Politics
Kurla Property Tax Reassessment Under BMC Rules Shows 6 Percent Average Rise Compared to 9 Percent in Andheri
The policy means Kurla households will pay an additional 1,200 rupees on average annually, funding local road repairs and drainage upgrades in the ward.
How we reported this
The Brihanmumbai Municipal Corporation began applying its 2026 property tax reassessment on 1 July, updating rateable values in the Kurla ward using 2025 transaction data from the Stamp Duty Ready Reckoner. This change directly alters bills for roughly 48,000 residential and commercial properties between the Eastern Express Highway and LBS Marg.
The update stems from a 2024 amendment to the Maharashtra Municipal Corporations Act that requires all 24 wards to refresh valuations frozen since 2019. Kurla ward office records show the previous base produced 285 crore rupees in collections for the 2025-26 fiscal year, while the citywide total reached 8,500 crore rupees.
Kurla residents living in buildings near the Kurla railway station will see their new bills calculated on market values that rose 22 percent since the last assessment. In contrast, the Andheri ward recorded a 31 percent rise in the same period, producing the 9 percent average tax increase reported in BMC ward summaries released last week.
Effects on Local Services and Household Costs
The extra revenue stays within the Kurla ward budget line for stormwater drains along Pipe Road and pothole repairs on the 1.8 kilometre stretch of CST Road. Local advocates note that collections from the revised valuations are projected to add 34 crore rupees, enough to cover the ward's scheduled replacement of 12 ageing water pumps by March 2027.
Policy analysts say the lower average increase in Kurla compared with Andheri results from slower growth in commercial rental rates along the Sion-Trombay road corridor. Households with a 2025 rateable value of 1.8 lakh rupees will face an 1,080-rupee rise, while equivalent properties in Andheri will rise by 1,620 rupees.
Appeal Process and Timeline
Property owners must file objections at the Kurla ward office by 15 August using Form 6A. The BMC expects to issue final bills by 30 September and complete all appeals by December. The legislation states that any overpayment will be adjusted against the 2027-28 demand.