/Architect. 5) Intimation of Disapproval (IOD)

Manual XVII _ page no

4

6) Commencement Certificate 7) Occupation certificate

8) Certificate of society registered under Bombay Public Trust Act.

9) Affidavit by Society chairman and Secretary on Rs. 100/- stamp paper

10)

Certified copy of list of original tenets with their serial number in Annexure and

house/room number on Authority letter.

2-A) Concession in levy of Property Tax under section 144 C of Mumbai Municipal Corporation Act.

Under section 144 C of M.M.C. Act, 1888; and all other powers enabling it in

this behalf the Government of Maharashtra hereby(i)

Notifies the Nagari Nivara Parishad, a public trust registered under the Bombay

Public Trusts Act, 1950, bearing registration No. E 10394 Bom. 1985, to be the institution for the purposes of the said section 144C; and

directs that, during the period of twenty years, from the 15th April 2005 or from

(ii)

the date of first occupation of the premises, whichever is later, the property tax in respect of the residential tenements constructed by the said institution for economically weaker sections of the society with a carpet area not exceeding 350 square feet, at Dindoshi, Goregaon (East), Mumbai 400 063, shall, for the period specified in column (2) of the Schedule appended hereto, be levied at the reduced rate specified in column (3) thereof. Schedule Sr. No.

Period

Reduced rates of property taxes

1

From the 1st year to 10th year

20 per cent of the rate of Property taxes levied

2

From the 11th year to 15th 50 per cent of the rate of Property taxes levied

3

From the 16th year to 20th 80 per cent of the rate of Property taxes levied

(1)

(2)

year year

(3)

in the particular year. in the particular year. in the particular year.

Henceforth regular taxation.

Manual XVII _ page no

5

Documents required for claiming the Tax concession: 1)

2)

Letter/Certificate from Public Trust, indicating that society is registered under the

Bombay Public Trusts Act, 1950, bearing the registration No. E 10394 Bom. 1985.

Copy of Building sanctioned plans confirming that carpet area for residential tenements does not Exceeding 350 sq.ft.

2-B) Concession in levy of Property Tax under section 144 D of Mumbai Municipal Corporation Act.

The Govt. of Maharashtra vide its Notification dated 8th November, 2005 has

inserted the Section 144D in M.M.C. Act and has given concession for the period of twenty years commencing from 25th August 2005, or from the date of first occupation of the tenements hereinafter specified, whichever is later, the property tax, in respect of the

rehab residential tenements not exceeding 350 sq.ft. situated in a building, in the Island City of Mumbai which (a)

is entitled to FSI benefit under regulation 33(7) of the Development Control

(b)

is a cessed building governed by the Maharashtra Housing and Area Development

Regulations for Brihan Mumbai, 1991 and

Act, 1976 and is reconstructed or redeveloped by (i) the Co-operative Housing

Society formed by existing tenants or; (ii) Co-operative Housing Society formed by

the occupiers (including owner occupier) of the building classified as Category ‘A’ under section 84 of the Maharashtra Housing and Area Development Act, 1976; or (c)

belongs to the Corporation, was first constructed prior to 1940 and is reconstructed or redeveloped, by the Co-operative Housing Society formed by its occupiers,

shall for the period specified in column (2) as per the following table, be levied at reduced rates specified in column (3) thereof

Manual XVII _ page no

6

Schedule Sr. No.

Period

Reduced rates of property taxes

(1)

(2)

(3)

1

From the 1st year to 10th 20 per cent of the rate of Property taxes levied

2

From the 11th year to 15th 50 per cent of the rate of Property taxes levied

3

From the 16th year to 20th 80 per cent of the rate of Property taxes levied

year year year

to the particular year. to the particular year. in the particular year.

Full amount of tax is payable after 20 years. The Govt. of Maharashtra has now however vide its ordinance No.VII of 2006, has

modified the date of implementation of the said provision as 23rd November 1995 by

amending its earlier notification dated 8th November 2005 as under.

In section 144D of M.M.C. Act the words brackets and figures 'from the date of

commencement of the M.M.C. (Second Amendment) Act, 2005' the words and figures 'from the 23rd November 1995' shall be substituted.

The concession from the property taxes shall however be given subject to

submission of following documents:

1. Certificate from Assistant Commissioner of Municipal Corporation of Greater

Mumbai in respect of the Municipal properties and the Municipal tenanted

properties, Certificate of MHADA for development of cessed property under Development Control Rules 33(7).

2. Certified copy of list of original tenants approved by SRA/SRD/MMRDA as the case may be.

3. Letter of Intent approved by SRA/SRD for properties developed under Development Control Rules 33(10)/33(7)

4. Updated development plans approved by SRA/Architect. 5. Intimation of Disapproval (IOD) 6. Commencement Certificate Manual XVII _ page no

7

7. Occupation certificate 8. Certificate of society registered under Bombay Public Trust Act. 9. Affidavit by Society chairman and Secretary on Rs. 100/- stamp paper 10.Certified copy of list of original tenets with their serial number in Annexure and house/room number on Authority letter.

2-C) Concession in levy of property tax under section 144 E of M.M.C. Act. Government of Maharashtra Vide Notification No.BMC.2005/CR-233/UD-21,

dated 12th February 2007 has declared the Wadala Truck Terminal and Bus Shelter as a Special Development Project ;

And whereas the Wadala Truck Terminal, Mumbai has been declared as the Special

Development Project :-

Now, therefore, in exercise of the powers conferred by section 144 E of the

Bombay Municipal Corporation Act, 1888; and all other powers enabling it in this behalf,

the Government of Maharashtra hereby directs that the property tax in respect of the

buildings built in the premises of Wadala Truck Terminal, Mumbai declared under

Maharashtra Truck Terminal (Regulation of Location) Act, 1995 whether constructed or occupied before or after such declaration and in respect of any building of the inter State

Bus Terminal or Bus parking area developed by through in the Mumbai Metropolitan Region and Development Authority on the lands adjacent to the Wadala Truck Terminal,

Mumbai shall for the period specified in column (2) of the schedule appended hereto, be

levied at the reduced rate specified in column (3) thereof. The said property Tax shall be levied after the 3rd year from the date of approval of Building Plan. Sr. No.

Period

Reduced rates of property taxes

(1)

(2)

(3)

1

From the 1st year to 3rd year

25 % of the rate of Property taxes levied in the

2

From the 4th year to 6th year

50 % of the rate of Property taxes levied in the

3

From the 6th year onwards

100 % of the rate of Property taxes levied in

particular year.

particular year.

the particular year.

Manual XVII _ page no

8

Documents required for claiming the tax concession:1)

Letter/Certificate

from

Government

of

Maharashtra

or

Maharashtra

Regional Planning & Development Authority that proposal was under taken by Special Development Projects.

2) 3)

Certificate of ‘Mega Project’ from Government.

Concession in assessment of property proposed for re-development under Slum

Re-habilitation Authority / S. R. D. Schemes under Development Control Rules 33 (5), (6), (7), (8), (9) & (10)

Land under Construction was assessed by adopting 25% of residential letting rates,

effective from 23.11.1995 to 31.03.2008. The said concession is withdrawn w.e.from 01.04.2008.

Buildings under S.R.A. / S.R.D. were assessed at 75% of residential letting rates,

from effective date is 23.11.1995 or from the date of new construction of the building, whichever is later. The said concession is withdrawn from 01.04.2008.

In case of Municipal tenanted properties re-developed under 33(7), the original

Ratable Value of rehab component is maintained during Land under Construction period. However, the LUC of Saleable portion is assessed by adopting full Residential Letting Rates. (See Annexure L on page no 22-23) Documents Required: 1

In case of Municipal land, a certificate of Assistant Commissioner / Estate and in

case of cessed building, a copy of letter / certificate of the MHADA certifying that the proposal was sanctioned under D.C.Rule 33 (7) with 2.5 F.S.I.

2

In case of re-development proposal taken up under D.C.Rule 33 (8) the letter of Assistant Commissioner Estate / Jt. Municipal Commissioner is required and the proposal under Urban Renewal Scheme under D.C. Rule 33 (9) letter / certificate from MHADA, is required.

3

In case of other slum improvement proposal, Letter / Certificate certifying that the scheme was taken under Slum Improvement and the authority may be a Collector,

Slum Department of M.M.C. or concerned Controlling Officer of the Central Government Department is required.

Manual XVII _ page no

9

4)

Assessment of Property in respect of 'Information Technology & Information

Technology Enabled Services' and concessions provided therefore in property taxes under the 'I.T. & I.T.E.S. Policy, 2003.

Government of Maharashtra has declared "I.T. & I.T.E.S." Policy, 2003 in order

to encourage the development and expansion of Information Technology Service Industries in the State. i)

R.V. of the premises of I.T. and I.T.E S. Units registered under 'I.T. &

I.T.E.S. Policy-2003' is determined irrespective of the fact whether the

premises are let out, given on L. & L. basis or owner occupied and on par with

residential premises i.e. by adopting letting rate applicable to the residential

properties in the locality to arrive at the Ratable Value. However, Government Taxes i.e. State Education Cess, Employment Guarantee Cess are levied at non-residential rate. ii)

Water Tax, Water Benefit Tax, Sewerage Tax and Sewerage Benefit Tax shall

be levied on the premises of I.T. and I.T.E.S. Units registered under 'I.T. & I.T.E.S. Policy-2003', on par with residential premises treating these properties (premises) falling in the category of Residential user.

iii)

The concession in Property tax is given to units registered under I.T. and

I.T.E.S policy -2003, as per the norms specified in timely published Government notifications. Circular regarding Property tax concessions to units registered under I.T. and I.T.E.S policy 2003, as per Government notification

under No. ITP-2013/CR-265/IND-2, Dt. 25.08.2015 is as follows on page no 11 to 13.

Manual XVII _ page no

10

Manual XVII _ page no

11

Manual XVII _ page no

12

Manual XVII _ page no

13

Conditions & requirements: Directors of Industries informing the details of the Authorities empowered to grant the I.T. registration / letter of intent for different kinds of I.T. units is shown as under:-

Sr. No

1

Type of Industries

Small Scale / Large

Scale Units located in

MIDC area of Mumbai 2

Metropolitan Region.

Registering Authority

Technical Advisor, MIDC

Small Scale Units in

Joint Director of

above.

And General Manager,

areas other than the

Industries (MMR) District Industries

Centers ( In their respective

Address

Mahakali Caves Road, Andheri (W), Mumbai,

Phone No.836 7673 Fax No.836 2266

Mumbai Metropolitan Region, Industrial Chemical Laboratory, Dr.V.N.Purav Marg, Chunabhatti, Mumbai. Phone No.524 5199

jurisdiction)

3

Units located in

SEEPZ – SEZ area

Development

Santacruz Electronic Export Processing

Development

Commerce, Andheri (E),

Commissioners / Joint Commissioner, SEEPZ SEZ

( in their jurisdiction) 4

SSI IT software &

Director, STPI, Navi

Mumbai, Navi

( In the area of Mumbai,

ITES Units located in Mumbai and Thane area.

5

SSI IT software &

ITES Units located in Pune District.

6

Large Scale units

located in area other than MIDC areas of

Mumbai.

Navi Mumbai and

Zone, Government of India, Ministry of Mumbai – 400 096. Phone No.829 0143 Fax No.829 0856.

Software Technology Parks of India,

Tower No.7, Floor No.6, International

Infotech Park, Vashi Station Complex, Navi Mumbai – 400 614.

Thane)

Phone No. (022)781 2102 / 781 2103

Director, STPI, Pune

Software Technology Parks of India,

( In the area of Pune District)

JDI MMR, Regional JDI/SIO

MMR

Fax No.(022) 781 2034

Plot No.P-1, Pune Infotech Park, Hinjwadi, Pune - 411027.

