GHMC Property Tax Guide: Online Payment, Rates & 90% Interest Waiver Scheme

The Greater Hyderabad Municipal Corporation (GHMC) collects property tax to fund essential civic services including roads, street lighting, drainage systems, and sanitation across India's fourth-largest city. With Hyderabad's real estate market witnessing robust growth—9% rental appreciation and 4% capital value increase projected for 2025—understanding property tax obligations has become crucial for over 10.8 million residents spread across 650 square kilometers.

This comprehensive guide covers everything you need to know about GHMC property tax in 2025, including updated rates, calculation methods, zone-wise variations, online payment procedures, and the new digital name change process.

What's New in GHMC Property Tax for 2025?

Major Updates and Changes

No Rate Hike But MRV Revisions: While GHMC hasn't increased the base tax slabs for 2025, Monthly Rental Values (MRV) have been updated across zones to reflect current market conditions. Areas like Gachibowli and Madhapur in the IT corridor saw notable MRV adjustments due to commercial expansion.

One-Time Settlement Scheme: GHMC has introduced an attractive arrears clearance program valid until March 31, 2025. Property owners can settle outstanding dues with a massive 90% waiver on accumulated interest—paying only the principal amount plus 10% interest clears all past liabilities.

Fully Digital Name Change Process: Since October 2025, property owners can complete mutation and name correction entirely online without visiting any office. This eliminates the need for MeeSeva center visits and significantly reduces processing time to 15-30 days.

Enhanced Revenue Target: GHMC aims to collect ₹1,970 crore in property tax for FY2025, marking a 3% increase from the previous year's ₹1,917 crore collection. By early 2025, ₹1,550 crore had already been realized, with commercial properties contributing 45% of total revenue.

Understanding GHMC Property Tax Structure

How Property Tax is Calculated

GHMC uses the Annual Rental Value (ARV) method to compute property tax. The calculation considers your property's built-up area (plinth area), location-based rental potential (MRV), property age, and usage type.

For Residential Properties:
Annual Tax = (Plinth Area × MRV × 12 × Slab Rate) - Depreciation + Library Cess

For Commercial Properties:
Annual Tax = 3.5 × Plinth Area × MRV × 12

GHMC Tax Slabs for 2025

Property tax rates vary based on the Monthly Rental Value per square foot:

Additional Considerations:

• Depreciation: 10% standard deduction for buildings under 25 years; 20% for 26-40 years; 30% for properties over 40 years old
• Library Cess: Additional 8% charged on the final tax amount for residential properties
• Commercial Properties: Fixed multiplier of 3.5 applied to base calculation; no depreciation or cess adjustments

GHMC Property Tax Calculation Examples

Example 1: Residential Property in Jubilee Hills

Property Details:

• Plinth Area: 1,000 sq ft
• Location: Jubilee Hills (Circle 18)
• MRV: ₹35 per sq ft per month
• Building Age: 15 years

Calculation:

• Gross ARV = 1,000 × 35 × 12 = ₹4,20,000
• Applicable Slab Rate: 19% (MRV falls in ₹101-200 range)
• Tax Before Depreciation = ₹4,20,000 × 19% = ₹79,800
• After 10% Depreciation = ₹79,800 - ₹7,980 = ₹71,820
• Final Tax with 8% Library Cess = ₹71,820 + ₹5,745 = ₹77,550 per year

Half-Yearly Payments: ₹38,800 (by July 31) + ₹38,750 (by October 15)

Example 2: Residential Property in Hayathnagar

Property Details:

• Plinth Area: 1,200 sq ft
• Location: Hayathnagar (Circle 3)
• MRV: ₹18 per sq ft per month
• Building Age: 8 years

Calculation:

• Gross ARV = 1,200 × 18 × 12 = ₹2,59,200
• Applicable Slab Rate: 17% (MRV falls in ₹51-100 range)
• Tax Before Depreciation = ₹2,59,200 × 17% = ₹44,050
• After 10% Depreciation = ₹44,050 - ₹4,400 = ₹39,650
• Final Tax with 8% Library Cess = ₹39,650 + ₹3,150 = ₹42,800 per year

Half-Yearly Payments: ₹21,400 (by July 31) + ₹21,400 (by October 15)

