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India Property Tax Calculator — BBMP, MCD, BMC, GHMC, KMC and GCC

There is no Indian property tax rate. Property tax is a municipal levy and these six corporations use five structurally different systems to work it out — a unit area value in Bengaluru and Delhi, a capital value in Mumbai, a rental value slab in Hyderabad, a block-category assessment in Kolkata, and a basic street rate carried through a fixed common factor in Chennai. Pick yours and see the corporation’s own working, not a national average.

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Educational calculators — always consult a licensed professional before making financial decisions.

Your property

01Municipal corporation

The body named on your demand notice. Each one uses its own assessment system, so this changes the whole calculation, not just a rate.

Unit Area Value (UAV)

02Assessed area

Take it from your last bill or the sale deed. A builder's super built-up figure is larger than any area these corporations assess on.

Tap to edit

2006000

03Your corporation's own questions

Only what the corporation you picked asks for — a zone, a colony or block category, a locality rate, the building's age or how it is occupied.

Which BBMP zone is the property in?

BBMP publishes a unit area value per zone, from A (highest) to F.

₹1.8/sq ft/month self-occupied · ₹3.6 tenanted

Is the property self-occupied or let out?

BBMP roughly doubles the rate on a tenanted property; MCD doubles the occupancy factor.

You live in it.

BBMP property tax — annual

₹5,357

Bengaluru · Unit Area Value (UAV)

Annual value (BBMP unit area value)₹21,600

Tax before cess and relief₹4,320

BBMP cess (24%)₹1,037

Roughly per month₹446

How BBMP arrives at this figure

Annual value = built-up area × the zone's unit area value (₹ per sq ft per month) × 10 months. Property tax is 20% of that, and a 24% cess is charged on the tax.

Zone C unit area value, self-occupied	₹1.8 per sq ft per month
Built-up area	1,200 sq ft
Annual value (10 months assessed)	₹21,600
Property tax at 20%	₹4,320
Cess at 24% of the tax	₹1,036.8
Annual property tax	₹5,357

Where these rates come from

BBMP (Bengaluru, Karnataka) assesses on the Unit Area Value (UAV). Rates and factors are the corporation’s own, published at bbmptax.karnataka.gov.in — checked 2026-08-21. The area you entered is treated as built-up area in square feet.

What this estimate does not include

the depreciation deduction BBMP allows on the age of the building, so the figure here is the pre-depreciation amount and is therefore conservative
vehicle parking area, which BBMP assesses at its own separate unit rate
the 5% rebate BBMP offers for payment in full within the early-payment window

A planning estimate built from each corporation’s published system, not a demand notice. Corporations revise unit area values, categories and rates, and every one of them runs its own official calculator — use this to understand the shape of your bill and the corporation’s portal to confirm the amount before you pay.

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What you'll need

The corporation that issues your bill
The assessed area, from your bill or sale deed — not the builder's super built-up figure
Your zone, colony category or block category, whichever your corporation uses
Whether the property is self-occupied or let out

What you'll get

Annual property tax — The corporation's own figure for the year
The assessed value — Annual value, capital value or rental value, named as your corporation names it
Cess and rebates separately — Never rolled into one number
The working, line by line — So you can check it against your demand notice

Why one national rate would be wrong, not merely imprecise

A percentage-of-property-value model cannot reproduce the shape of an Indian municipal bill, because the corporations are not charging on property value. Three examples from the calculator above make the point better than an argument does.

Mumbai has a cliff at 500 and 700 sq ft. BMC / MCGM exempts a residential unit of up to 500 sq ft of carpet area from general tax entirely, and gives 60% off from 501 to 700 sq ft. At a ready reckoner rate of ₹18,000 per sq ft, a 700 sq ft flat pays ₹25,200 a year and a 701 sq ft flat pays ₹63,090. One square foot, ₹37,890 a year.
Hyderabad re-rates the whole assessment. GHMC picks the slab from the monthly rental value and then applies it to the annual rental value, so ₹1 a month more in rental value can move a property from 22% to 30% — and the 8% library cess rides on top of the larger number.
Delhi’s rebate has an area cap. MCD’s 30% rebate for a senior citizen, a woman, or a person with a disability applies to the first 100 square metres only. On a 1,500 sq ft flat that is about 72% of the tax, not 100% of it — and an estimate that applies the headline percentage comes in low.
Chennai multiplies by 10.92, not by 12. The GCC — Greater Chennai Corporation — takes the basic street rate fixed for your street, multiplies it by the plinth area to get a monthly rental value, and then annualises it through a published common factor of 10.92. That factor is not an approximation of twelve months: it already contains the corporation’s own three steps — deduct 10% for land, deduct a further 10% of the building for repairs and maintenance, then add the 10% of land back. A 1,200 sq ft flat at a basic street rate of ₹1.50 has a monthly rental value of ₹1,800 and an annual value of ₹19,656, taxed at 12.40% per half year, which is ₹4,875 for the year. Annualising at ×12 instead would overstate the annual value by ₹1,944.