Phone No. (021392)32644 / 32645 Fax No. (02139) 32639 J.D.I., MMR

Regional JDI (Pune, Nagpur, A'bad, Nasik,

S.I.O. (Amravati & Kokan Region)

N.B. - S.I.O. (Superintending Industries Officer) Manual XVII _ page no

14

Procedure: 1)

Application is to be made to the Assistant Assessor & Collector of the respective

2)

Special Notice under Section 167 is issued to the Assessee wherein the bifurcation

Ward along with the documents / certificates issued by above Authorities.

of Ratable Value at the concessional rate and the Ratable Value at the normal rate i.e. non-residential is shown.

3)

Investigation Officer will issue orders in the manner as adopted in the case where

4)

Where the Ratable Value at par with Residential properties and concessions of

special notices are issued.

taxes are not worked out as (2) & (3) above, the same is extended by Administrative proposals and sanction thereon and tax payers will be informed accordingly. 5)

Transfer of Property

Under Section 149 (1) & (2) of the Act, it is binding on any person primarily

liable for payment of property taxes on any premises to or over such premises is

transferred, the person shall give such notice of transfer of property within three months after execution of instruments of transfers or after its registration, if it is registered for after the transfer is effected, or no instrument is executed.

Requirements of documents as the case of transfer under Schedule 'E' - Section 150 (1) of the Mumbai Municipal Corporation Act, 1888 : (As mentioned Right to Sevice Act 2015) As per Documents prescribe in Maharashtra Right to service Act 2015 1) Forms /Application in prescribed format (Schedule ‘E’ form) 2) No Dues Certificate for property tax is issued by the Assistant Assessor & Collector of the concerned Ward. 3) Copy of Instrument (Purchased Deed/Gift Deed /Distribution Letter and other Requirements of documents as the case of transfer under Schedule 'F'- Section 150(1) of the Mumbai Municipal Corporation Act, 1888 : As per Documents prescribe in Maharashtra Right to service Act 2015) Forms in prescribed format (Schedule ‘F’ form) Manual XVII _ page no

15

1) Forms/Application in prescribed format (Schedule ‘F’ form) 2) No Dues Certificate for property tax is issued by the Assistant Assessor & Collector of the concerned Ward. 3) Succession Certificate. NOTE: All the documents are required to be produced in original for attestation of the Xerox copy thereof.

As per circular No.A&C/NTC/644/2016-17 dt.04.03.2017, the powers of

Transfer of property (to change the assessee name) are delegated to Dy.Assessor & Collector. (which were previously delegated to Asst. Assessor & Collector).

Whose office addresses are available in Annexure G at Chapter I page no.75 to 78 6)

Tax Clearance Certificate & No Objection Certificate

Tax Clearance Certificate is issued to the rate-payer on written application to the

Assistant Assessor & Collector of the respective ward. The basic condition is that the

dues of property taxes and water charges up to the period of current half year are paid or in any case, if any valid dispute of any particular tax is pending for settlement, then the

Property Taxes should be made excluding the particular tax under dispute.

If the appeal against the tax or Ratable Value is filed before the Small Causes

Court, then the payment of Property tax per provisions under section 217(2)(d) & section 217(5) should be paid.

However, No Objection Certificate, which is to be submitted for obtaining the

approval of lay out / Commencement Certificate / Intimation of Disposal / Completion

Certificate / Occupation Certificate or for any other permission to the respective department is issued on compliance and the production of the following documents: 1)

Property Tax Bill.

3)

Copy of Property Registration Card.

2) 4) 5)

6) 7)

Copy of Lay out Plans.

Copy of Conveyance Deed. Copy of Index – II.

Copy of Power of Attorney.

Payment of Property Tax up to the period of current half year.

Manual XVII _ page no

16

7)

Refund on account of Vacancy

When any building or land, any portion of any premises has been vacant, refund of

property taxes is admissible under Sections 174, 176, 177 & 179 of the Act. Conditions and requirements:

1) The building or land or any portion of any premises should be vacant for not

less than 30 consecutive days and no income or rent is derived from the vacant premises or land.

2) The notice of vacancy should be given in writing to the Assistant Assessor & Collector of the respective Ward Office.

3) Notice of continuous vacancy should be given within 30 days from the

commencement of the next following half year to Assistant Assessor & Collector of the respective Ward Office.

4) Claim for refund should be made, accompanied with the original bill-cumreceipt of the property taxes within 30 days after expiry of the half year to which the claim relates.

5) Notice of vacancy should be given within 15 days after the receipt of Special notices under section 167 & 162(2) of M.M.C. Act, to register the vacancy with retrospective effect i.e. from 1st date of assessment. 8)

Deletion of Water Tax & Sewerage Tax from the Property Taxes

Under Sections 169 (1) (ii) & 170 (1) (ii) of the Act, the Standing Committee

of the Corporation has made rules for levy of Water Charges & Sewerage Charges in lieu

of Water Tax to be levied under section 141 and Sewerage Tax to be levied under section 142 of the Act for supply of water and for removal of human waste, excrementitious, polluted water, liquid waste and effluents and any other materials.

Under Rule 1 of the Water Charges Rules and Rule 4 of the Sewerage and Waste

Removal Rules, the Standing Committee has empowered the Municipal Commissioner to charge water supply by meter measurement & Sewerage charges to such premises instead of levying water taxes and Sewerage Taxes respectively.

In view of the Rules framed by the Standing Committee, the Water Taxes and

Sewerage Taxes levied in property tax of any property or part thereof become a double Manual XVII _ page no

17

levy of taxes and, therefore, it is mandatory on the Corporation to delete the levy of Water Tax and Sewerage Tax from the property tax bills. Conditions and requirements:

1) Water should be fed to the property with water connection provided under Section

169 or 92 of the Act and Water charges & Sewerage Charges are levied in the Water Charges bills.

2) The tax payer should apply in writing for deletion of Water Tax and Sewerage Tax from the Property Taxes along with the copy of recent Water Charges Bill and

Property Taxes Bill in case sue motto action is not taken by the Department for one or other reasons.

3) The refund of Water Tax and Sewerage Tax paid is admissible on written

application there for accompanied with the original Property Taxes paid bills from

05.04.1987 and 01.02.2001, in case of Water is fed to the property under Sections 169 & 92 respectively. However, refund of taxes is restricted for earlier five years of the year of application.

Manual XVII _ page no

18

Annexure H

BRIHANMUMBAI MAHANAGARPALIKA Circular No.AC/ 09 /AO (Stat). Dated 28/05/2009

Sub.: Guidelines for the Letting Rates to be adopted for the year 2009-10.

As there is no any changes in the value of property fixed by ready-recknor in the year 2009, A.M.C.(P) has been pleased to accord his sanction under No.AMC/P/3931 dtd.16.5.09 to adopt the letting rates for different property for 2008-09 as the letting rates for the year 2009-10 for assessment of owner occupied properties, newly constructed during the year 2009-10

alongwith the

land values as shown in the Column No.10 (City area) & 11 (Sub-area).

All the concerned staff is hereby directed to find out correct pocket of stamp

duty Ready-Recknor of the property to be assessed and to estimate the reasonable rent by taking into account the guidelines approved by A.M.C.(P). For finding out correct pocket, the stamp duty, ready-recknor available for the year 2009 should

be referred to.

Sd/-

Dy.A.& C./

Asstt.A.& C./

Assessor & Collector . .

Manual XVII _ page no

19

BRIHANMUMBAI

MAHANAGARPALIKA

NO. AC /

/ GEN

Dated Subject :-

Proposed guidelines for the letting rates to be

Adopted for the assessment of owner occupied

Properties for the year 2009 – 2010. 1. 2. 3.

4.

Rates are for authorized structures only.

30% of the prescribed rates are to be adopted for authorized semi- permanent structures.

In respect of un- authorized / slum properties A.A. & C of the ward should decide reasonable rates on the basis of the nature of construction, locality and area of the structures and such other rent influencing factors.

The floor rise in rate will be as shown below except fully commercial properties.

1) Up to 4 Floors

As per RLR

3) 10 Floors & Above up to 20 Floors

Increase by 10 %

2) 5 Floors & Above up to 10 Floors

4) 21 Floors & Above up to 30 Floors 5) 31 Floors & Above

Increase by 5 %

Increase by 15 % Increase by 20 %

5.

For Bandra Kurla Complex (Zone-31 / Sub Zone-173), there will be a

6.

For J.V.P.D. scheme, the land rate of Rs.5,650/- per Sq.Mtr. is to be

7. 8.

separate rate of Rs.10,000/- per Sq. Mtr. for calculating cost of land . adopted for calculating cost of land.

For the assessment of land belonging to BEST, half of the applicable rates are to be adopted.

The properties covered under D.C. Rule 33(7) and 33(10) be assessed after new circular to that effect is issued.

Manual XVII _ page no

20

9.

In case of new construction where occupation certificate / water connection is

granted to the property at the fag end of the preceding financial year and information is received later by the department, Rate of preceding year or the

10.

11.

current year whichever is lower is to be adopted.

In case of revision of assessment on account of addition and extension to any old property, mean rate of new and old rates or new rate, whichever is less, is to be adopted.

If the building was ready for occupation and application thereof was made but no occupation certificate was granted on account of certain litigation or non

compliance of I .O .D . conditions, mean rate of the applicable rate and the rate of the year during which occupation certificate was granted is to be 12.

adopted.

Each Car park is to be assessed at Rs.100/- or 20% of the prescribed letting

rates whichever is higher per Car park (e.g. If letting rate is Rs.600/- per 10 Sq. Mtr., the rent per car park would be Rs.120/-). The rent of car park is to

13.

be rounded up to next 5 or 0.

The zones and sub zones where the letting rates are not prescribed, the rate of

the adjoining zone and sub zone or highest rate ( if there are more than one adjoining zone and sub zone ) be adopted .

Sd/-

Assessor & Collector

Manual XVII _ page no

21

ANNEXURE L

BRIHANMUMBAI MAHANAGARPALIKA

Assessment of redeveloped properties under D.C.Rules with effect from 1.4.2008 onwards. 33(7) – (i) Municipal Properties

(ii) Old Cessed Properties

33(10) - Rehabilitation of slum dwellers, project affected persons by Collector’s, M.M.C.’s, M.M.R.D.A.’s, Slum Improvement Authorities. Earlier Policy

Revised Policy

Property under

Category of

Assessment During LUC

Assessment after construction

Assessment During LUC

Assessment after construction

1

2

3

4

5

6

1) D.C. Rule 33(7)

property

Municipal

properties

P.V. maintained for the

plot area to be used for Rehab. Tenants.

75% of the letting rate for

construction

components.

33(7)

Repair Cessed 25% of letting rate old properties ‘A’

P.V. to be maintained for the plot area to be used for Rehab tenants.

25% of the letting rates for other land under 2) D.C. Rule

75% of the letting rate

both rehab & Sale

75% of letting rate for both rehab & Sale components.

Full letting rates for other land under construction. Full rates for land under construction

75% of the letting rate for

residential rehab portion only. Full letting rates for saleable portion & Rehab NR.

75% of letting rates for

residential rehab portion only. Manual XVII _ page no

22

categories. 3) D.C. Rule 33(10)

Slums, project

affected

Full letting rates for Rehab NR and Saleable portion. 25% of letting rate for plot of land.

75% of letting rate for

rehab & sale component.

Full letting rate for plot of land.

75% of letting rate for rehab residential tenements. Full rate for saleable

components & Rehab NR.

person’s.

unauthorized structures.

