Hyderabad property tax is levied by the Greater Hyderabad Municipal Corporation on every building and plot inside city limits, calculated from your property’s Annual Rental Value at a rate between 15 and 30 percent, and paid either online at ghmc.gov.in using your 10-digit Property Tax Identification Number or in person at a GHMC Citizen Service Centre. The fiscal year runs April 1 to March 31, and the collections fund roads, sanitation, streetlights, drainage, and parks across the corporation’s circles.1India Code. The Greater Hyderabad Municipal Corporation Act, 1955
How GHMC Calculates the Tax
The calculation starts with plinth area, which is the entire built-up footprint of your structure. GHMC multiplies that area by the Monthly Rental Value per square foot notified for your zone.2CDMA. Levy of Property Tax – Urgent Municipal Circular That gives you the property’s monthly rental value.
The monthly rental value is split in a 2:1 ratio: two-thirds is treated as the building’s rental value, one-third as the site’s.2CDMA. Levy of Property Tax – Urgent Municipal Circular The building portion is multiplied by 12 to reach the gross Annual Rental Value. A depreciation deduction is subtracted based on how old the building is, then the site value is added back to arrive at the total ARV. Your tax is a percentage of that ARV.
Construction type feeds into this too, because reinforced concrete structures carry different base rental values than semi-permanent ones. The classification that governs your bill is how the property is actually being used at the time of assessment, not what it was originally built for. A house running as a shop is assessed at commercial rates.
Depreciation by Building Age
Older buildings get larger deductions off the gross ARV:
- 25 years or younger: 10 percent of the building’s ARV
- 26 to 40 years: 20 percent
- Over 40 years: 30 percent
These deductions replace any separate allowance for repairs or maintenance.2CDMA. Levy of Property Tax – Urgent Municipal Circular
The Self-Occupied Rebate
If you live in the property rather than rent it out, Section 212 of the GHMC Act gives you a 40 percent rebate on the Annual Rental Value. The rebate already includes the depreciation deduction, so you don’t stack the two.1India Code. The Greater Hyderabad Municipal Corporation Act, 1955 This is the single biggest reason an owner-occupied home costs less to hold than an identical rental, and it is one of the most commonly missed pieces of the calculation.
The Rate Slabs
GHMC property tax is actually a bundle of five levies: general tax, water tax, drainage tax, lighting tax, and conservancy tax. The Act caps the combined rate at no less than 15 percent and no more than 30 percent of rateable value.1India Code. The Greater Hyderabad Municipal Corporation Act, 1955 For residential properties, the rate slides with monthly rental value:
- Up to ₹50 per month: no tax
- ₹51 to ₹100: 17 percent
- ₹101 to ₹200: 19 percent
- ₹201 to ₹300: 22 percent
- Above ₹300: 30 percent
Commercial properties pay higher rates. Shops, offices, and malls with monthly rental values above ₹2,000 sit at the top of the commercial schedule, which bundles drainage, lighting, and conservancy taxes into its headline figure. That is why the commercial numbers can read above the 30 percent statutory cap, which applies to each component individually.
Library Cess
On top of the property tax itself, GHMC collects a library cess equal to 8 percent of the property tax amount, shown as a separate line on the bill.2CDMA. Levy of Property Tax – Urgent Municipal Circular When you’re budgeting, add 8 percent to whatever a calculator quotes as the property tax.
Exemptions and Vacant Land
Owner-occupied residential properties with an annual rental value below ₹600 are fully exempt. Properties used exclusively for charitable or religious purposes may qualify for full or partial exemption under the corporation’s guidelines. Vacant, non-agricultural land is taxed outside the ARV system, at half a percent of the land’s estimated capital value.1India Code. The Greater Hyderabad Municipal Corporation Act, 1955
What You Need Before You Pay
The one piece of information you cannot pay without is your Property Tax Identification Number, a 10-digit code assigned to every registered property inside GHMC limits.3Greater Hyderabad Municipal Corporation. Greater Hyderabad Municipal Corporation Property Tax Search It appears on any earlier physical receipt. If you cannot find one, the GHMC search tool lets you look up the PTIN by owner name or door number along with your municipal circle.
Before paying, confirm that the owner name, door number, and property dimensions on file match your actual records. Mismatches cause misallocated payments and slow down title transfers later.
Paying Online
GHMC accepts online payments through its web portal at ghmc.gov.in and through the My Cure mobile app on Android.4Google Play. My Cure – Apps on Google Play Enter your 10-digit PTIN on either platform to pull up current dues plus any arrears. The screen breaks out principal tax, accumulated interest, and library cess as separate line items.
You can pay by credit card, debit card, net banking, or UPI. Once the payment clears, the system generates a digital receipt that is your legal proof of payment. Download it immediately rather than relying on the portal to keep it for you. That receipt is what you will need at a future sale, a loan application, or any dispute with the corporation. The online payment updates your tax record in real time.
Paying Offline
To pay in person, go to the nearest GHMC office or Citizen Service Centre. Fill out a property tax payment form with your PTIN, owner name, and property address. Counters accept cash, cheque, or demand draft. Collect the physical receipt before you leave, because for offline transactions it is your only proof of payment.
Deadlines, the Early Bird Discount, and Late Penalties
Property tax can be paid in two installments: the first by July 31, the second by October 15. You can also pay the whole year’s tax in one transaction at any point during the fiscal year.
Pay the full year during April and you get a 5 percent Early Bird rebate on the total amount. The discount applies to the entire bill and is calculated automatically on the online portal during the qualifying window. On a ₹20,000 annual tax, that is ₹1,000 back.
Miss the deadline and GHMC charges 2 percent per month on the outstanding balance. It compounds fast. A ₹15,000 bill left for a full year adds ₹3,600 in interest, roughly a 25 percent increase, and the interest keeps accruing until the balance is cleared. GHMC does not waive it under normal circumstances.
One-Time Settlement for Arrears
For owners with years of unpaid tax behind them, GHMC periodically announces One-Time Settlement schemes. The 2025–26 OTS scheme offers a 90 percent waiver on accumulated interest: you clear long-pending dues by paying the full principal plus 10 percent of the accrued interest in a single payment. The waiver applies only to arrears, not to the current year’s tax. OTS schemes do not run every year, so when one is open it is worth acting during the window rather than waiting.
New Construction and Change of Use
A newly completed building has no PTIN yet. Register it through the GHMC self-assessment portal, which walks you through location, plinth area, construction type, and intended use, then issues a self-assessment certificate and a new PTIN.5Greater Hyderabad Municipal Corporation. Self Assessment Form The same portal handles a change from residential to commercial use through a Change of Building Usage application. Failing to report a usage change can trigger a 100 percent penalty on the property tax amount.
After You Buy or Sell
When a property changes hands, the new owner has to apply for a mutation so the tax record moves into their name. GHMC provides an online mutation portal where you can enter the PTIN or mutation number to track status and fees.6Greater Hyderabad Municipal Corporation. Property Tax Mutation Doing this soon after purchase keeps future bills, notices, and receipts under the correct name, which matters both for compliance and for any eventual resale.