Bengaluru is the plainest of the five: annual value is built-up area times the zone’s unit area value times 10 months, taxed at 20% with a 24% cess on the tax — but even there, letting the flat roughly doubles the bill, because BBMP publishes a separate tenanted rate. Property tax is a recurring annual cost; the one-off charges when you buy are worked out by the stamp duty and registration calculator, and if you are letting the property, the rental yield calculator is where this annual figure goes next.

Chennai in full — and why Pune is not here yet

Greater Chennai Corporation (GCC)

Monthly rental value = plinth area × the basic street rate fixed for your street. Annual value = that monthly rental value × 10.92, the corporation's own common factor, which already contains the 10% land split, the 10% depreciation for repairs and the 10% of land added back. Property tax for each half year is a percentage of the annual value, on a grade that steps with the annual value, and the library cess is already inside that percentage. The grades are charged per half year against the annual value, so the annual bill is twice what the percentage produces — Grade I — annual value up to ₹500 at 6.63%; Grade II — ₹501 to ₹1,000 at 9.93%; Grade III — ₹1,001 to ₹5,000 at 11.03%; Grade IV — ₹5,001 and above at 12.4%. Two details are worth stating because they are where a Chennai estimate usually goes wrong. First, the 10.92 factor does not change with the age of the building; the depreciation it contains is the corporation’s flat allowance for repairs, not an age adjustment. Second, the library cess is already inside these rates. GCC charges it at 10% of general tax, and the published grade percentages reconcile exactly to general tax plus a 2.5% education tax plus that cess — 9.00 + 2.50 + 0.90 = 12.40 for Grade IV, and the same fit holds for all four grades. Adding a library cess on top, the way a Hyderabad bill needs one added, would over-bill a Chennai ratepayer by roughly 8%.

The grade re-rates the whole annual value rather than the slice above the boundary, so the step at ₹5,000 of annual value is sharp. Hold a flat at 500 sq ft of plinth area and move only the street rate: at ₹0.91 the annual value is ₹4,968.60, Grade III applies at 11.03%, and the year’s tax is ₹1,096. At ₹0.92 the annual value is ₹5,023.20, Grade IV applies at 12.40%, and the tax is ₹1,246. One paisa on the street rate adds 1.10% to the annual value and 13.66% to the bill. Source: chennaicorporation.gov.in, checked 2026-08-27.

Pune Municipal Corporation (PMC) — named, not modelled

PMC — Pune Municipal Corporation — was worked on alongside Chennai and is deliberately absent from the calculator above. Chennai is here because Greater Chennai Corporation publishes its formula and its rate table on its own portal. Pune is not, because on 2026-08-27 no page of propertytax.punecorporation.org or of the corporation’s main site published a rate, a formula or a factor — only the four things PMC says it considers (carpet area, type of property, the ready reckoner, and type of construction) and its early-payment discounts. Meanwhile the rate tables that circulate elsewhere contradict each other on the first question that has to be answered: some give percentages of a capital value and state that Pune replaced its rateable value system, while others list cess components charged on rateable value — and PMC’s own surviving published text, which writes its discount rule in annual rateable value, sides with the second. A widely repeated “40% concession” is attributed in some places to PMC for self-occupancy and in others to PCMC for owners with a 40% disability, which are different bodies and different qualifying conditions. Publishing a Pune number built on any one of those would present a guess as a sourced municipal rate. The gap is named here instead, and it will be modelled on PMC’s own published schedule when one can be obtained. If you own in Pune, take the figure from your PMC demand notice or the corporation’s own account lookup rather than from any rate table, including ours.