Sd/-15.10.08

Jt. Assessor & Collector

Sd/-

Jt. Municipal Commissioner (I)

Manual XVII _ page no

23

ANNEXURE I Information about frequently asked questions under Right to Information Act, 2005.

i)

How to work out the Ratable Value of the property for property taxes and what is the percentage of the tax on Ratable Value of the particular property.

ii)

Details of Assessment Book regarding any particular property.

iv)

‘Tax Clearance Certificate’ or ‘No Objection Certificate’ for any particular property.

iii) v)

vi) vii)

Details of Inspection Book and the Ratable Value of any particular property.

Flat-wise Tax Statement and how to work out the taxes for the individual flat of the

any particular property.

Copy of ‘Tabulated Ward Report’ i.e. proposal for revision or modification in Ratable

Value of any particular property.

viii) ix) x)

xi)

xii)

xiii)

xiv)

Copy of ‘Complaint Extract’ of any particular property. First Date of Assessment of any particular property.

Deletion of Water Tax and Sewerage Tax of any particular property. Measurement Report of any particular property.

Payment confirmation of any particular property.

Outstanding of property taxes of any particular property. Bifurcation of taxes owner’s share/Tenants Taxes. Related information of Capital Value System.

Manual XVII _ page no

24

Frequently asked questions & Information thereof:Sr.

Question

No. 1.

Answer

Total tax rates of properties with metered and unmetered supply.

The present Tax Rates are as under:For metered

Residential property

83.50 %

For metered

Non Residential property

112.50 %

Unmetered

Residential property

187.50 %

Unmetered

Non Residential property

320.50 %

The 'Pamphlet' of rates of taxes is available at Head Office on payment of Rs.4/-. 2.

What is a difference between residential

and

commercial

properties in terms of tax rates. Does it mean that tax

on rented and self occupied properties is the same ? 3.

Tax on rented and self occupied properties does not

remain the same.

Tax is charged on the percentage of

ratable value. Further R.V. is fixed on the basis of either actual rent and/or reasonable rent, which depends upon the

rent fetching capacity of the premises. Therefore tax differs for rented and owner occupied properties according to Ratable Values of the properties.

Under which Section of the

Under Section 140 of the M.M.C. Act, property taxes

M.M.C. Act assessment tax

are levied on all Lands & Buildings. The property tax bill is

responsible for payment of

primary responsibility for property taxes in whom read under

is

paid

and

who

are

assessment tax as per the said Act.

served under section 200 of the M.M.C. Act.

Further

section 146 of the M.M.C. Act, 1888 shall read as under:-

146 (1) Property taxes shall be leviable primarily from the

actual occupier of the premises upon which the said taxes

are assessed, if such occupier holds the said premises immediately from (the Govt.) or form the Corporation or from the fazendar (provided that the property taxes due in

respect of any premises owned by or vested in the Government and occupied by a Govt. servant or any other Manual XVII _ page no

25

Sr.

Question

No.

Answer person on behalf of the Govt. for residential purposes shall

be leviable primarily from the Govt. and not the occupier thereof).

(2) Otherwise the said taxes shall be primarily leviable as follows namely -

(a) if the premises are let from the lessor;

(b) if the premises are sub-let from the superior lessor; and

(c) if the premises are unlet, from the person in whom right to let the same vests.

(3) But if any land has been let for any term exceeding one year to a tenant and such tenant or any person deriving title

howsoever from such tenant has built upon the land, the property taxes assessed upon the said land and upon the

building erected thereon shall be leviable primarily from the said tenant or such person, whether or not the premises be in the occupation of the said tenant or such person. 4.

The procedure followed by the Assessment

Department

for

arriving at the rateable value of

property in the following case: On what basis does BMC fix

up the rateable value of the property in case the property

has been let out but no rent agreement is available ?

5.

Under the provisions of section 154 (1) of M.M.C.

Act, the Corporation is entitled to fix / revise the rateable

value, on the basis of actual rent / or the rent fetching capacity i.e. reasonable rent for which such premises might reasonably be let out from year to year.

If no rent

agreement is available then the "reasonable rent" is estimated after taking into consideration the area, quality of

construction, situation of the building, utility of premises and comparative rent in the area for such premises.

The rate of taxes in respect

(1) The Taxes are based on the residential or non-residential

(1) leave and license (2)

(2) As per provisions of section 140 of the M.M.C. Act

of property to be given on Lease.

user of the property.

property taxes are levied on all lands and buildings on the Manual XVII _ page no

26

Sr.

Question

No.

Answer certain percentage of their Rateable Values, in respective of subletted lease or self-occupied property.

(3)The rate @ which the taxes are to be levied are

determined by the Corporation annually, under the provisions of the M.M.C.Act.

The pamphlet showing the rates of

taxes levied by the Corporation from time to time, can be

made available to you on payment of Rs.4/- as fee, to be paid @ aforesaid address on any working day between 11.00 a.m. and 4.00 p.m.

The present percentage of taxes are as under:(1)

For unmetered Residential property

187.50%

(2)

For unmetered Non-Residential

320.50%

(3)

For metered Residential property

83.50%

(4)

For metered Non-Residential property

property

112.50%

The above taxes are inclusive of Water Tax and Sewerage Tax respectively. 6.

Rules,

Regulations,

Policy

The assessment of the rented properties is based on the

and the Law on charging of

actual rent recovered by the owner of the property as per the

properties given for use on

recovered by the landlord is considered as fair & reasonable

P.

Tax

on

commercial

Leave & Licence basis for the current period.

provisions of Rent Control Act, 1999.

And the rent

rent as per provision of Section 154(1) of M.M.C. Act and

the sum equal to Ten percentum of the Annual Rent shall be

deducted in lieu of all allowances for repairs or any other account for fixation of Rateable Value of the property.

Pursuant to the amendment in Maharashtra Rent Control

Act, 1999, Banks, Public Sectors, Projects, Corporate Offices, Central & State Corporation, Foreign Corporations & Manual XVII _ page no

27

Sr.

Question

No.

Answer International Companies whose share capital is more than 1

Crore are out of purview of Maharashtra Rent Control Act as per provision of Section 3(1)(b). While assessing the properties which are not covered under 3(1)(b) of Rent

Control Act; the Rent recovered by the owners / Lessor is considered as fair & reasonable rent. Further the deduction of certain percentage is allowed towards the maintenance

charges etc. for fixation of R.V. of the properties based on compensation or L.L. Basis. 7.

Latest

regarding

Rules

&

property

Rates tax

calculation given on leave &

license or on lease basis for commercial

property

in

different zones i.e. Zone-I, Zone-II, Zone-III, ZoneIV.

Under the provisions of Section 154(1) of M.M.C.Act,

Corporation is entitled to fix / revise the rateable value by

adopting actual rent and or the rent fetching capacity i.e. reasonable rent of the premises.

In case of subletted

premises, the rent depends upon the terms & conditions of

the agreement. Besides, the area, the type of construction,

user and situation of property, etc. is also considered while adopting the reasonable rent.

Rent :- Residential letting rates are fixed by the M.C. annually, for different administrative Wards to arrive at the

reasonable rent for determining the rateable value of the property. Accordingly, as per provisions of Section 140 of

M.M.C. Act, the property taxes are levied at certain percentage of their rateable value irrespective of subletter or self occupied properties. The rates at which taxes are to be levied are determined annually by the Corporation.

A

pamphlet showing the percentage of taxes levied by the

Corporation from time to time can be made available to you on payment of Rs.2/- as a fee, to be paid at the office of

Assessor & Collector at above stated address, between 11.00 a.m. and 4.00 p.m. on any working day.

Manual XVII _ page no

28

Sr.

Question

No. 8.

Answer

Latest current rules regarding

There is no separate rules regarding property tax

property tax calculation levied

calculation levied on commercial property given either on

either on leave & license

calculated on commercial rates. These taxes are the part of

on commercial property given basis.

These

taxes

are

included with property taxes

leave & license basis.

However, property taxes are

the Property taxes and no separate billing is made.

in different zone on Mumbai & suburban areas. 9.

Rate

of

applicability

assessment for

tax

sale

component in S.R.Scheme or Urban Renewal Scheme in context with your Notification date

07.11.1997

Assessment Tax is charged @ full rate for the sale

component in S. R. Scheme under 33(10).

No concession in tax, is admissible for sale components

& non-residential portion, redeveloped under S.R. Schemes.

copy

enclosed for ready reference. 10.

What is the tax system in respect

of

properties

redeveloped under S.R.A. / S.R.D. Schemes.

Under section 144 B of the M. M. C. Act property

taxes @ reduced rates are leviable for a period of 20 years

from 23.11.95 or from the date of first occupation of the Building

whichever

is

later,

redeveloped

under

S.R.D./S.R.A. Schemes i.e. under D. C. Rules 33(5) & 33(10), having area not exceeding 25 mts. (269 sq. fts.) of each residential tenement. The slab of the reduced rates of taxes, ( excluding Government Taxes & taxes on Non-

residential components in the said building) is shown as below:-

1) @ 20% of the tax payable for the first 10 years. 2) @ 50% of the tax payable for the next 5 years.

3) @ 80% of the tax payable for the further next 5 years. However, full amount of the tax is leviable at the prevailing rates after 20 years. The specified area is 25mts.(269 Manual XVII _ page no

29

Sr.

Question

No.

Answer Sq.fts.) vide the Maharashtra Govt. Gazzette Notification

dt.11.06.2008 and the circular is issued to wards to that respect. 11.

What is the tax system in respect

redeveloped Rules

of

33(7)

properties

under i.e.

Scheme in City limits.

D.C.

S.R.D.

is

Under Section 144D of the M.M.C. Act, tax concession

admissible for the period of twenty years commencing

from 23.11.1995 or from the date of first occupation of the tenements hereinafter specified, whichever is later, in respect of the rehab residential tenements having area not exceeding 350 sq.ft. each, situated in a building, in the Island City of Mumbai which (a)

(b)

is entitled to FSI benefit under regulation 33(7) of

the Development Control Regulations for Brihan Mumbai, 1991 and

is a cessed building governed by the Maharashtra Housing and Area Development Act, 1976 and is

reconstructed or redeveloped by (i) the Co-operative Housing Society formed by existing tenants or; (ii) Co-operative

Housing

Society

formed

by

the

occupiers (including owner occupier) of the building

classified as Category ‘A’ under section 84 of the Maharashtra Housing and Area Development Act, (c)

1976; or

belongs to the Corporation and was first constructed prior to 1940 and is reconstructed or redeveloped,

by the Co-operative Housing Society formed by its occupiers,

Slabs of reduced rates of taxes are the same as

properties redeveloped as per provisions of section 144B of the M.M.C. Act.

Manual XVII _ page no

30

All the information related to the particular property is available and provided by the

Assistant Assessor & Collector of the respective Ward.

The request for waiver of penalty is frequently made by the taxpayer on whom the

penalty notice is served for non-payment of property taxes. Such requests are considered on merit by the Joint Municipal Commissioner under Section 208 of the Act. Act.

Requests for flat wise bills for property tax are considered under Section 209 A of the

Manual XVII _ page no

31

RULES FOR FIXING CAPITAL VALUE OF LANDS AND BUILDINGS

No.AC/NTC/1310/2011-12 dated 20.03.2012. In exercise of the powers conferred by clause (e) of sub-section (1A) and sub-section (1B) of section 154 of the Mumbai Municipal

Corporation Act (Act No. Bom. III of 1888), and of all other powers enabling him in this

behalf, the Commissioner, after having obtained the approval of the Standing Committee, as required under the said sub-section (1B), hereby makes the following rules to provide for the factors and categories of users of buildings or lands and the weightage by multiplication to be

assigned to various such factors and categories for the purpose of fixing the capital value of buildings and lands in Brihan Mumbai, namely:-

1.

Short title and commencement : – (1)These rules may be called the Factors and

Categories of Users of Buildings or Lands (Assignment of Weightages by Multiplication) Fixation of Capital Value Rules, 2010. 2.

(a)

(b)

(2) They shall come into force forthwith.

