How to Calculate and Pay Property Tax Online in Your City or Town

Property tax is a mandatory annual levy imposed by your local municipal body on all property owners in India. Whether you own a house, flat, shop, or vacant plot, paying property tax on time is a legal obligation — and increasingly, it can be done entirely online in minutes.

Who Needs This?

Every owner of immovable property (residential, commercial, or industrial) within the jurisdiction of a Municipal Corporation, Municipality, Nagar Panchayat, or Gram Panchayat is liable to pay property tax annually or semi-annually. Tenants are generally NOT liable — this is the owner’s responsibility.

Required Documents

• Property ID / House Tax Number / Assessment Number (from previous tax receipt)
• Aadhaar Card (for identity verification in some portals)
• Previous year’s property tax receipt
• Property registration documents (for first-time assessment)
• Mobile number linked to Aadhaar (for OTP in some cities)
• Email ID (for receipt download)
• Bank account / Debit Card / Credit Card / UPI ID (for payment)

Step-by-Step Online Payment Process

Property tax is managed by your city’s municipal body. Below is the process for major cities plus the general process applicable to most urban local bodies (ULBs).

Step 1: Identify Your Municipal Portal

Go to the official portal of your city/district municipal body. Common portals include:

Tip: If your city is not listed, search Google for: “[Your City Name] Municipal Corporation property tax payment” and click only the .gov.in or .nic.in domain link.

Step 2: Find the Property Tax Section

• On the homepage, look for tabs like “Property Tax”, “House Tax”, “Citizen Services”, or “Online Payments”
• Click on “Pay Property Tax” or “Property Tax Self-Assessment”

Step 3: Enter Property Details

You will be prompted to enter one or more of the following identifiers:

• Property ID / Assessment Number (printed on old tax receipt)
• Ward Number
• Owner’s Name
• Zone / Colony / Mohalla

Click “Search” or “Fetch Property Details”.

Step 4: Verify Property Information

The portal will display:

• Owner name
• Property address
• Built-up area / Plot area
• Property usage (Residential / Commercial)
• Current tax dues + arrears (if any)
• Applicable rebate (for early payment, senior citizens, or women owners)

Verify all details carefully. If any detail is wrong, do NOT proceed — contact your ward office (process described below).

Step 5: Calculate Your Tax

Most portals calculate tax automatically using one of two systems:

A. Unit Area System (Used in Delhi, Kolkata, Bengaluru, etc.)

• Tax = Unit Area Value (UAV) × Covered Area × Multiplicative Factor × Tax Rate
• UAV is fixed by the municipal body based on your colony’s category (A to H in Delhi)

B. Annual Rental Value (ARV) System (Used in Chennai, Hyderabad, etc.)

• Tax = Annual Rental Value of Property × Tax Rate
• ARV is determined by the municipality based on market rent estimates

C. Capital Value System (Used in Mumbai)

• Tax = Capital Value of Property × Tax Rate
• Capital value is based on government-registered ready reckoner rates

You do not need to calculate manually — the portal computes this automatically once your property ID is entered.

Step 6: Apply Rebates (If Eligible)

Check the rebate section before payment. Common rebates include:

• Early Bird Rebate: 5–15% if paid before April 30 (varies by city)
• Senior Citizen Rebate: 10–30% (varies by municipal body)
• Women Owner Rebate: Some ULBs offer 10–25% rebate
• Ex-Serviceman / Physically Disabled: Separate rebates applicable in many cities

Select applicable rebate and confirm revised tax amount.

Step 7: Make Payment Online

Click “Proceed to Pay”. You will be directed to the payment gateway. Payment methods accepted:

• UPI (Google Pay, PhonePe, Paytm, BHIM)
• Net Banking
• Debit Card / Credit Card
• State Bank Collect (for many state portals)

Complete OTP verification if required by your bank. After successful payment, you will see a “Transaction Successful” confirmation.