How it works

Pick the corporation that bills you

Not your state, and not your city's popular name — the municipal body that issues the demand. The five here use four different assessment systems, so this choice changes the whole calculation, not just a rate.

Answer only that corporation's own questions

BBMP asks for your zone, MCD for your colony category and the decade of construction, BMC for the ready reckoner rate, GHMC for the monthly rental value it has fixed, KMC for your block category. Nothing else is shown.

Check the working against your bill

The result shows the corporation's own working line by line in its own vocabulary, so you can find the line that differs from your demand notice instead of wondering whether the total is wrong.

Six corporations, five assessment systems — what each one actually charges on

Corporation	City	System	What the bill is charged on
BBMP	Bengaluru	Unit Area Value (UAV)	built-up area in square feet
MCD	Delhi	Unit Area System (UAS)	covered area in square metres
BMC / MCGM	Mumbai	Capital Value System (CVS)	carpet area in square feet
GHMC	Hyderabad	Annual Rental Value (ARV)	plinth area in square feet
KMC	Kolkata	Unit Area Assessment (UAA)	covered area in square feet
GCC	Chennai	Reasonable Letting Value (RLV)	plinth area in square feet

Each corporation's rates and factors are its own, read from its own portal — BBMP at bbmptax.karnataka.gov.in, MCD at mcdonline.nic.in, BMC / MCGM at portal.mcgm.gov.in, GHMC at ghmc.gov.in, KMC at kmcgov.in, GCC at chennaicorporation.gov.in — all checked 2026-08-21. No figure on this page is derived from a national average, and none is converted from a non-Indian source.

By RealCost Editorial TeamReviewed by RealCost Editorial TeamLast updated September 21, 2026 with September 2026 data

Where a corporation's property-tax formula is publicly documented, this page's calculator already runs it. What official sources add beyond the formula is the fine print that decides the actual bill: BBMP's own FAQ sets depreciation, a 5% early-payment discount and 2% monthly penal interest on old arrears; MCGM's RTI manual values a terrace, mezzanine or loft at a fraction of the flat's rate rather than at zero; and letting the flat changes not only the corporation's rate but also, separately, how the rent itself is taxed.

Bengaluru: depreciation, the early-payment discount, and what a late payment costs

BBMP's own FAQ on the Unit Area Value scheme (bbmptax.karnataka.gov.in) adds three mechanics the calculator's headline formula does not surface on its own. First, depreciation is available under UAV, computed on a calendar-year basis and claimable only once per block period — so a re-assessment resets the depreciation clock rather than compounding it every year. Second, a taxpayer who pays at the prescribed rate within the early-payment window gets a 5% discount off that year's tax; miss the block period entirely and arrears predating 2016-17 carry 2% penal interest a month, not a flat annual penalty. Third, where car-park area is billed separately from the flat's built-up area, BBMP charges it at 50% of the zone-and-occupancy rate rather than the full rate — worth checking on a flat sold with an explicitly metered covered-parking slot.

Mumbai: what a terrace, mezzanine or loft actually adds to the capital value

MCGM's capital-value formula (CV = Base Value × User Category × Nature/Type of Building × Age Factor × Floor Factor × Carpet Area) is documented in the corporation's own RTI manual (Assessment and Collection Department, Manual V, Chapter 6), and the same manual prices the three extra spaces a Mumbai flat often carries. An open terrace in exclusive possession is valued at 20% of the flat's base-value rate if it belongs to a residential unit, or 50% if non-residential. A mezzanine floor is valued at 70% of the base rate applied to the flat beneath it, and a loft or attic floor at 50%. None of the three is charged at the flat's own full rate, and none is free — a mezzanine or loft that a buyer treats as bonus space still adds to the capital value, just at a discount to the main floor.

The same manual applies a parallel formula to open land — CV = Base Value × User Category × permissible FSI × Area of Land — which is why a plot and a built flat on the same base-value street are not comparable on a per-square-foot basis: one formula runs on carpet area and a floor factor, the other on approved FSI. The manual states the capital-value formula and its base-value source (the Stamp Duty Ready Reckoner); it does not itself publish the final tax-rate percentage MCGM applies to that computed capital value, so no rate figure is stated here beyond what the formula multiplies.