Definitions - In these rules, unless the context otherwise requires :-

'Act' means the Mumbai Municipal Corporation Act (Bom.III of 1888);

'flat' means a separate part or portion of a building used or intended to be

used

for

residence, or office, or show-room, or shop, or godown, or for carrying on any industry, or business, or profession, or vocation; (c)

'hoarding' includes boards used to display advertisements, erected on poles, on the

(d)

'land appurtenant to a building' means open spaces on all sides of a building required to

ground or on a building;

be kept open in accordance with the relevant provisions of the Development Control Regulations for Greater Bombay, 1991 or any such Regulations, for the time being in force;

(e)

'luxurious RCC building' includes a RCC building having a swimming pool, whether in

use or not, and also any one or (i) gymnasium,

more of the

following amenities or facilities, namely: –

(ii) club house,

(iii) jogging track, (iv) health club,

(v) private terrace as a part of each flat in a building;

Manual XVII _ page no

32

(f)

(g)

'multiplex' means a cinema house having more than one screen within a building;

'open land' includes land not built upon or land being built upon, but does not include

land appurtenant to a building; (h)

'Ready Reckoner' means the Stamp Duty Ready Reckoner, for the time being in force,

(i)

'relative rate of base value' means the rate of open land, or rate of land plus residential

referred to in sub-section (1A) of section 154 of the Act;

building, office, shop, commercial or industrial building, as the case may be, as indicated in the Ready Reckoner; (j)

'schedule' means a schedule to these rules;

(l)

'star hotel' means hotel classified as a star hotel with a specific number

(k)

'section' means a section of the Act;

assigned thereto by the Ministry of Tourism, Government of

India;

of stars

(m)

'storage tank' includes a tank, whether underground or on any floor of a building, used

(n)

'tower' includes television tower, cable tower, telecom tower or any other such tower,

for the storage of commodities, except the one used for storage of water;

transmission tower, cellular antenna, broadcasting antenna or the like, erected on the surface, or on top, or on any other open space, of a building; (o)

Act, or

words and expressions used in these rules and not defined,-

(i) but defined in the Act, shall have the meanings respectively assigned to them in the (ii) where defined in the Maharashtra Regional and Town Planning Act,1966 or in the

Development Control Regulations for Greater Mumbai, 1991, or any such Regulations, for the

time being in force, shall have the meanings respectively assigned to them in the said Town Planning Act or in the Development Control Regulations, as the context may require.

3.

Capital value of open land :- Save as otherwise provided in these rules, where, within

the precincts of a building there is vacant land other than the land appurtenant to the building,

such land shall be treated as open land and the capital value thereof shall be fixed accordingly, as provided for in rule 21. 4.

User categories of open land and weightages by multiplication to be assigned thereto: -

User categories of open land shall be as specified in column (2) of Part I of schedule ‘A’ and Manual XVII _ page no

33

the weightages by multiplication to the base value, to be respectively assigned thereto for the purpose of fixing capital value, shall be as shown in column (3) of the said Part I of schedule ‘A’. 5.

User categories of buildings or part thereof and weightages by multiplication to be

assigned thereto: - User categories of buildings or part thereof shall be as specified in column

(2) of each of Parts II, III and IV of schedule ‘A’ and the weightages by multiplication to the relative base value, to be respectively assigned thereto for the purpose of fixing capital value,

shall be as shown in column (3) of each of the said Parts II, III and IV of schedule ‘A’. 6.

The nature and type of building and the weightage by multiplication to be assigned

thereto: - The nature and type of a building shall be as specified in column (2) of schedule ‘B’

and the weightages by multiplication to be assigned thereto for the purpose of fixing capital value, shall be as shown in column (3) of the said schedule ‘B’. 7.

The weightage by multiplication to be assigned to a building on account of the age

thereof: - The weightage by multiplication to be assigned to a building on account of age factor,

for the purpose of fixing capital value, shall be according to the age of the building as shown in

column (2) of schedule ‘C’ and the weightage by multiplication to be assigned thereto shall be as shown in column (3) of the said schedule ‘C’. 8.

The weightage by multiplication on account of floor factor to be assigned to RCC building

with lift: - Weightage by multiplication on account of floor factor to be assigned to a RCC

building with lift, for the purpose of fixing capital value, shall be according to the number of floors as shown in column (2) of schedule ‘D’ and the weightage by multiplication to be assigned thereto shall be as shown in column (3) of the said schedule ‘D’. 9.

Area of hoarding or tower for the purpose of fixing capital value: -Area of hoarding or

(a)

in the case of a hoarding, the area of the square of the extremities of the poles on

(b)

in the case of a tower, the area covered by the extremities of the foundation of the

10.

Built- up area of a flat or a building:- (1) The total built-up area of a flat shall be

tower for the purpose of fixing capital value thereof shall mean,-

which the hoarding is erected plus the area of the hoarding; and tower.

reckoned by including the area of the following items, namely:- (i) terrace in exclusive Manual XVII _ page no

34

possession, (ii) mezzanine floor, (iii) loft (excluding loft in residential flat) or attic, (iv) dry balcony and (v) niches; and

(2) The total built-up area of a building shall be reckoned by including the areas of the

following items, namely:- (i) total area of the flats in the building computed in accordance with sub rule (1), (ii) basement, (iii) stilt, (iv)porch, (v) podium, (vi) service floor, (vii) refuge

area, (viii) entrance lobby, (ix) lounge, (x) air- conditioning plant room, (xi) air handling room, (xii) the structure for an effluent treatment plant and (xiii) watchman cabin

(3)

The built-up area of any of the following items shall not be reckoned while computing

the built-up area of a building or part thereof, namely:-

(i) lift room above topmost storey, (ii) lift well, (iii) stair-case and passage thereto including staircase room, (iv) chimney and elevated tank, (v) meter room, (vi) pump

room, (vii) underground and overhead water tank, (viii) septic tank, (ix)flower-bed and (4)

(x) loft in residential flat.

Where only the carpet area of a flat or building is available on the record of the

Corporation and the total built-up area thereof, computed in the manner as aforesaid in sub-rule (1), or, as the case may be, sub-rule (2), is not available on such record, then the total builtup area of the flat or, as the case may be, of a building shall be arrived at in the following manner, namely :-

Built-up area = 1.2 x carpet area as available on record of the Corporation + the built-

up area of the items specified in sub-rule(1),or, as the case may be, sub-rule (2), unless already reckoned in such carpet area.

11. Fixation of capital value of a flat or building or part thereof.-

(1) While fixing the

capital value of a flat, the capital value of any one or more of the relevant items specified in

sub-rule (1) of rule 10, as fixed in accordance with the provisions of rules 14,15, or subrule(1) of rule 16, as the case may be, shall be added to the capital value of the flat.

(2) While fixing the capital value of a building or part thereof, the capital value of any of the

one or more of the relevant items specified in sub-rule (2) of rule 10 as fixed in accordance with the provisions of sub-rule (2) or, as the case may be, (3) of rule 16, shall be added to the capital value of the building or part thereof.

Manual XVII _ page no

35

12. Fixation of capital value of a building where there are tenants: - The capital value of a building or part thereof which is occupied by a tenant shall be fixed at 75% of the capital value

of such building or part thereof; fixed in accordance with the provisions of sub-rule (1), or, as

the case may be, sub-rule(2) of rule 11.

Explanation.- For the removal of doubts, it is hereby declared that the provisions of this rule shall not apply to a building or part thereof if, (1) (2)

it is occupied by a licensee to whom it is given on leave and licence;

it is occupied by an office bearer or officer or an employee of the landlord.

13.Fixation of capital value of religious buildings : - The capital value of a religious building

which is a temple, math, gurudwara, mosque, takth, church, durgah, synagogue, or agiary or the like, and is used or intended to be used for the purpose of religious worship or offering prayers or performance of any religious rites or rituals by a person of, or belonging to, the

relevant religion, creed, or sect, shall be fixed at the rate of base value applicable to a

residential building as indicated in the Ready Reckoner; and by applying the relevant weightages by multiplication provided for in these rules.

14. Fixation of capital value of open terrace: - If an open terrace in exclusive possession is attached to a flat, the capital value of such terrace of a non-residential flat shall be fixed at 40% of the relative rate of base value of such flat, and of residential flat at 10% of the relative

rate of base value of such flat; and by applying the relevant weightages by multiplication provided for in these rules.

15. Fixation of capital value of mezzanine floor, loft and attic floor, -

(a) the capital value of mezzanine floor shall be fixed at 70% of the relative rate of base

value of the flat beneath the mezzanine floor; and by applying the relevant weightages by multiplication provided for in these rules;

(b) the capital value of loft or attic floor shall be fixed at 50% of the relative rate of base

value of the flat beneath the loft, or as the case may be, the attic; and by applying the relevant weightages by multiplication provided for in these rules;

Provided that, where the rate of base value applicable to the mezzanine floor, loft

or attic floor having regard to its user is higher or, as the case may be, lower than the rate of Manual XVII _ page no

36

base value applicable to the flat beneath such mezzanine floor, loft or attic floor, the capital value of such mezzanine floor, loft or attic floor shall be fixed at 70% or 50%, as the case may

be, of such higher or lower rate of base value; and by applying the relevant weightages by multiplication provided for in these rules.

16. Fixation of capital value of certain other items which are part of a flat or a building or part

thereto, - (1) The capital value of dry balcony and niches shall be fixed at 25% of the relative

rate of base value of the flat, if any one of these items are part of the flat; and by applying the relevant weightages by multiplication provided for in these rules.

(2) The capital value of any one or more of the following items, namely:- (i)porch, (ii) air-

conditioning plant room, (iii) air-handling room, (iv) structure for an effluent plant, (v)

watchman cabin and (vi) refuge area, shall be fixed at 25% of the relative rate of base value of

the building or part thereof, if any one or more of these items are part of the building or part thereof; and by applying the relevant weightages by multiplication provided for in these rules.

(3) The capital value of any one or more of the following items, namely:- (i) service floor, (ii)

entrance lobby and (iii) lounge, shall be fixed at the relative rate of base value of the building or part thereof, if any of these items are part of the building or part thereof; and by applying the relevant weightages by multiplication provided for in these rules. 17. Fixation of capital value in respect of demolished building:-

(1) Where a building is fully demolished, or has fully collapsed, the land beneath it shall be

deemed to be open land and the capital value thereof shall be fixed accordingly, as provided for in rule 21.

Explanation. –For the purpose of this rule, it is hereby declared that where a building is, or is

being, demolished, or has collapsed, resulting in the land on which it stood or stands being

rendered open land, or only walls or the like are standing but there is no structure as such which can be occupied, and on such demolition, or collapse, debris or any remains of the demolished or collapsed building are not yet removed, the land beneath such building shall be deemed to be open land.

(2) Where only part of a building is demolished or has partly collapsed and the remaining part is

yet occupied by occupiers, land beneath the portion of the building which is demolished or has Manual XVII _ page no

37

collapsed shall be deemed to be open land and the portion of the structure which is occupied shall be treated as a building, for the purpose of fixing the capital value thereof.

(3) Notwithstanding anything contained in sub rules (1) and (2), where a cessed building is, or is being, demolished, or has collapsed, the land beneath the building or portion of the

building which is demolished or collapsed shall be deemed to be open land and the capital value thereof shall be fixed as open land and assigning thereto a weightage by multiplication of 0.30 of the base value of open land.

18. The capital value of storage tank .- The capital value of storage tank shall be fixed in the following manner, namely : –

(1) storage tank above the ground level :-

(a) land - at the rate of open land in the Ready Reckoner and weightage by

multiplication to be assigned thereto shall be 1.25,

(b) storage tank - capacity of storage tank in litres multiplied by the rate of Rs.40 per

litre, with weightage by multiplication to be assigned thereto on account of age factor as in schedule ‘C’,

(c) total capital value of a storage tank = total of items (a) and (b).

