How to Pay Property Tax Online in India — Municipal Tax Payment Guide
Complete guide to pay property tax online in India. Step-by-step process for Delhi MCD, Mumbai BMC, Bangalore BBMP, Chennai, and Hyderabad GHMC with official links.
Official Links
What is Property Tax?
Property tax is an annual tax levied by your local municipal corporation or municipality on land and buildings within its limits. Every property owner — whether residential, commercial, or vacant land — must pay this tax. The money collected is used for civic services like roads, water supply, drainage, street lighting, and garbage collection.
Property tax is also called house tax or municipal tax in different parts of India.
How is Property Tax Calculated?
Property tax calculation varies from city to city. There are three main systems used across India:
1. Unit Area System (Delhi, Kolkata, Patna, Hyderabad)
Tax is calculated based on the per-unit price of the built-up area of the property. The rate depends on the location, type of construction, usage (residential/commercial), and age of the building.
Formula: Property Tax = Unit Area Value × Built-up Area × Age Factor × Usage Factor × Structure Factor × Occupancy Factor
2. Capital Value System (Mumbai)
Tax is calculated as a percentage of the market value of the property as determined by the government. The stamp duty ready reckoner rate is typically used.
Formula: Property Tax = Capital Value × Tax Rate
3. Rateable Value System (Chennai, parts of Karnataka)
Also called Annual Rental Value (ARV) system. Tax is calculated based on the expected annual rent the property can fetch, whether or not it is actually rented.
Formula: Property Tax = Rateable Value × Tax Rate
Note: Most cities revise property tax rates periodically. Check your municipal corporation's website for current rates.
Documents and Details Needed
Before paying property tax online, keep these details ready:
- Property ID / Assessment Number — This is your unique property tax number assigned by the municipality
- Khata Number (Bangalore) or CTS Number (Mumbai) or PTIN (Hyderabad)
- Owner's name as registered with the municipality
- Zone / Ward / Colony details — needed to search your property
- Previous payment receipt (for reference)
- Mobile number and email linked to the property record
If you don't know your Property ID, most portals allow you to search by owner name, door number, or address.
How to Pay Property Tax Online — City-Wise Guide
Delhi — MCD Property Tax
Portal: https://mcdonline.nic.in
After the unification of the three MCDs (North, South, East) into a single Municipal Corporation of Delhi (MCD) in 2022, property tax is managed through a single portal.
Steps to pay:
- Visit mcdonline.nic.in
- Click on "Property Tax" section
- Enter your Property Unique ID (UPIC) or search by colony/address
- Verify the property details and tax amount displayed
- Click "Pay Online"
- Choose payment method — net banking, debit/credit card, or UPI
- Complete payment and download the receipt
Calculation: Delhi uses the Unit Area System. Tax depends on the colony category (A to H), covered area, age, and usage type.
Early payment rebate: MCD offers a rebate of up to 15% if you pay before the due date (usually 30th June).
Mumbai — BMC Property Tax
Portal: https://portal.mcgm.gov.in
The Brihanmumbai Municipal Corporation (BMC) manages property tax for Mumbai city and suburbs.
Steps to pay:
- Visit portal.mcgm.gov.in
- Navigate to "Property Tax" section
- Enter your Account Number or CTS Number (City Survey Number)
- View the property details and outstanding dues
- Click "Pay Tax"
- Select payment mode — net banking, card, or UPI
- Make the payment and save the receipt
Calculation: Mumbai uses the Capital Value System since 2010. Tax is based on the market value of the property (ready reckoner rate) multiplied by the applicable tax rate.
Early payment rebate: BMC provides a 5% rebate for early payment within the first quarter of the financial year.
Bangalore — BBMP Property Tax
Portal: https://bbmptax.karnataka.gov.in
The Bruhat Bengaluru Mahanagara Palike (BBMP) manages property tax for Bangalore city.
Steps to pay:
- Visit bbmptax.karnataka.gov.in
- Click on "Property Tax Payment"
- Choose your search option — by SAS Application Number, PID, or Khata Number
- Enter the details and click "Search"
- Review the property details and tax demand
- Click "Pay" and select payment method
- Complete payment via net banking, credit/debit card, or UPI
- Download the payment receipt
Calculation: BBMP uses a self-assessment system based on zone, built-up area, type of building, and usage. Property owners must self-assess their tax using the online calculator.
Early payment rebate: BBMP offers a 5% rebate for payment before 30th April each year.