Example 3: Commercial Property in Ameerpet

Property Details:

• Plinth Area: 500 sq ft
• Location: Ameerpet (Circle 28)
• MRV: ₹48 per sq ft per month
• Usage: Retail Shop

Calculation:

• Annual Tax = 3.5 × 500 × 48 × 12 = ₹1,00,800 per year
• No depreciation or cess applicable for commercial properties

Half-Yearly Payments: ₹50,400 (by July 31) + ₹50,400 (by October 15)

Example 4: Commercial Property in Gachibowli

Property Details:

• Plinth Area: 800 sq ft
• Location: Gachibowli IT hub (Circle 19)
• MRV: ₹62 per sq ft per month
• Usage: Office Space

Calculation:

• Annual Tax = 3.5 × 800 × 62 × 12 = ₹2,08,300 per year

Half-Yearly Payments: ₹1,04,150 (by July 31) + ₹1,04,150 (by October 15)

GHMC Zones and Circles: Tax Variations Across Hyderabad

Hyderabad is divided into 6 administrative zones comprising 30 circles and 150 wards. MRV rates vary significantly based on location, with premium areas commanding higher values.

Zone-Wise Breakdown and MRV Ranges

Understanding Your Circle

To find your property's exact MRV and applicable rates:

1. Visit the GHMC official portal: ghmc.gov.in
2. Navigate to Property Tax section
3. Enter your Property Tax Identification Number (PTIN) or Assessment Number
4. View detailed tax calculation including your circle-specific MRV

Important Note: Central areas like Jubilee Hills, Banjara Hills, and Gachibowli have the highest MRV (₹40-70 per sq ft), while peripheral zones like Hayathnagar and Kapra have lower rates (₹10-25 per sq ft).

Property Tax Exemptions and Concessions

GHMC offers various tax relief measures for eligible properties:

Full Exemptions

• Government schools operating up to Class 10
• Religious institutions (temples, mosques, churches, gurudwaras)
• Military and defense establishments
• Properties with Annual Rental Value below ₹600
• Public charitable institutions registered under applicable laws

Partial Exemptions

• Vacant Land: 50% concession if the plot remains undeveloped
• Senior Citizens: Properties owned by individuals aged 60+ with annual income below ₹5 lakh
• Unoccupied Residential Units: Concessions available if property remains vacant and owner notifies GHMC in writing
• Waqf Properties: Special considerations for heritage and religious endowment properties

Income-Based Relief

Property owners with annual income below ₹5 lakh can apply for tax reduction by submitting income certificates through the GHMC portal or zonal offices.

How to Pay GHMC Property Tax Online in 2025

Payment Due Dates

GHMC property tax is collected bi-annually with strict deadlines:

• First Installment: On or before July 31, 2025
• Second Installment: On or before October 15, 2025

Late Payment Penalty: 2% per month charged on overdue amounts

Online Payment Process

Step 1: Visit GHMC's online payment portal at onlinepayments.ghmc.gov.in

Step 2: Enter your Property Tax Identification Number (PTIN) or door/assessment number

Step 3: Verify displayed property details including owner name, address, and tax amount

Step 4: Select payment mode:

• Net Banking (all major banks)
• UPI (Google Pay, PhonePe, Paytm, BHIM)
• Debit/Credit Cards (Visa, Mastercard, RuPay)

Step 5: Complete payment and download receipt immediately

Step 6: Save the transaction reference number for future correspondence

Offline Payment Options

• MeeSeva Centers: Available across all circles for cash/card payments
• State Bank of Hyderabad Branches: Designated branches accept property tax payments
• GHMC Zonal Offices: Direct payment counters during working hours (10 AM - 5 PM)
• Bill Collectors: Ward-level collectors visit properties for door-to-door collection

Documents Required for Offline Payment: PTIN number, previous tax receipt, or property address details

One-Time Settlement Scheme 2025: Clear Arrears with 90% Interest Waiver

GHMC's One-Time Settlement (OTS) scheme presents a golden opportunity for property owners with pending dues.

