Is there a rebate for paying property tax early in Hyderabad?

Yes. Section 89(1) of the Core Urban Region (Integrated Governance) Act, 2026 gives a 5% rebate on property tax when the tax for the whole financial year is paid before 30 April. Section 103(4) adds penal interest of 2% a month from the due date on tax paid late.

Do I need to apply for mutation after buying?

Usually not. Under Section 98(4) of the CURE Act, the Sub-Registrar mutates the property in the corporation's records on registration and issues a mutation certificate. The eMunicipal portal says the same applies in municipalities for registrations from 16 June 2021. Apply online only for older registrations or for succession.

What is the property tax mutation fee?

G.O.Ms.No.184 of 28 October 2020 set it at 0.1% of the registration value, or Rs 1,000 in municipalities and Rs 3,000 in municipal corporations, whichever is higher. The CURE Act now lets each Hyderabad corporation fix its own fee. We found no new figure as of 22 October 2026.

Does the property tax record prove ownership?

No. Section 98(5) of the CURE Act says mutation does not give any right of ownership or title and is only for assessing and collecting property tax. Check ownership through the registered title deeds and the Encumbrance Certificate from the Registration & Stamps Department.

How is property tax worked out in Hyderabad now?

Under Section 76 of the CURE Act, the tax is a percentage of capital value, which is taken as the Registration Department's guideline value. Residential rates range from 0.10% to 0.50%, with 0.15% until the corporation fixes a rate. Section 78 caps the yearly increase for existing assessments at 10%.

Can I pay village house tax online?

You can look up the demand on epanchayat.telangana.gov.in under Know Your House Tax Demand and Make Payment. The portal's procedure note names MeeSeva centres and door-to-door collection as the payment modes. Gram Panchayats levy house tax under Section 65 of the Telangana Panchayat Raj Act, 2018.

Record guide

Property Tax in Telangana

Property tax in Telangana is paid to the local body: in Hyderabad to the Core Urban Region (CURE) corporations, that is GHMC, Cyberabad and Malkajgiri; in other towns to the municipality through CDMA's eMunicipal portal; and in villages to the Gram Panchayat. Each assessed property has a 10-digit Property Tax Identification Number (PTIN). In Hyderabad, check dues on onlinepayments.ghmc.gov.in with the PTIN or registered mobile number and an OTP. The Core Urban Region (Integrated Governance) Act, 2026, in force from 2 October 2026, replaced the GHMC Act, 1955. It allows residential rates of 0.10% to 0.50% of capital value, gives a 5% rebate for paying the full year before 30 April and charges 2% a month on late tax. When a sale is registered, the Sub-Registrar moves the tax record to the buyer. That mutation is for tax only and does not prove title.

Definition

Property tax: A yearly tax that a municipal corporation, municipality or Gram Panchayat levies on the land and buildings in its area. In Hyderabad it is charged on capital value, which Section 76(2) of the CURE Act takes as the guideline value fixed by the Registration Department.

When you need it

Before you buy, to check that the seller is the assessed owner and that no tax is due. Under Section 98(2) of the CURE Act, the Sub-Registrar must get a no-dues certificate or up-to-date tax receipts from the seller before registering a Hyderabad property. After you buy, check that the tax record shows your name.

Steps

Hyderabad: open onlinepayments.ghmc.gov.in and choose Property Tax Payment. Enter the PTI Number or the Registered Mobile No., click Submit and enter the OTP.
If you do not know the PTIN, use Know Your PTI Number and search by circle with the owner name, door number or mobile number.
Check the result and click Proceed to pay. Print the receipt under Print Receipts.
Other towns: on emunicipal.telangana.gov.in, open Property Tax (House Tax), then PT Tax Dues or Pay Your Tax Online. Enter the 10-digit PTIN, or search by district, ULB and owner name or door number.
Villages: on epanchayat.telangana.gov.in, open Know Your House Tax Demand and Make Payment. Select the district, mandal and panchayat, and search by assessment number or owner name.
New building: file a self-assessment on sa.ghmc.gov.in (Self Assessment New) in Hyderabad, or under PT Self Assessment on eMunicipal elsewhere.
After a sale, give the PTIN to the Sub-Registrar at registration so the record moves to the buyer. For older registrations or succession, apply under Mutations.

What you need to search

10-digit PTIN, or the mobile number registered against it, for the OTP
Circle and owner name or door number, to find a Hyderabad PTIN
District, ULB and owner name or door number, for other towns
District, mandal, panchayat and assessment number or owner name, for villages
For mutation: the registered deed and the owner's mobile number

Fees

Hyderabad (GHMC, Cyberabad and Malkajgiri corporations): residential tax of 0.10% to 0.50% of capital value, 0.15% until the corporation fixes a rate; 5% rebate if the full year's tax is paid before 30 April; penal interest of 2% a month on late tax (Core Urban Region (Integrated Governance) Act, 2026, Sections 76, 89 and 103).

Property Tax fee. Source: www.ghmc.gov.in, as of 2026-10-22.

How to read it

The Hyderabad result shows the PTI number, owner name, door number, locality, total tax, plinth area in square feet and usage. Check that the owner is the seller, that the plinth area matches the deed and the approved plan, and that the usage is residential for a home. The village result shows the assessment number, PTIN, owner, house number, current demand and status. Click a row to see the dues.

Red flags

The owner on the tax record is not the seller, and no mutation is shown
The plinth area on the tax record is much smaller than the built or sanctioned area
Usage shown as non-residential for a home, or the other way round
Unpaid tax or a pending current demand
No PTIN at all for a completed building
A penalty for unauthorised construction added to the tax
A property in one of the 27 municipalities merged into GHMC still billed on the old CDMA portal

Questions

Is there a rebate for paying property tax early in Hyderabad?: Yes. Section 89(1) of the Core Urban Region (Integrated Governance) Act, 2026 gives a 5% rebate on property tax when the tax for the whole financial year is paid before 30 April. Section 103(4) adds penal interest of 2% a month from the due date on tax paid late.
Do I need to apply for mutation after buying?: Usually not. Under Section 98(4) of the CURE Act, the Sub-Registrar mutates the property in the corporation's records on registration and issues a mutation certificate. The eMunicipal portal says the same applies in municipalities for registrations from 16 June 2021. Apply online only for older registrations or for succession.
What is the property tax mutation fee?: G.O.Ms.No.184 of 28 October 2020 set it at 0.1% of the registration value, or Rs 1,000 in municipalities and Rs 3,000 in municipal corporations, whichever is higher. The CURE Act now lets each Hyderabad corporation fix its own fee. We found no new figure as of 22 October 2026.
Does the property tax record prove ownership?: No. Section 98(5) of the CURE Act says mutation does not give any right of ownership or title and is only for assessing and collecting property tax. Check ownership through the registered title deeds and the Encumbrance Certificate from the Registration & Stamps Department.
How is property tax worked out in Hyderabad now?: Under Section 76 of the CURE Act, the tax is a percentage of capital value, which is taken as the Registration Department's guideline value. Residential rates range from 0.10% to 0.50%, with 0.15% until the corporation fixes a rate. Section 78 caps the yearly increase for existing assessments at 10%.
Can I pay village house tax online?: You can look up the demand on epanchayat.telangana.gov.in under Know Your House Tax Demand and Make Payment. The portal's procedure note names MeeSeva centres and door-to-door collection as the payment modes. Gram Panchayats levy house tax under Section 65 of the Telangana Panchayat Raj Act, 2018.

Sources

Property Tax Payment - GHMC / Core Urban Region (CURE) online payments
Fee source — as of 2026-10-22

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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