(2) storage tank below the ground level :(a)

land -

at the rate of open land in the Ready Reckoner and weightage by

(b)

storage tank - capacity of storage tank in litres multiplied by the rate of Rs.50

multiplication to be assigned thereto shall be 1.25,

per litre, with weightage by multiplication to be assigned thereto on account of age factor as in schedule ‘C’, (c)

total capital value of a storage tank = total of items (a) and (b).

19. Capital value of amenities of luxurious RCC building not to be separately fixed again.-

Where the capital value of a luxurious RCC building is fixed under these rules, then no capital value of the amenities specified in the definition of the expression ‘luxurious RCC building’ shall be separately fixed for the purpose of levy of property tax.

Manual XVII _ page no

38

20. Valuation of open land capable of utilizing more than 1 floor space index

( F. S. I. ) or

transfer of development right ( T. D. R. ) –As the Ready Reckoner provides for the rate of base value of open land with 1 floor space index, open land which is capable of utilizing more than 1

floor space index or any transfer of development right shall be valued at an increased rate in proportion to the higher floor space index or transfer of development right proposed to be utilized and approved under the building plan submitted to the Corporation for approval. 21.

Capital value of open land or building or part thereof. - Capital value of open land or

building shall be fixed under the provisions of the Act and these rules in the following manner, namely: (1)

Capital value (CV) of open land – Rate of base value (BV) of a open land according to Ready

by multiplication as per user category approved floor

x AL

Capital value (CV) of a building – Relative rate of base value (BV) of a building according to

Ready Reckoner

X

schedule ‘A’) X

nature

of

weightage by multiplication as per user IV of

(UC) (Part I of schedule ‘A’) X permissible or

space index (FSI) X area of land (AL) .

CV = BV x UC x FSI (2)

Reckoner X weightage

category(UC) (Parts II, III, or as the case may be,

weightage by multiplication as per the

building (NTB) (schedule ‘B’) X

type

weightage by multiplication on account of age of building

(AF) (schedule ‘C’) X weightage by multiplication on

for RCC building with lift

and

account of floor factor

(FF)

(schedule ‘D’) X built-up area (BA) .

CV = BV x UC x NTB x AF x FF x BA

Manual XVII _ page no

39

Examples: - Some examples based and worked out on the formulae as aforesaid are shown in the Appendix. 22. Non- application of Guidelines of Stamp Duty Valuation. - Notwithstanding anything

contained in the 'Important Guidelines of Stamp Duty Valuation' as specified in the Ready Reckoner, the provisions made in these rules shall have primacy over those guidelines and none of those guidelines shall apply for fixing capital value under the Act and these rules.

DETAILS OF FACTORS AND USER CATEGORIESOF BUILDINGS AND LAND AND WEIGHTAGES BY MULTIPLICATION TO BE ASSIGNED THERETO SCHEDULE – A

Manual XVII _ page no

40

( See rules 4 and 5) Part – I

Open land

Sr.No.

1

(1)

User categories of open land and corresponding weightages by multiplication

User category of open land

Airport land :-

Weightage by multiplication to the base value

(2)

(3)

(a) Land used for movement and parking of aircraft

1.25

(b) Any land other than land covered by entry (a)

1.00

Golf course

1.25

including runway and taxying bay 2 3 4 5 6 7 8 9

10

11 12

13 14

15 16

Amusement park

1.25

Land around weighbridge

1.25

Land of open air theatre

0.10

Land of stadium where no tickets are sold for entry Land of stadium where tickets are sold for entry

0.10

Land of petrol pump / service station / LPG, CNG station / kerosene station

1.00 1.25

Open air electric substation

1.25

(a) Commercial

1.25

Open land – residential

1.00

Open land – non-residential:(b) Industrial

Open land under reservation:-

1.10

(a) Partial impermissibility

0.10

Quarry

1.25

(b) Total impermissibility Racecourse:-

0.01

(a) Land occupied by racing track

1.25

Salt pan

0.01

(b) Land other than the land of racing track Water reservoir

0.01 0.01 Manual XVII _ page no

41

PART – II Residential Buildings

Sr.

No.

1

(1)

2 3 4 5 6 7

User categories of residential buildings and corresponding weightages by multiplication User category of residential building or part thereof

Weightage by

multiplication to the related base value

(2)

Bungalow

(3)

Car park in stilt, or basement, or podium

1.25

Clubhouse and any other amenity in co-operative housing society used by its members

0.25 1.00

Duplex flat / apartment

1.25

Penthouse

1.25

Enclosed garage

0.25

Room, or flat, or apartment, or tenement and the like

1.00

8

Row house

1.25

10

Swimming pool

1.00

9

Society office

0.10

PART - III

Shops / Commercial Buildings

Manual XVII _ page no

42

User categories of Shops / Commercial Buildings and corresponding weightages by multiplication Sr.

No. (1)

User category of Shop / Commercial Building or part thereof

multiplication to

the related base value

(2)

(3)

1

Advertisement hoarding

3

Asset management company and trustee company of Mutual Fund

2

Weightage by

1.00

Airport buildings

1.10 1.20

4

Automatic Teller Machine Center and Money Changing Center

1.20

6

Car parking in stilt / basement / podium

0.25

5 7 8 9

10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

Bank

Cinema hall / theatre / drama theatre

Club house, etc. (excluding the one in co-operative housing society used by its members)

1.20 1.00 1.00

Co-operative credit society

1.00

Commodity exchange

1.20

Coaching class

1.00

Departmental store and shopping center

1.10

Dispensary, clinic and pathological laboratory

1.00

Educational institution

0.70

Electric sub-station of a commercial building

0.80

Electric sub-station of a residential building

0.10

Enclosed garage

0.25

Film shooting studio

1.00

Godown / storage / warehouse

1.00

Hangar and workshop at airport

1.10

Hospital

1.00

Hotel – five star and above

1.25

Hotel upto four star and service apartment

1.10

Life and non-life insurance corporation or company

1.20

Mall

1.25 Manual XVII _ page no

43

26

Mangal karyalaya / hall / community hall / convention hall / party hall,

1.20

27

Mangal karyalaya / hall / community hall / convention hall / party hall,

1.10

Multiplex

1.25

Nursery, kids' corner, playgroup

0.70

28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46

etc. (air-conditioned)

etc. (non-air-conditioned)

Non-banking financial institution

1.20

Nursing home

1.00

Office

1.00

Open air theatre - stage and other structures

0.30

Passenger terminal at airport

1.10

Private health club, gymnasium

1.00

Restaurant with bar

1.10

Securities Exchange Board of India

1.20

Shop

1.00

Society office

Special car parking structure (with or without mechanical lift) Stable

Stock exchange

Structures ancillary to petrol pump or service station or LPG or CNG station or kerosene station

0.25 1.00 0.80 1.20 1.00

Superspeciality hospital

1.20

Tiers of seats for spectators in a stadium where tickets are sold

0.60

Swimming pool (where entry fee or membership fee is charged)

1.00

47

Tiers of seats for spectators in a stadium where no tickets are sold

0.06

48

Tower

1.00

50

Weighbridge

1.00

49

Unstarred hotel

1.00

PART - IV

Industrial Buildings Manual XVII _ page no

44

User categories of industrial buildings and corresponding weightages by multiplication Sr.

No.

1 2 3 4 5 6 7

(1)

User category of industrial building or part thereof

(2)

Weightage

multiplication to the related base value

Car parking in stilt /basement /podium

0.25

Factory including refinery

1.25

Enclosed garage Industrial estate

by

(3)

0.25 1.25

Service industrial estate

1.05

Society office

0.25

Workshop

1.25

SCHEDULE – B ( See rule 6) Manual XVII _ page no

45

Weightages by multiplication to be assigned to a building on account of nature and type of Sr. No.

1 2 3 4

(1)

building

Nature and type of building or part thereof

Luxurious RCC building

Weightage

multiplication

(2)

1.20

RCC building other than luxurious RCC building

(3)

1.00

Pucca building excluding chawl

0.70

Semi permanent / Kachha building including chawl

0.50

Explanation:- For the purposes of this schedule –

(a) RCC building means a building having RCC columns/walls.

(b) pucca building /structure shall include following non-RCC building /structure

(i) steel frame structure, or

(ii) load bearing structure, or

(iii) any type of non-RCC structure having brick or stone wall,or (iv) hoarding

(c) semi-permanent / kachha building

means any other type of

building / structure not covered by any of the above three categories and includes temporary structures made from any material whatsoever.

SCHEDULE – C ( See rule 7)

Manual XVII _ page no

46

by

Weightages by multiplication to be assigned to a building on account of age of the building Sr.

No. 1

(1)

2 3 4 5 6 7 8 9

10 11

Age

0 to 5 years

Weightage (2)

More than 5 years up to 10 years

More than 10 years up to 15 years More than 15 years up to 20 years More than 20 years up to 25 years More than 25 years up to 30 years

More than 30 years up to 35 years More than 35 years up to 40 years More than 40 years up to 45 years More than 45 years up to 49 years More than 49 years

multiplication 1.00

(3)

0.97 0.94 0.91 0.88 0.85 0.82 0.79 0.76 0.73 0.70

SCHEDULE – D (See rule 8)

Manual XVII _ page no

47

by

Weightages by multiplication to be assigned to a building on account of floor factor for a RCC building with lift Sr.

Floor

Weightage by

(1)

(2)

(3)

No.

multiplication

1

Basement used for car-parking

0.70

3

Lower ground floor

1.00

2 4 5 6 7 8 9

10 11 12 13

Basement used for other than car parking Upper ground floor

1.00 1.00

Ground floor

1.00

From 1st to 4th floor

1.00

From 5th to 10th floor

1.05

From 11th to 20th floor

1.10

From 21st to 30th floor

1.15

From 31st to 50th floor

1.20

From 51st to 75th floor

1.25

From 76th to 100th floor

1.30

Above 100th floor

1.35

APPENDIX (See Rule 21)

Manual XVII _ page no

48

EXAMPLES FOR FIXATION OF CAPITAL VALUE (1) RESIDENTIAL FLAT ON 12TH FLOOR IN A BUILDING WITH LIFT Weightage Relative rate of base value

Rs.80,600

not applicable

User category

Residential

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

6 years

0.97

Floor number

12

1.10

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X FF X BA

= 80600 X 1.00 X 1.00 X 0.97 X 1.10 X 80 C.V. = Rs.68,80,016 (2)

RESIDENTIAL FLAT IN A BUILDING WITHOUT LIFT Weightage

Relative rate of base value

Rs.80,600

not applicable

User category

Residential

1.00

Nature and type of building

RCC

Age of building

6 years

0.97

Floor number

2

not applicable

Built-up area

80 sq. mtr.

not applicable

CV

building

other

luxurious RCC building

than 1.00

= BV X UC X NTB X AF X BA

= 80600 X 1.00 X 1.00 X 0.97 X 80

C.V. = Rs.62,54,560/(3)

OFFICE IN A BUILDING WITHOUT LIFT HAVING A MEZZANINE FLOOR Weightage

Relative rate of base value

Rs.108000

not applicable Manual XVII _ page no

49

User category

Office

1.00

Nature and type of building

RCC building other than luxurious RCC1.00

Age of building

6 years

0.97

Floor number

Ground floor

not applicable

Built-up area

80 sq. mtr.

not applicable

building

Built-up area of mezzanine floor 20 sq.mtr.