Step 8: Download Your Tax Receipt

• Click “Download Receipt” or “Print Receipt”
• Receipt will be in PDF format with a unique acknowledgement/transaction number
• Save this receipt — you will need it for property registration, home loans, and government NOCs

Offline Payment Process

If you prefer or are unable to pay online, visit your nearest:

• Ward Office / Zonal Office of your Municipal Corporation
• Citizen Service Centre (CSC) / Jan Sewa Kendra
• Authorized Bank Branches (many municipalities have tie-ups with SBI, PNB, or local cooperative banks)

Documents to carry:

• Previous tax receipt
• Property documents (if first-time payment)
• Aadhaar card (ID proof)

Timings are generally Monday to Friday, 10:00 AM – 5:00 PM (closed on government holidays). Cash, DD, and cheque payments are typically accepted at the ward office counter.

How to Check Property Tax Payment Status

State-Wise Variations to Know

• Uttar Pradesh: Pay via https://uppropertyportal.com or through ULB portals listed on https://nulm.gov.in
• Maharashtra: Each municipal body has its own portal; MCGM, PCMC, and NMC portals are separate
• Karnataka: BBMP covers Bengaluru; for other towns, check https://taxpayment.karnataka.gov.in
• Rajasthan: Use https://urban.rajasthan.gov.in for most ULBs
• Telangana: GHMC portal at https://www.ghmc.gov.in; other municipalities use https://cdma.telangana.gov.in
• Tamil Nadu: https://tnurbanepay.tn.gov.in covers most Tamil Nadu municipalities
• West Bengal: KMC at https://www.kmcgov.in; other ULBs via https://wburbanservices.gov.in

6 Most Common Problems and Solutions

Problem 1: Property ID not found on portal

• Solution: Check the exact ID printed on your last physical receipt. If number has changed due to ward restructuring, visit the ward office with documents to get updated Property ID. Some cities allow search by owner name + address instead.

Problem 2: Payment deducted but receipt not generated

• Solution: Do NOT pay again. Wait 24–48 hours — most portals reconcile payment within this period and the receipt appears automatically. If not, note your bank transaction reference number (UTR) and email it to the municipal helpline with a screenshot. Receipt will be issued manually.

Problem 3: Wrong property details shown (area, name, usage type)

• Solution: Do NOT pay with incorrect details. Visit your ward office with property registration documents and Aadhaar. File a correction request (known as “Assessment Correction” or “Mutation”). Correction may take 7–30 days depending on city.

Problem 4: Portal not loading or showing technical error

• Solution: Try a different browser (Chrome or Firefox recommended). Clear cache and cookies. Avoid peak hours (11 AM – 2 PM on month-end dates). Most portals are most stable early morning (7–9 AM). If issue persists, use the mobile app if available (e.g., BBMP’s app, GHMC’s app).

Problem 5: Arrears showing that have already been paid

• Solution: Carry all past payment receipts to the ward office and file a discrepancy complaint. Never ignore arrears even if incorrect — unpaid arrears attract penalty and can lead to property sealing in extreme cases.

Problem 6: OTP not received during payment

• Solution: Ensure your mobile number is updated in your bank account. Try “Resend OTP” after 60 seconds. If your registered number is different, use net banking or a different payment method.

Official Helpline Numbers and Contacts

For state-level urban development department contacts, visit: https://mohua.gov.in (Ministry of Housing and Urban Affairs)

For online grievance redressal related to municipal services: https://pgportal.gov.in (Public Grievance Portal, Government of India)

Quick Summary Checklist

• Find your Property ID from old receipt
• Visit official .gov.in or .nic.in municipal portal only
• Verify property details before payment
• Check and apply eligible rebates
• Pay via UPI/Net Banking/Card
• Download and save PDF receipt immediately
• Check email/SMS for confirmation

This information is sourced from official municipal portals and the Ministry of Housing and Urban Affairs (MoHUA) as of February 2026. Property tax rules, rates, and portal URLs are subject to change by individual municipal bodies. Always verify current rates and procedures on your city’s official .gov.in portal before making any payment. For disputes or corrections, contact your ward office directly with original documents.