Chennai: nursing homes and star hotels are not taxed like flats

Greater Chennai Corporation's own tax-assessment page (chennaicorporation.gov.in) states that while ordinary residential and commercial property is taxed as a percentage of the reasonable-letting-value-derived annual rental value, two special property types use a different base entirely: a nursing home is charged at 13.5% of its annual room-tariff-based income, and a star hotel at 10% of annual room tariff. Neither runs through the ₹9.92 common-factor annualisation or the grade table that a residential flat uses — a mixed-use building with a clinic or a budget hotel on the ground floor is not a single GCC calculation.

Letting a flat changes two bills, not one

The calculator above already shows that BBMP, and several other corporations, bill a tenanted flat at a different rate from a self-occupied one. What it does not show — because it is an income-tax question, not a municipal one — is that letting also changes how the loan interest on that flat is treated. Under the old tax regime, the Income Tax Department's own AY 2026-27 guidance (incometax.gov.in) caps the Section 24(b) interest deduction at ₹2,00,000 a year for a self-occupied property, but places no such cap on a let-out property's interest. Under the new (default) regime, the department's own regime-comparison FAQ (incometax.gov.in) states plainly that Section 24(b) interest on a self-occupied property is not allowed at all, and that Section 80C — the ₹1,50,000 combined limit that includes principal repayment — cannot be claimed either. A landlord weighing whether to let a flat is not just re-running the corporation's tenanted-rate formula; they are also deciding, or discovering by default, which regime's interest treatment applies to the loan that bought it. Work out which regime you are in, and what the loan interest is worth under it, on the home loan tax benefit calculator; once you have the annual property tax figure from the corporation you actually bill to, it becomes an input on the rental yield calculator if the flat is let.

Methodology

Corporation figures are read from each authority's own published FAQ, RTI manual or tax-assessment page, checked 21 September 2026 (see sources). Income-tax figures are read from the Income Tax Department's e-filing portal for AY 2026-27. Neither GHMC's, MCD's nor PMC's property-tax formula is independently verified from a primary source at time of writing, which is why this page's calculator and this article name those three corporations without a formula, rather than publishing a widely circulated but unconfirmed one.

Sources

BBMP — Frequently Asked Questions (Unit Area Value / SAS) — accessed 2026-09-21
MCGM — RTI Manual V, Chapter 6, Capital Value System — accessed 2026-09-21
Greater Chennai Corporation — Property Tax Assessment — accessed 2026-09-21
Income Tax Department — Salaried Individuals, AY 2026-27 — accessed 2026-09-21
Income Tax Department — New vs Old Tax Regime FAQs — accessed 2026-09-21

Related Calculators

Stamp Duty & Registration Calculator

The one-off state charges when you buy. Property tax is the recurring municipal charge afterwards — two different authorities, two different bases.

Rental Yield Calculator

Municipal property tax comes off rental income before you get to yield. Feed the annual figure above into it.

Rental Property Calculator

Full running costs of a let property, of which property tax is one — and one that BBMP and MCD both raise when the flat is tenanted.

Home Loan EMI Calculator

The EMI is not the whole monthly cost of owning. Add the property tax above, divided by twelve.

About this calculator

Is there a single property tax rate in India?

No, and a national figure would be misleading rather than approximate. Property tax is levied by the municipal corporation, and the six corporations covered here use five structurally different systems. BBMP in Bengaluru uses a Unit Area Value (UAV); MCD in Delhi a Unit Area System (UAS); BMC / MCGM in Mumbai a Capital Value System (CVS); GHMC in Hyderabad an Annual Rental Value (ARV); KMC in Kolkata a Unit Area Assessment (UAA); and GCC in Chennai a Reasonable Letting Value (RLV). This calculator models each on its own system.

How is BBMP property tax calculated in Bengaluru?

Annual value = built-up area × the zone's unit area value (₹ per sq ft per month) × 10 months. Property tax is 20% of that, and a 24% cess is charged on the tax. On a 1,200 sq ft self-occupied flat in Zone C the unit area value is ₹1.80 per sq ft per month, so the annual value is 1,200 × 1.80 × 10 = ₹21,600. Property tax at 20% is ₹4,320 and the 24% cess is ₹1,036.80, giving ₹5,356.80 for the year. Letting the same flat roughly doubles the bill, because BBMP publishes a tenanted rate of ₹3.60 for the same zone. Source: bbmptax.karnataka.gov.in, checked 2026-08-21.