0.70

(1) CV of Flat = BV X UC X NTB X AF X BA

= 108000 X 1.00 X 1.00 X 0.97 X 80

C.V. = Rs.83,80,800

(2) C.V. Mezzanine floor = BV x UC x NTB x AF x BA

=(108000 x0.70) x1.00 x 1.00 x 0.97 x 20

(3) Total Capital Value

=

= 14,66,640

(1) + (2)

= 82,94,400 + 14,66,640 = Rs. 98,47,440

(4)

RESIDENTIAL FLAT IN A BUILDING WITHOUT LIFT HAVING OPEN TERRACE IN

EXCLUSIVE POSSESSION ATTACHED TO THE FLAT

Weightage Relative rate of base value

Rs.80,600

not applicable

User category

Residential

1.00

Nature and type of building

RCC building other than luxurious1.00

Age of building

6 years

0.97

Floor number

2

not applicable

Built-up area

80 sq. mtr.

not applicable

Built-up area of open terrace

10 sq.mtr.

0.10

RCC building

Manual XVII _ page no

50

(1) CV of Flat = BV X UC X NTB X AF X BA

= 80600 X 1.00 X 1.00 X 0.97 X 80

C.V. = Rs.62,54,560/-

(2) C.V. Open terrace

(3) Total Capital Value

= BV x UC x NTB x AF x BA

= (80600 x 0.10) x1.00 x 1.00 x 0.97 x 10

=

= 78,182/-

(1) + (2)

= 62,54,560 + 78,182 = Rs. 63,32,742/-

(5) RESIDENTIAL FLAT ON 12TH FLOOR IN A BUILDING WITH LIFT Weightage Relative rate of base value

Rs.80,600

not applicable

User category

Residential

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

36 years

0.79

Floor number

12

1.10

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X FF X BA

= 80600 X 1.00 X 1.00 X 0.79 X 1.10 X 80 C.V. = Rs.56,03,312

(6)

RESIDENTIAL FLAT IN A BUILDING WITHOUT LIFT Weightage

Relative rate of base value

Rs.80,600

not applicable Manual XVII _ page no

51

User category

Residential

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

36 years

0.79

Floor number

2

not applicable

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X BA

= 80600 X 1.00 X 1.00 X 0.79 X 80 C.V. = Rs.50,93,920 (7)

OFFICE ON 12TH FLOOR IN A BUILDING WITH LIFT Weightage

Relative rate of base value

Rs.1,08,000

not applicable

User category

Office

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

6 years

0.97

Floor number

12

1.10

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X FF X BA

= 108000 X 1.00 X 1.00 X 0.97 X 1.10 X 80

C.V. = Rs.92,18,880

(8)

OFFICE IN A BUILDING WITHOUT LIFT Weightage

Relative rate of base value

Rs.1,08,000

not applicable Manual XVII _ page no

52

User category

office

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

6 years

0.97

Floor number

2

not applicable

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X BA

= 108000 X 1.00 X 1.00 X 0.97 X 80 C.V. = Rs.83,80,800 (9)

OFFICE IN A BUILDING ON 12TH FLOOR WITH LIFT Weightage

Relative rate of base value

Rs.1,08,000

not applicable

User category

Office

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

36 years

0.79

Floor number

12

1.10

Built-up area

80 sq. mtr.

not applicable

RCC building

CV = BV X UC X NTB X AF X FF X BA

= 108000 X 1.00 X 1.00 X 0.79 X 1.10 X 80 C.V. = Rs.75,08,160

(10) OFFICE IN A BUILDING WITHOUT LIFT Weightage Relative rate of base value

Rs.1,08,000

not applicable Manual XVII _ page no

53

User category

office

1.00

Nature and type of building

RCC building other than luxurious 1.00

Age of building

36 years

0.79

Floor number

2

not applicable

Built-up area

80 sq. mtr.

not applicable

RCC building

C.V. = BV X UC X NTB X AF X BA

= 108000 X 1.00 X 1.00 X 0.79 X 80 C.V. = Rs.68,25,600/-

(11) OPEN LAND IN ISLAND CITY Weightage Rate of base value

Rs.36,400

not applicable

User Category

Residential

1.00

Nature and Type of Building

not applicable

not applicable

Age of Building

not applicable

not applicable

F.S.I. Factor

1.33

1.33

Land Area

80 sq. mtr.

not applicable

CV = BV X UC X FSI X LA

= 36400 X 1.00 X 1.33 X 80 C.V. = Rs.38,72,960

(12) OPEN LAND WHERE RESIDENTIAL BUILDING PLAN WITH HIGHER F.S.I. HAS BEEN APPROVED

Weightage Rate of base value

Rs.36,400

not applicable Manual XVII _ page no

54

User Category

Open Land (Resi)

1.00

Nature and Type of Building

not applicable

not applicable

Age of Building

not applicable

not applicable

F.S.I. Factor

2.50

2.50

Land Area

80 sq. mtr.

not applicable

CV = BV X UC X FSI X LA

= 36400 X 1.00 X 2.50 X 80 C.V. = Rs.72,80,000

(13) OPEN LAND IN SUBURBAN AREA Weightage Rate of base value

Rs.33,200/-

not applicable

User Category

Residential

1.00

Nature and Type of Building

not applicable

not applicable

Age of Building

not applicable

not applicable

F.S.I. Factor

1.00

1.00

Land Area

80 sq. mtr.

not applicable

CV = BV X UC X FSI X LA

= 33200 X 1.00 X 1.00 X 80 C.V. = Rs.26,56,000

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2010 Manual XVII _ page no

55

Rates of property taxes for the below mentioned user categories as shown in Table No.1 User Categories –

Residential BuildingsBunglow, Car park in stilt or basement, or podium, Club House and any other amenity in CoOperative Housing Society used by its members, Duplex flat/ Apartment, Enclosed Garage,

Pent House, Room, or flat , or apartment, or tenement and the like, Row House, Society

Office, Swimming Pool, Educational Institutions, Salt Pan, Quarry, Passenger Terminal at Airport, Hangers and Workshop at Airport. Table No.1 Gene ral

Tax

0.11 0%

Fire Tax

Stree Munici t Tax pal

Educati

Wate Wate Sewer r Tax r

Bene Tax

on 0.01 37%

Cess

0.05 0.041 1%

%

age

fit

Tax

0.25 0.06 0.163 3%

9%

%

Sewer age

Benefit

Tree

Cess

Tax

0.043 %

State

Employm

on

Guarante

Educati ent Cess

0.00 0.033 2%

%

e Cess

0.010%

Manual XVII _ page no

56

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2010

Rates of property taxes for the below mentioned user categories as shown in Table No.2

User Categories – Lands

Open land – Residential,

Open land under reservation (a)Partial Impermissibility (b) Total Impermissibility Race Course

( b) Land other than land of racing track,

Land under demolished/collapsed building, Water Reservoir , Industrial Buildings-

Car parking in Stilt/ Basement / Podium, Enclosed garage, Factory including refinery, Industrial Estate, Service Industrial Estate, Society Office, Workshop, Unstarred Hotel Other Non-Residential Buildings –

Oil tank / Gas tank /Chemical tank (Below ground),

Oil tank / Gas tank /Chemical tank

(Above ground), Car parking in Stilt/ Basement / Podium, Club House etc. (excluding the one

in Co-Operative Housing society used by its members), Private Health Club, Gymnasium, Co-

operative Credit Society, Coaching Class, Dispensary/Clinic and Pathological laboratory, Electric Sub-station, Enclosed Garage, Film Shooting Studio, Godown/Storage/ Warehouse, Hospital,

Nursery , Kids Corner , Playgroup, Nursing Home, Restaurant with Bar, Shop, Departmental

Store and Shopping Centre, Society office, Special Car parking structure (with or without

mechanical lift), Stable, Superspeciality Hospital, Swimming pool (where entry fee or membership fee is charged), Table No.2 General Tax

(Includin g

Tax)

Tax

Fire

0.200 %

Street

0.09 3%

Municipal

Education Cess

Water Tax

Water

Benefi t

Sewerag e Tax

Tax

0.074% 0.45 9%

0.12 6%

Sewerag e

Benefit

Tree

Cess

Tax

0.296 %

0.078 %

0.00 4%

State

Employmen

Cess

Cess

Education

t Guarantee

0.059% 0.018%

Manual XVII _ page no

57

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2010

Rates of property taxes for the below mentioned user categories as shown in Table No.3

User Categories – Lands-

Amusement Park, Golf Course, Land of Open Air Theatre, Land around weigh-bridge, Land of Petrol pump / Service Station / LPG, CNG station / Kerosene Station, Open Air Electric Substation,

Open land – Non-Residential – (a) Commercial (b) Industrial Race Course

(a) Land occupied by tracing track, Land of stadium where tickets are sold for entry, Land of stadium where no tickets are sold for entry. Non-Residential Buildings

Structures ancillary to Petrol Pump / Service Station /LPG CNG station / Kerosene station,

Tiers of seats for spectators in a stadium where tickets are sold, Tiers of seats for spectators in a stadium where no tickets are sold, Airport Land –

(a) Land used for movement and parking of aircraft including runway and taxying bay. (b) Any land other than land covered by entry (a)

Table No.3 General Tax

(Includin g

Tax)

Street Tax

Fire

0.250%

Municipa Water

Water

Educatio

it

l

Tax

n

6%

0.093%

e Tax

Tax

Cess 0.11

Benef

Sewerag Sewerag Tree

0.57 4%

0.15 7%

e

Benefit

Cess

Tax 0.370%

0.097%

0.00 5%

State

Employme

n Cess

Guarantee

Educatio

0.074%

nt

cess

0.023%

Manual XVII _ page no

58

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2010 Rates of property taxes for the below mentioned user categories as shown in Table No.4

User Categories –

Hotel Upto Four Star and Service Apartment,

Hotel Five star and above, Mall, Advertising

Hoarding, Weigh bridge, Cinema Hall /Theatre /Drama Theatre , Multiplex, Open Air Theatre

– Stage and other structures, Office, Mangal Karyalaya/ Hall / Community Hall / Convention Hall / Party Hall etc. (Air conditioned), Mangal Karyalaya/ Hall / Community Hall / Convention Hall / Party Hall etc. (Non-Air conditioned), Airport buildings. Table No.4 General Tax

(Includi

Stree t Tax

ng Fire

%

al

Educati

Wate r Tax

on

Tax)

0.400

Municip

5%

r

Bene

Sewera ge Tax

fit

Cess 0.18

Wate

9%

0.25 2%

ge

Benefit

Tree

Cess

Tax

Tax

0.148% 0.91

Sewera

0.593 %

0.156 %

State

Educati

Employm ent

on Cess Guarantee Cess

0.00 7%

0.119% 0.036%

Manual XVII _ page no

59

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2010 Rates of property taxes for the below mentioned user categories as shown in Table No.5

User Categories –

Bank, Automatic Teller Machine Center and Money Changing Center, Tower,

Asset

Management company and trustee company of Mutual Fund, Non-Banking Financial Institution,

Commodity Exchange, Life and non-life insurance corporation or company, Security Exchange Board of India , Stock Exchange. Table No.5 General Tax

(Includi

Stree t Tax

ng Fire

%

al

Educati

Wate r Tax

on

Tax)

0.800

Municip

0%

r

Bene

Sewera ge Tax

fit

Cess 0.37

Wate

7%

0.50 4%

ge

Benefit

Tree

Cess

Tax

Tax

0.296% 1.83

Sewera

1.185 %

0.311 %

State

Educati

Employm ent

on Cess Guarantee Cess

0.01 5%

0.237% 0.073%

Manual XVII _ page no

60

MUNICIPAL CORPORATION OF GREATER MUMBAI RULES FOR FIXING CAPITAL VALUE OF LANDS AND BUILDINGS W. E. F. 1-4-2015 No.AC/NTC/1147/2014-15 . In exercise of the powers conferred by clause (e) of

sub-section (1A), sub-section (1B) and sub-section (1C) of section 154 of the Mumbai

Municipal Corporation Act (Act No.Bom.III of 1888), and of all other powers enabling him in this behalf, the Commissioner, after having obtained the approval of the Standing Committee, as

required under the said sub-section (1B), hereby makes the following rules to provide for the

factors and categories of users of lands and buildings and the weightage by multiplication to be

assigned to various such factors and categories for the purpose of fixing the capital value of lands and buildings in Brihan Mumbai , namely :1.