Chennai — Corporation Property Tax
Portal: https://chennaicorporation.gov.in
The Greater Chennai Corporation (GCC) manages property tax for Chennai city.
Steps to pay:
- Visit chennaicorporation.gov.in
- Go to "Online Services" → "Property Tax"
- Enter your Zone Number and Bill Number or search by door number/street
- Check the tax details and outstanding amount
- Click "Pay Online"
- Choose payment method and complete the transaction
- Download the receipt
Calculation: Chennai uses the Annual Rental Value (ARV) system. Tax is calculated based on the reasonable expected rent of the property.
Early payment rebate: GCC offers a 5% rebate for advance payment of half-yearly tax.
Hyderabad — GHMC Property Tax
Portal: https://ghmc.gov.in
The Greater Hyderabad Municipal Corporation (GHMC) manages property tax for the Hyderabad metropolitan area.
Steps to pay:
- Visit ghmc.gov.in
- Click on "Property Tax" from the main menu
- Enter your PTIN (Property Tax Identification Number) or search by owner name/door number
- Review the property details and tax calculation
- Click "Pay Tax"
- Select payment mode — net banking, card, or UPI
- Complete payment and download the receipt
Calculation: GHMC uses the Unit Area Value method. Tax depends on slab rate, plinth area, age of building, usage type, and location.
Early payment rebate: GHMC provides a 5% early bird discount for payment before 30th April.
How to Check Property Tax Status and Dues
You can check your pending property tax dues online:
- Visit your city's municipal corporation website (links above)
- Go to the Property Tax section
- Enter your Property ID / Assessment Number
- The portal will show your tax demand, payments made, and any outstanding dues
Most portals also show the year-wise breakup of tax paid and pending amounts.
How to Download Property Tax Receipt
After making an online payment:
- The receipt is usually displayed immediately after successful payment — download and save it
- For past receipts, visit the portal and go to "Payment History" or "Receipt Download"
- Enter your Property ID and select the financial year
- Download the receipt in PDF format
Tip: Always keep property tax receipts safe. They are required during property sale, loan applications, and as address proof.
Property Tax Assessment and Self-Assessment
What is Self-Assessment?
Many cities (like Bangalore BBMP) follow a self-assessment system where the property owner calculates their own tax based on the parameters provided by the municipal corporation. You fill in details like built-up area, type of construction, usage, and the system computes the tax.
New Property Assessment
If you have a newly constructed property:
- Apply for a new assessment on your municipal corporation's portal
- Submit property details — area, construction type, usage, occupancy date
- The municipality will assign a Property ID / Assessment Number
- You can then start paying tax online
Revision of Assessment
If there are changes to your property (extension, change of usage, etc.), you must apply for revision of assessment to update the tax calculation.
Penalties for Late Payment
If you miss the property tax deadline:
- Interest charges: Most municipalities charge 1-2% per month as penalty on the outstanding amount
- Delhi MCD: 1% per month penalty after the due date
- Mumbai BMC: 2% per month interest on delayed payment
- BBMP Bangalore: 2% per month penalty
- Chennai GCC: Penalty as per Tamil Nadu Municipal laws
- Hyderabad GHMC: 2% per month on unpaid dues
Prolonged non-payment can lead to property attachment and legal action by the municipality.
Property Tax Exemptions
The following properties are generally exempt from property tax:
- Government buildings used for public purposes
- Religious places — temples, mosques, churches, gurudwaras
- Charitable institutions registered under relevant acts
- Agricultural land (in most municipalities)
- Properties owned by war widows or disabled ex-servicemen (in some cities)
- Properties of senior citizens may get partial exemption (varies by city)
Exemptions vary by state and municipality. Check with your local municipal corporation for applicable exemptions.
Frequently Asked Questions
What happens if I don't pay property tax?
The municipal corporation can charge penalty interest, and in extreme cases, attach and auction your property to recover dues.
Can I pay property tax for previous years online?
Yes, most portals allow you to pay arrears for past years along with applicable penalty/interest.
Is property tax different from stamp duty?
Yes. Stamp duty is a one-time charge paid during property registration. Property tax is an annual recurring tax.
How do I find my Property ID?
Check your previous tax receipt, sale deed, or visit your municipal office. You can also search on the portal by owner name or address.
Can tenants pay property tax?
The liability is on the property owner, but tenants can pay on behalf of the owner if needed.