Scheme Highlights

• Validity Period: Until March 31, 2025
• Interest Waiver: 90% waiver on accumulated interest
• Payment Requirement: Principal amount + 10% interest in single payment
• Eligibility: All GHMC jurisdiction properties with arrears up to December 31, 2024
• Benefits: Complete clearance of past liabilities; clean tax record

How to Avail OTS

1. Check your total outstanding dues (principal + interest) on the GHMC portal
2. Calculate settlement amount: Principal + (Total Interest × 10%)
3. Pay online through the OTS payment option on GHMC website
4. Download settlement certificate immediately after payment
5. Waived interest amount will be credited toward future tax liabilities

Example: If you owe ₹50,000 principal and ₹30,000 interest:

• Regular Payment Required: ₹80,000
• OTS Settlement Amount: ₹50,000 + ₹3,000 = ₹53,000
• You Save: ₹27,000 (90% of ₹30,000)

Property Name Change Process: Fully Digital Since October 2025

Updating property ownership records after purchase, inheritance, or gift has become completely digital, eliminating office visits.

When Name Change is Required

• After property purchase through registered sale deed
• Inheritance through will or succession certificate
• Property gift to family members
• Correction of spelling errors in owner names
• Addition or removal of co-owners

Documents Required

• Sale Deed/Gift Deed: Registered document from Sub-Registrar Office (SRO)
• Encumbrance Certificate: Obtained from SRO showing clear title
• Previous Tax Receipt: Latest paid tax receipt showing old owner name
• Identity Proof: Aadhaar Card, PAN Card, or Voter ID of new owner
• Address Proof: Any government-issued document with current address

Step-by-Step Online Process

Step 1: Portal Access

• Visit ghmc.gov.in
• Navigate to Online Services → Property Tax → Owner Name Correction/Mutation

Step 2: Property Details Entry

• Enter existing PTIN or Assessment Number
• System displays current property and owner details
• Verify address, circle, and ward information

Step 3: New Owner Information

• Fill complete details of new owner (name, father's name, contact number, email)
• Enter registration details: SRO code, document number, registration date
• Provide property transaction details

Step 4: Document Upload

Upload scanned copies (PDF format, maximum 1MB each):

• Sale deed (all pages)
• Encumbrance certificate
• Tax paid receipt
• New owner's ID proof
• Address proof

Add remarks explaining the transfer (example: "Property purchased via registered sale deed dated 15/01/2025")

Step 5: Verification and Submission

• Review all entered information carefully
• E-sign using Aadhaar OTP or digital signature
• Submit application
• Note down Acknowledgment ID for tracking

Step 6: Application Tracking

• Receive SMS and email confirmation with application ID
• Track status online using acknowledgment number
• GHMC Revenue Department reviews within 7-15 working days
• Site inspection may be conducted if required

Step 7: Completion

• Approval notification sent via SMS/email
• New PTIN issued reflecting updated owner name
• Download updated property tax card from portal
• Old owner relieved from future tax liability

Processing Time and Fees

• Processing Duration: 15-30 days from submission
• Mutation Fee: ₹100 to ₹500 depending on property value
• Urgent Processing: Not available; standard timeline applies

Common Mistakes to Avoid

• Mismatched details between documents and application form
• Uploading poor quality or incomplete document scans
• Missing signatures on joint ownership properties
• Incorrect SRO codes or document numbers
• Not clearing previous tax dues before mutation application

Offline Alternative (If Portal Issues Persist)

While discouraged post-October 2025 upgrades, you can visit your zonal GHMC office with all original documents if online submission faces technical difficulties. The Deputy Commissioner (Revenue) can accept manual applications.

Self-Assessment for New or Renovated Properties

Property owners who construct new buildings or make major renovations must file self-assessment declarations.

When Self-Assessment is Mandatory

• Newly constructed residential or commercial buildings
• Major renovations increasing plinth area by more than 15%
• Change in property usage (residential to commercial or vice versa)
• Previously exempted properties becoming taxable

Self-Assessment Process

1. Log in to GHMC portal within 30 days of occupation certificate
2. Navigate to Self-Assessment section under Property Tax
3. Enter detailed measurements and property specifications
4. Upload building plan approvals and occupation certificate
5. Submit declaration with supporting documents
6. GHMC conducts physical verification within 60 days
7. Receives official PTIN and first tax demand notice

Penalty for Non-Disclosure: 25% additional tax if property not self-assessed within prescribed time.