Why is property tax on a small Mumbai flat sometimes zero?

Because BMC / MCGM exempts residential units of up to 500 sq ft of carpet area from general property tax, and gives a 60% concession on units from 501 to 700 sq ft. These are cliffs, not tapers. At a ready reckoner rate of ₹18,000 per sq ft and a composite rate of 0.5%, a 700 sq ft flat pays ₹25,200 a year after the concession, while a 701 sq ft flat pays ₹63,090 — one square foot of carpet area costs ₹37,890 a year. Source: portal.mcgm.gov.in, checked 2026-08-21.

How do GHMC's property tax slabs work in Hyderabad?

GHMC picks the slab from the monthly rental value of the whole property and then applies that rate to the annual rental value, so crossing a slab re-rates the entire assessment rather than just the excess. A 300 sq ft unit at a fixed monthly rental value of ₹1.00 per sq ft has a monthly rental value of ₹300, which sits on the ₹201–₹300 boundary and is taxed at 22%; over 25 years old it gets 10% depreciation, so the annual rental value of ₹3,600 becomes ₹3,240, the tax is ₹712.80 and the 8% library cess ₹57.02 — ₹769.82 for the year. At ₹301 a month the slab becomes 30% and the same property pays ₹1,053.26. Source: ghmc.gov.in, checked 2026-08-21.

Does MCD's 30% rebate apply to the whole bill?

Not on a larger flat. MCD gives a 30% rebate where the owner is a senior citizen, a woman, or a person with a physical disability, but it applies to one property only and to the first 100 square metres of covered area. On a 1,500 sq ft flat — about 139 sq m — the rebate covers roughly 72% of the tax, not all of it. This calculator applies that proportion rather than the headline percentage. Source: mcdonline.nic.in, checked 2026-08-21.

How is Greater Chennai Corporation property tax calculated?

GCC — Greater Chennai Corporation — multiplies your plinth area by the basic street rate fixed for your street to get a monthly rental value, then annualises it by 10.92, not by 12. The 10.92 common factor already contains the corporation's own three steps: deduct 10% for land, deduct a further 10% of the building for repairs and maintenance, then add the 10% of land back. On a 1,200 sq ft flat at a basic street rate of ₹1.50 per sq ft per month, the monthly rental value is ₹1,800 and the annual value is ₹19,656. Grade IV applies above ₹5,000 of annual value at 12.40% per half year, so the half-yearly tax is ₹2,437.34 and the year costs ₹4,875. Note two things: the percentage is charged twice a year against the annual value, and the library cess is already inside it — GCC levies the cess at 10% of general tax, and the published grade rates reconcile exactly to general tax plus a 2.5% education tax plus that cess. Source: chennaicorporation.gov.in, checked 2026-08-27.

Why is Pune (PMC) not in this calculator?

Because Pune Municipal Corporation does not publish a rate or a formula that could be modelled honestly. On 2026-08-27 no reachable page of propertytax.punecorporation.org or of the corporation's main site carried a rate, a formula or a factor — only the four things PMC says it considers (carpet area, type of property, the ready reckoner, and type of construction) and its early-payment discounts. The rate tables that circulate elsewhere contradict each other on which system Pune even uses: some give percentages of a capital value and say the rateable value system was replaced, while others list cess components charged on rateable value, and PMC's own surviving text writes its discount rule in annual rateable value. The widely repeated "40% concession" is attributed variously to PMC for self-occupancy and to PCMC for owners with a 40% disability — different bodies, different conditions. Rather than pick one and present it as a sourced municipal rate, Pune is named as not modelled. Take your figure from your PMC demand notice or the corporation's own account lookup. Chennai is in the calculator precisely because Greater Chennai Corporation does publish its formula and its grades.

Is municipal property tax the same as stamp duty?

No. Stamp duty and the registration fee are one-off state charges paid when the property is transferred, while municipal property tax is a recurring annual charge levied by the corporation for as long as you own the property. They are set by different authorities, calculated on different bases, and paid to different offices. Budget for both separately.

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