Short title and commencement : – (1)These rules may be called the Factors and

Categories of Users of Buildings or Lands (Assignment of Weightages by Multiplication) Fixation of Capital Value Rules, 2015.

(2) They shall come into force from 1st April 2015.

2.

(a)

(b)

Definitions - In these rules, unless the context otherwise requires :-

'Act' means the Mumbai Municipal Corporation Act (Bom.III of 1888);

'flat' means a separate part or portion of a building used or intended to be

used

for

residence, or office, or show-room, or shop, or godown, or for carrying on any industry, or business, or profession, or vocation; (c)

'hoarding' includes boards used to display advertisements, erected on poles, on the

(d)

'land appurtenant to a building' means open spaces on all sides of a building required to

ground or on a building;

be kept open in accordance with the relevant provisions of the Development Control Regulations for Greater Bombay, 1991 or any such Regulations, for the time being in force; (e) 'deleted' (f)

'multiplex' means a cinema house having more than one screen within a building; Manual XVII _ page no

61

(g) 'open land' includes land not built upon or land being built upon, land appurtenant to a building;

but does not include

(h) 'Ready Reckoner' means the Stamp Duty Ready Reckoner, for the time referred to in sub-section (1A) of section 154 of the Act;

being in force,

(i) 'relative rate of base value' means the rate of open land, or rate of land plus residential building, office, shop, commercial or industrial building, as the case may be, as indicated in the Ready Reckoner;

(j) 'schedule'means a schedule to these rules; (k) 'section' means a section of the Act;

(l)'star hotel' means hotel classified as a star hotel with a specific number of stars assigned thereto by the Ministry of Tourism, Government of India

(m) 'storage tank' includes a tank, whether underground or on any floor of a building, used for the storage of commodities, except the one used for storage of water; (n)

'tower' includes television tower, cable tower, telecom tower or any other such tower,

transmission tower, cellular antenna, broadcasting antenna or the like, erected on the surface, or on top, or on any other open space, of a building;

(o)

Act, or

words and expressions used in these rules and not defined,-

(i) but defined in the Act, shall have the meanings respectively assigned to them in the (ii) where defined in the Maharashtra Regional and Town Planning Act,1966 or in the

Development Control Regulations for Greater Mumbai, 1991, or any such Regulations, for the

time being in force, shall have the meanings respectively assigned to them in the said Town Planning Act or in the Development Control Regulations, as the context may require. 3.

Capital value of open land :- Save as otherwise provided in these rules, where, within

the precincts of a building there is vacant land other than the land appurtenant to the building,

such land shall be treated as open land and the capital value thereof shall be fixed accordingly, as provided for in rule 21.

Manual XVII _ page no

62

4.

User categories of open land and weightages by multiplication to be assigned thereto: -

User categories of open land shall be as specified in column (2) of Part I of schedule ‘A’ and the weightages by multiplication to the base value, to be respectively assigned thereto for the

purpose of fixing capital value, shall be as shown in column (3) of the said Part I of schedule ‘A’. 5.

User categories of buildings or part thereof and weightages by multiplication to be

assigned thereto:- User categories of buildings or part thereof shall be as specified in column

(2) of each of Parts II, III and IV of schedule ‘A’ and the weightages by multiplication to the relative base value, to be respectively assigned thereto for the purpose of fixing capital value, shall be as shown in column (3) of each of the said Parts II, III and IV of schedule ‘A’. 6.

The nature and type of building and the weightage by multiplication to be assigned

thereto: - The nature and type of a building shall be as specified in column (2) of schedule ‘B’

and the weightages by multiplication to be assigned thereto for the purpose of fixing capital value, shall be as shown in column (3) of the said schedule ‘B’. 7.

The weightage by multiplication to be assigned to a building on account of the age

thereof: - The weightage by multiplication to be assigned to a building on account of age factor,

for the purpose of fixing capital value, shall be according to the age of the building as shown in

column (2) of schedule ‘C’ and the weightage by multiplication to be assigned thereto shall be as shown in column (3) of the said schedule ‘C’.

8. The weightage by multiplication on account of floor factor to be

assigned

to

RCC

building with lift: - Weightage by multiplication on account of floor factor to be assigned to a

RCC building with lift, for the purpose of fixing capital value, shall be according to the number of floors as shown in column (2) of schedule ‘D’ and the weightage by multiplication to be assigned thereto shall be as shown in column (3) of the said schedule ‘D’.

Manual XVII _ page no

63

9.

Area of hoarding or tower for the purpose of fixing capital value: -Area of hoarding or

(a)

in the case of a hoarding, the area of the square of the extremities of the poles on

(b)

in the case of a tower, the area covered by the extremities of the foundation of the

10.

Carpet Area area of a flat or a building:- (1) The total carpet area of a flat shall be

tower for the purpose of fixing capital value thereof shall mean,-

which the hoarding is erected plus the area of the hoarding; and tower.

reckoned by including the area of the following items, namely:- (i) terrace in exclusive

possession, (ii) mezzanine floor, (iii) loft (excluding loft in residential flat) or attic, (iv) dry balcony and (v) niches; and

(2) The total carpet area area of a building shall be reckoned by including the areas of the

following items, namely:- (i) total area of the flats in the building computed in accordance with sub rule (1), (ii) basement, (iii) stilt, (iv)porch, (v) podium, (vi) service floor, (vii) refuge

area, (viii) entrance lobby, (ix) lounge, (x) air- conditioning plant room, (xi) air handling

room, (xii) the structure for an effluent treatment plant room and (xiii) watchman cabin (xix)sewerage treatment plant room (xv) water treatment plant room

(3) The carpet area of any of the following items shall not be reckoned while computing the carpet area of a building or part thereof, namely:-

(i) lift room above topmost storey, (ii) lift well, (iii) stair-case and passage thereto including staircase room, (iv) chimney and elevated tank, (v) meter room, (vi) pump

room, (vii) underground and overhead water tank, (viii) septic tank, (ix)flower-bed and

(x) loft in residential flat, (xi) entrance lobby of residential building

(4) 'deleted'

11. Fixation of capital value of a flat or building or part thereof.- (1) While fixing the capital

value of a flat, the capital value of any one or more of the relevant items specified in subrule (1) of rule 10, as fixed in accordance with the provisions of rules 14,15, or subrule(1) of rule 16, as the case may be, shall be added to the capital value of the flat. Manual XVII _ page no

64

(2) While fixing the capital value of a building or part thereof, the capital value of any of the

one or more of the relevant items specified in sub-rule (2) of rule 10 as fixed in accordance with the provisions of sub-rule (2) or, as the case may be, (3) of rule 16, shall be added to the capital value of the building or part thereof. xv)

'deleted'

13. Fixation of capital value of religious buildings :- The capital value of a religious building

which is a temple, math, gurudwara, mosque, takth, church, durgah, synagogue, or agiary or the like, and is used or intended to be used for the purpose of religious worship or offering prayers or performance of any religious rites or rituals by a person of, or belonging to, the

relevant religion, creed, or sect, shall be fixed at the rate of base value applicable to a residential building as indicated in the Ready Reckoner; and by applying the relevant weightages by multiplication provided for in these rules.

14. Fixation of capital value of open terrace: - If an open terrace in exclusive possession is attached to a flat, the capital value of such terrace of a non-residential flat shall be fixed at 50% of the relative rate of base value of such flat, and of residential flat at 20% of the relative

rate of base value of such flat; and by applying the relevant weightages by multiplication provided for in these rules.

15. Fixation of capital value of mezzanine floor, loft and attic floor,-

(a) the capital value of mezzanine floor shall be fixed at 70% of the relative rate of base

value of the flat beneath the mezzanine floor; and by applying the relevant weightages by multiplication provided for in these rules;

(b) the capital value of loft or attic floor shall be fixed at 50% of the relative rate of base

value of the flat beneath the loft, or as the case may be, the attic; and by applying the relevant weightages by multiplication provided for in these rules;

Provided that, where the rate of base value applicable to the mezzanine floor, loft

or attic floor having regard to its user is higher or, as the case may be, lower than the rate of Manual XVII _ page no

65

base value applicable to the flat beneath such mezzanine floor, loft or attic floor, the capital value of such mezzanine floor, loft or attic floor shall be fixed at 70% or 50%, as the case may

be, of such higher or lower rate of base value; and by applying the relevant weightages by multiplication provided for in these rules. 16. ' deleted'. 17. Fixation of capital value in respect of demolished building:-

(1) Where a building is fully demolished, or has fully collapsed, the land beneath it shall be

deemed to be open land and the capital value thereof shall be fixed accordingly, as provided for in rule 21.

Explanation – " deleted"

(2) Where only part of a building is demolished or has partly collapsed and the remaining part is yet occupied by occupiers, land beneath the portion of the building which is demolished or has collapsed shall be deemed to be open land and the portion of the structure which is occupied shall be treated as a building, for the purpose of fixing the capital value thereof. (3) "deleted" 18. 'deleted'. 19. 'deleted'. 19 A Assessment of Amenities in Luxurious RCC bldg

Where Property tax in respect of amenities of luxurious RCC building was not levied since 1st April 2010 as per Rule 19, while determining the property tax leviable from 1st April 2015,

subject to capping as provided for in section 140A such tax shall be considered which would have been continued to levy from 1st April 2010

20. Valuation of open land capable of utilizing more than 1 floor space index

(F.S.I.) or

transfer of development right (T.D.R.) –As the Ready Reckoner provides for the rate of base value of open land with 1 floor space index, open land which is capable of utilizing more than 1 Manual XVII _ page no

66

floor space index or any transfer of development right shall be valued at an increased rate in

proportion to the higher floor space index or transfer of development right proposed to be utilized and approved under the building plan submitted to the Corporation for approval. 21.

Capital value of open land or building or part thereof.-Capital value of open land or

building shall be fixed under the provisions of the Act and these rules in the following manner, namely:(1)

Capital value (CV) of open land –

Rate of base value (BV) of a open land according to Ready Reckoner X weightage by

multiplication as per user category floor

space index (FSI) X area of land (AL) . CV = BV x UC x FSI

(2)

(UC) (Part I of schedule ‘A’) X permissible or approved

x AL

Capital value (CV) of a building –

Relative rate of base value (BV) of a building according to Ready Reckoner X weightage

by multiplication as per user category (UC) (Parts II, III, or as the case may be, IV of schedule ‘A’) X weightage by multiplication as per the

nature and type of building

(NTB) (schedule ‘B’) X weightage by multiplication on account of age of building (AF) (schedule ‘C’) X weightage by multiplication on with lift (schedule ‘D’) X carpet area (CA) .

account of floor factor (FF) for RCC building

CV = BV x UC x NTB x AF x FF x CA Non-application of Guidelines of Stamp Duty Valuation. - Notwithstanding anything contained in the 'Important Guidelines of Stamp Duty Valuation' as specified in the Ready Reckoner, the

provisions made in these rules shall have primacy over those guidelines and none of those guidelines shall apply for fixing capital value under the Act and these rules.

Manual XVII _ page no

67

DETAILS OF FACTORS AND USER CATEGORIES

OF BUILDINGS AND LAND AND WEIGHTAGES BY MULTIPLICATION TO BE ASSIGNED THERETO SCHEDULE – A

(See rules 4 and 5) Part – I

Open land

User categories of open land and corresponding weightages by multiplication Sr.