How to Challenge Over-Assessment

If you believe your property tax assessment is incorrect or inflated, GHMC provides an appeals mechanism.

Grounds for Revision

• MRV appears significantly higher than market rental potential (more than 15% deviation)
• Incorrect plinth area measurement
• Wrong property classification (commercial instead of residential)
• Depreciation not properly applied for older buildings
• Location-based MRV not matching actual circle rates

Filing Revision Request

1. Collect comparative MRV data from neighboring properties
2. Obtain independent property valuation report from registered valuers
3. Submit online revision request through GHMC portal
4. Upload supporting documents and detailed justification
5. Pay nominal revision application fee (₹500)
6. Attend personal hearing if called by assessment committee
7. Await revised assessment order within 90 days

Success Rate: Approximately 35-40% of genuine grievances result in tax reduction after proper documentation.

Future Outlook: Expected Changes Post-2025

Anticipated Developments

HMDA Integration: As Hyderabad Metropolitan Development Authority (HMDA) expands city limits, peripheral circles in zones like Rajendranagar and Patancheru may see MRV increases of 10-15% in 2026.

Property Tax Digitization: Complete digitization of property records with GIS mapping expected by December 2026, making assessments more transparent and dispute-free.

Dynamic MRV Updates: Quarterly MRV revisions instead of annual updates being considered to reflect real-time market changes, particularly in rapidly developing IT corridors.

AI-Based Assessment: Automated valuation models using satellite imagery and machine learning may be introduced to reduce human intervention and assessment delays.

Long-Term Collection Goals

GHMC aims to achieve 95% voluntary compliance by 2027 through:

• Enhanced digital services reducing friction in payments
• Regular amnesty schemes for arrears clearance
• Strict enforcement against serial defaulters
• Citizen awareness campaigns in regional languages

Tips for Hassle-Free Property Tax Compliance

1. Set Payment Reminders: Mark July 31 and October 15 on your calendar to avoid late penalties
2. Maintain Digital Records: Keep PDFs of all tax receipts, payment confirmations, and correspondence
3. Update Contact Details: Ensure your mobile number and email are registered on GHMC portal for timely notifications
4. Verify PTIN Annually: Check your property details every April to catch any discrepancies early
5. Utilize OTS Schemes: Clear arrears during amnesty periods to save significantly on interest
6. Complete Name Changes Promptly: Update ownership records within 60 days of property purchase
7. Claim Eligible Exemptions: Apply for senior citizen or income-based relief if qualified
8. Monitor Zone Development: Track infrastructure projects in your area that may affect future MRV
9. Keep Construction Documents: Maintain building plan approvals and occupation certificates for reference
10. Engage Tax Consultants: For high-value commercial properties, professional assistance ensures optimal compliance

Conclusion

GHMC property tax compliance in 2025 has become significantly more convenient through comprehensive digitization and taxpayer-friendly initiatives. The combination of stable tax rates, generous OTS schemes offering 90% interest waivers, and completely online mutation processes makes this the ideal time to regularize your property tax obligations.

Understanding your zone-specific MRV, utilizing calculation methods correctly, and meeting bi-annual deadlines (July 31 and October 15) ensures you avoid penalties while contributing to Hyderabad's civic infrastructure development. With the GHMC targeting ₹1,970 crore in collections to fund roads, drainage, and public services, timely payment supports the city's continued growth as a major IT and real estate hub.

Whether you own a modest apartment in Hayathnagar or a luxury villa in Jubilee Hills, the calculation methodology remains transparent and accessible through GHMC's enhanced digital platforms. Take advantage of the online payment systems, complete pending name changes through the streamlined process, and utilize the March 31, 2025 deadline for settling arrears with maximum interest relief.

For property registration and stamp duty guidance, explore our comprehensive guides on Hyderabad property registration values and stamp duty, circle rates in Hyderabad, and property registration charges across India. If you're comparing property tax systems, check out Mumbai property tax online payment guide and Bengaluru guidance value and BBMP property rates.

For specific queries regarding your property assessment, circle-wise MRV rates, or documentation requirements, visit the GHMC official website or contact your zonal office directly. Staying informed and compliant not only avoids legal complications but also contributes to building a better Hyderabad for all residents.