No.

multiplication to the base value

(1) 1

Weightage by

User category of open land

(2)

(3)

Airport land :(a) Land used for movement and parking of aircraft runway and taxying bay

including

1.25

(b) Any land other than land covered by

1.00

2

Land of stadium where no tickets are sold for entry

1.25

3

Land of open air theater

1.25

4

Land of stadium where tickets are sold for entry

1.25

5

Land of petrol pump / service station / LPG, CNG station /

1.25

6

Land around weighbridge

7

Golf course

0.1

8

Amusement park

0.1

9

Open air electric substation

1.25

10

Open land – non-residential:-

entry (a)

kerosene station

1

Manual XVII _ page no

68

(a) Commercial

1.25

(b) Industrial

1.10

11

Open land – residential

1.00

12

Open land under reservation:(a) Partial impermissibility

0.10

(b) Total impermissibility

0.01

13

Quarry

1.25

14

Racecourse:(a) Land occupied by racing track

1.25

(b) Land other than the land of racing track

0.01

15

Water reservoir

0.01

16

Salt pan

0.01

17

Land beneath partly demolished /collapsed / remains of structures

0.10

and therefore not capable of being physically occupied until issuance of I.O.D.

18

Open land not built upon until the issuance of I.O.D.

0.25

19

Rehab component of Open land for redevelopment under various

0.50

schemes approved by State Govt. / MHADA / MMRDA /MCGM .

Manual XVII _ page no

69

SCHEDULE – A

(See rules 4 and 5) PART – II

Residential Buildings

User categories of residential buildings and corresponding weightages by multiplication Sr. No.

User category of residential building or part thereof

Weightage by multiplication to the base value

1)

Clubhouse and any other amenity in co-operative

0.5

2)

Educational Institution

0.5

3)

Lounge / Visitors waiting room

0.5

4)

Residential user

0.5

5)

Service floor

6)

Swimming pool

7)

Air conditioning Plant room

0.125

8)

Air handling room

0.125

9)

Car park in stilt, or basement, or podium

0.125

10)

Dry Balcony

0.125

11)

Enclosed garage for parking

0.125

12)

Nitches

0.125

13)

Porch

0.125

14)

Refuge area

0.125

15)

Servant / Common Toilets

0.125

16)

Sewerage /Water Treatment Plant /Structure for an

0.125

17)

Watchman Cabin

0.125

18)

Open Terrace in exclusive possession attached to flat

19)

Society office

housing society used by its members

effluent plant

0.125 0.5

0.1 0.125 Manual XVII _ page no

70

SCHEDULE – A

(See rules 4 and 5) PART - III

Shops / Commercial Buildings

User categories of Shops / Commercial Buildings and corresponding weightages by multiplication Sr. No.

User category of Shop / Commercial Building or part

i)

Multiplex

thereof

Weightage by multiplication to the base value 1

ii)

Hotel – five star and above

iii)

Four star hotel

0.96

iv)

Three start hotel

0.92

v)

Two Star hotel

0.88

vi)

One star hotel

0.84

vii)

Commercial user

0.8

viii)

Entrance lobby

0.8

ix)

Lounge / Visitors waiting room

0.8

x)

Service floor

0.2

xi)

Storage Tank

0.64

xii)

Tiers of seats for spectators in a stadium where

0.48

xiii)

Electric sub-station of a commercial building

0.64

xiv)

Open Terrace in exclusive possession attached to flat

0.4

xv)

Open air theater - stage and other structures

0.24

xvi)

Air conditioning Plant room

0.2

tickets are sold

1

Manual XVII _ page no

71

Sr. No. xvii) xviii)

User category of Shop / Commercial Building or part thereof

Air handling room

Weightage by multiplication to the base value 0.2

Car parking in stilt / basement / podium

0.2

xix)

Common toilets

0.2

xx)

Enclosed garage for parking

0.2

xxi)

Nitches

0.2

xxii)

Porch

0.2

xxiii)

Refuge area

0.2

xxiv)

Sewerage /Water Treatment Plant/Structure for an

0.2

xxv)

Society office

0.2

xxvi)

Watchman Cabin

0.2

xxvii)

Electric sub-station of a residential building

0.08

xxviii)

Tiers of seats for spectators in a stadium where no

0.048

effluent plant

tickets are sold

Manual XVII _ page no

72

SCHEDULE – A

(See rules 4 and 5) PART - IV

Industrial Buildings

User categories of industrial buildings and corresponding weightages by multiplication Sr. No.

User category of industrial building or part thereof

1.

Factory including refinery

3.

Service industrial estate

2. 4.

Industrial estate Workshop

Weightage by

multiplication to the base value 1.25 1.25 1.25 1.25

5.

Any other industrial user not specified herein

6.

Entrance lobby

1.25

8.

Service floor

0.25

9.

Open Terrace in exclusive possession attached to flat

0.5

10.

Air conditioning Plant room

0.25

11.

Air handling room

0.25

13.

Common toilets

0.25

14.

Enclosed garage for parking

0.25

16.

Porch

0.25

18.

Sewerage /Water Treatment Plant/Structure for an

0.25

7.

12.

15. 17.

19. 20.

Lounge / Visitors waiting room

Car parking in stilt /basement /podium

Nitches

Refuge area

effluent plant

1.25 1.25

0.25

0.25 0.25

Society office

0.25

Watchman Cabin

0.25 Manual XVII _ page no

73

SCHEDULE – B (See rule 6)

Weightages by multiplication to be assigned to a building on account of nature and type of building

Sr. No.

Nature and type of building or part thereof

Weightage by multiplication

1) RCC building

1.00

i)Advertisement Hoarding ii) steel frame structure

2.

Pucca building excluding chawl

0.70

3.

RCC building

1.00

Explanation:- For the purposes of this schedule –

(a) RCC building means a building having RCC columns/walls as well as includes following constructions ---

i)Advertisement Hoardings which are at rest on floor or any construction using steel frame structure

ii) steel frame structure/ steel Tower

(b) pucca building /structure shall include following non-RCC building /structure – 1) load bearing structure, or

2) any type of non-RCC structure having brick or stone wall, (c) semi-permanent / kachha building means any other type of building / structure not covered by any of the above three categories and includes temporary structures made

from any material whatsoever

Manual XVII _ page no

74

SCHEDULE – C (See rule 7)

Weightages by multiplication to be assigned to a building on account of age of the building Sr. No.

Age

Weightage by multiplication

(7) 0 to 5 years

1.00

(8) More than 5 years up to 10 years

0.95

(9) More than 10 years up to 15 years

0.90

(10) More than 15 years up to 20 years

0.85

(11) More than 20 years up to 25 years

0.80

(12) More than 25 years up to 30 years

0.75

(13) More than 30 years up to 35 years

0.70

(14) More than 35 years up to 40 years

0.65

(15) More than 40 years up to 45 years

0.60

(16) More than 45 years up to 49 years

0.55

(17) More than 49 years

0.50

Manual XVII _ page no

75

SCHEDULE – D (See rule 8)

Weightages by multiplication to be assigned to a building on account of floor factor for a RCC building with lift

Sr. No.

Floor

Weightage by multiplication

1)

Basement

0.70

2)

Lower ground floor

1.00

3)

Upper ground floor

1.00

4)

Ground floor

1.00

5)

From 1st to 4th floor

1.00

6)

From 5th to 10th floor

1.05

7)

From 11th to 20th floor

1.10

8)

From 21st to 30th floor

1.15

9)

From 31st to 50th floor

1.20

10)

From 51st to 75th floor

1.25

11)

From 76th to 100th floor

1.30

12)

Above 100th floor

1.35

Manual XVII _ page no

76

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2015 Rates of property taxes for the below mentioned user categories as shown in Table No.1 User Categories –

Residential User, Educational Institute, Portion of Residential building mention in Schedule 'A' Part-II :- Lounge / Visitors waiting room, Service floor, Swimming Pool, Air conditioning Plant

Room, Air handling Room, Car Parking in Stilt / Basement / Podium, Dry Balcony, Enclosed garage for parking, Nitches, Porch, Refuge Area, Servant Toilet / Common Toilet, Sewerage /Water Treatment Plant /Structure for an effluent plant, Watchmen Cabin, Open Terrace in exclusive possession attached to flat, Society Office. Table No.1 Gener

Wat

%

Tax

al Tax (Inclu ding

Water

Sewer

Sewera

Municip

Tax

Tax

Benefit

Educatio

%

Cess

er

Benefit

%

%

age %

Fire

ge

Tax

Tax) 0.11 0

0.2 53

0.069

0.163

0.043

State

Employm

on

Guarante

%

%

al

Educati

n

Cess

%

0.040

0.035

ent

e Cess

0.010

Tree

Street

%

%

Cess

0.002

Total

Tax

0.050

Manual XVII _ page no

0.78

77

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2015

Rates of property taxes for the below mentioned user categories as shown in Table No.2 User Categories –

Commercial User, Industrial User, Storage Tank, Multiplex, Stadium, Airport, Open air theater stage and other structures, Hotels upto Five Star & above, Factory including Refinery, Industrial

Estate, Service Industrial Estate, Workshop, Portions of Commercial & Industrial building mentioned Schedule 'A' Part III & IV :- Entrance Lobby, Lounge / Visitors waiting room, Service floor, Air conditioning Plant Room, Air handling Room, Car Parking in Stilt / Basement /

Podium, Enclosed garage for parking, Nitches, Porch, Refuge Area, Servant Toilet / Common Toilet, Sewerage /Water Treatment Plant /Structure for an effluent plant, Watchmen Cabin,

Open Terrace in exclusive possession attached to flat, Society Office, Electric sub-station of a commercial building, Electric sub-station of a residential building, Table No.2 Gener

Wat

%

Tax

al Tax (Inclu ding

Water

Sewe

Sewera

Munici

Tax

Tax

Benefit

Educat

%

Cess

er

Benefit

%

%

rage %

Fire

ge

Tax

Tax) 0.270

0.6 20

0.170

0.40 0

0.105

State

Employm

n Cess

Guarante

pal

Educatio

ion

%

%

0.100

0.080

ent

e Cess

Tree

Street

%

%

Cess

Total

Tax

%

0.020

0.005

1.9

0.130

Manual XVII _ page no

78

BRIHANMUMBAI MAHANAGARPALIKA (Assessment & Collection Department)

RATES OF TAXATION ON CAPITAL VALUE WITH EFFECT FROM 01.04.2015 Rates of property taxes for the below mentioned user categories as shown in Table No.3 User Categories –

Airport Land

(a) Land used for movement and parking of aircraft

including runway and taxying bay

(b) Any land other than land covered by entry (a)

Land of Stadium, Land of open air theater, Land of petrol pump / service station / LPG, CNG

station / kerosene station, Land around weighbridge, Golf Course, Amusement Park, Open air electric substation, Quarry, Water Reservoir, Salt pan

Open Land Non-Residential :- (a) Commercial , (b) Industrial

Open Land Residential

Open land under reservation:- (a) Partial impermissibility, (b) Total impermissibility

Racecourse :- (a) Land occupied by racing track, (b) Land other than the land of racing track

Land beneath partly demolished /collapsed / remains of structures and therefore not capable of being physically occupied until issuance of I.O.D.

Open land not built upon until the issuance of I.O.D.

Rehab component of Open land for redevelopment under various schemes approved by State Govt. / MHADA / MMRDA /MCGM under Rule 33 of D.C.Regulations. Table No.3 General

Water

(Includi

%

Tax %

ng Fire

Tax

Tax)

0.500

1.14 8

Water

Sewe

Sewera

Munici

Tax

Tax

Benefit

Educat

%

Cess

0.195

0.190

Benefit %

0.315

rage %

0.74 0

ge

Tax

State

Employm

on

Guarante

%

%

pal

Educati

ion

Cess

%

0.148

ent

e Cess

0.042

Tree

Street

%

%

Cess

0.010

Tax

0.230

Manual XVII _ page no

Total

3.52

79

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