Hyderabad’s property tax system is entering a new phase under the Core Urban Region Economy (CURE) Act, 2026. The region is now administered through three municipal corporations: Greater Hyderabad Municipal Corporation (GHMC), Cyberabad Municipal Corporation (CMC) and Malkajgiri Municipal Corporation (MMC).
For property owners, the key change is the move towards a Capital Value System, under which property tax is linked to government guideline values rather than relying solely on the existing assessment method.
The transition is being implemented in stages. Existing property owners should continue checking their official tax demand and payment records, while keeping an eye on the revised assessment arrangements expected from 1 April 2027.
Here is how to check your Property Tax Identification Number (PTIN), pay your dues online and understand what the new system could mean for your property.
1 What Is the CURE Act, 2026?
The CURE Act establishes a new framework for urban governance and taxation across the Core Urban Region of Hyderabad.
The reorganisation created three municipal corporations:
- GHMC: Covers the remaining Greater Hyderabad area.
- Cyberabad Municipal Corporation: Includes the Serilingampally, Kukatpally and Qutbullapur zones.
- Malkajgiri Municipal Corporation: Includes the Malkajgiri, Uppal and L.B. Nagar zones.
The reorganisation was notified through Telangana Government Order G.O.Ms.No.55 dated 11 February 2026. The CURE Act was subsequently notified in October 2026.
Property owners should first establish which corporation administers their property because the relevant municipal authority is responsible for its assessment and related services.
Sources: Telangana Government Orders and The New Indian Express.
2 How to Pay Hyderabad Property Tax Online Using Your PTIN
The government’s CURE payment portal provides online property tax payment facilities for the participating municipal corporations.
Official portal: CURE Property Tax Payment
Step-by-step payment process
- Open the official CURE payment portal.
- Select the Property Tax Payment option.
- Enter your PTI number or registered mobile number, as supported by the payment form.
- Submit the details to retrieve the property record.
- Check the property details, outstanding dues and amount payable.
- Proceed through the available payment gateway.
- Save the transaction reference and download or print the receipt after successful payment.
Before paying, verify the owner’s name, property details and amount against your latest municipal tax demand.
If the portal displays an unexpected amount or the wrong property, contact the relevant municipal office before completing the payment.
What if you do not know your PTIN?
Use the portal’s Know Your PTI Number or Search Your Property facility, where available. The property search page provides fields for details such as your registered mobile number, owner’s name, door number and PTI number.
You can also consult the latest property tax receipt or demand notice, where the number is generally recorded.
Official links:
3 What Is Changing From 1 April 2027?
The CURE Act introduces a shift towards a Capital Value System (CVS). Under this approach, property tax is linked to the government guideline value assigned to the property by the Registration Department.
According to reports on the new regime, the revised system for existing properties is expected to be implemented from the 2027–28 financial year, beginning 1 April 2027.
The reported framework includes the following rates, subject to the applicable notifications and corporation rules.
| Property category | Reported rate |
|---|---|
| Residential property | 0.15% |
| Non-residential property | 0.75% |
| Vacant land | 0.50% |
These rates are reported under the new framework. Property owners should check the applicable corporation notification and their official assessment before calculating or paying tax under the revised system.
How will the new calculation work?
Under the Capital Value System, the government guideline value becomes the basis for calculating the tax.
For example, if a residential property has a relevant guideline value of ₹50 lakh, applying a rate of 0.15% would produce a notional annual tax of ₹7,500.
This is only a simplified illustration. The final amount payable depends on the applicable rules, the value used for assessment, the property category and any relevant concessions or adjustments.
Will every property owner pay more?
Not necessarily.
The existing assessment is reported to be treated as the Base Property Tax. Where the tax calculated using the guideline value is higher, the reported transition framework limits the annual increase to 10%, allowing the tax to move gradually towards the revised level.
The actual impact will depend on the property’s existing tax, its guideline value, the applicable rate and the rules used for the transition.
Sources: Telangana Today and Deccan Chronicle.
4 What About Newly Constructed Properties?
Newly constructed properties that have not yet been assessed may be handled differently from properties already on the municipal tax register.
Reports on the CURE Act indicate that the Capital Value System applies to new, unassessed properties, while existing properties are transitioning to the revised system in stages.
Owners of newly constructed homes, apartments or commercial buildings should therefore check the current self-assessment process with their municipal corporation.
The government’s online facilities allow property details to be submitted for self-assessment, followed by municipal inspection and verification where required.
Do not assume that submitting an online application automatically completes the assessment. Check the application status and retain the approval or assessment reference.
5 Is There a Property Tax Concession for Small Homes?
The reported CURE Act framework provides a nominal annual property tax of ₹101 for eligible owner-occupied residential properties measuring less than 375 square feet.
Eligibility matters. Property owners should verify the applicable conditions with the relevant municipal corporation before assuming that the concession applies to their home.
A separate reported provision offers a 5% rebate for payment of the full year’s property tax before 30 April. Confirm the current rebate conditions and the amount displayed on the official portal before making payment.
Do not rely on an old receipt or a previous year’s rebate announcement to determine your current liability.
6 What Happens to Property Tax for Commercial Buildings and Vacant Land?
Commercial properties and vacant land fall into separate categories under the reported Capital Value System.
| Category | What owners should check |
|---|---|
| Shops and offices | Correct non-residential classification and guideline value |
| Commercial complexes | Assessment details for the property and applicable tax category |
| Vacant plots | Recorded land details, guideline value and applicable vacant-land rate |
| Mixed-use properties | How the municipal authority classifies the residential and commercial portions |
Classification can affect the tax calculation. If your property is incorrectly categorised, contact the relevant corporation and ask about the official process for correcting the assessment.
7 What Are the Penalties for Unauthorised Construction?
Reports on the CURE Act indicate that penalties for unauthorised construction may range from 25% to 300% of the property tax, depending on the applicable provisions.
Paying such a penalty does not automatically regularise an unauthorised building or remove other legal requirements.
Property owners should check their building permissions, approved plans and municipal records rather than assuming that payment of property tax makes every construction legally compliant.
8 What Should Property Owners Do Before April 2027?
Use the months before the transition to check your records and prepare for any revised assessment.
- Find your PTIN: Keep it with your latest tax receipt and property documents.
- Check outstanding dues: Review the official portal for unpaid amounts and payment status.
- Confirm your corporation: Verify whether GHMC, Cyberabad or Malkajgiri administers your property.
- Check your property category: Confirm whether it is recorded as residential, non-residential or vacant land.
- Keep ownership records ready: Retain your sale deed, property details, approved plan and previous tax receipts.
- Watch for official notifications: Revised rates, assessment procedures, rebates and transition conditions should be confirmed through government or municipal notices.
- Save payment receipts: Keep the transaction reference and receipt after every successful payment.
These steps can help you identify discrepancies before a new assessment is applied.
Frequently Asked Questions
1. Where can I pay GHMC property tax online?
Use the official CURE payment portal. Enter your PTI number or registered mobile number as requested by the portal, verify the property details and follow the payment instructions.
2. Can I pay Cyberabad and Malkajgiri property tax through the same portal?
The CURE payment platform supports property tax services for GHMC, Cyberabad Municipal Corporation and Malkajgiri Municipal Corporation. Confirm that the property record shown is correct before paying.
3. What is a PTIN?
PTIN stands for Property Tax Identification Number. It is used to identify a property’s municipal tax record and retrieve information about dues and payments.
4. When will the new property tax system affect existing properties?
The revised system for existing properties is expected to be implemented from 1 April 2027, subject to the applicable government notifications and municipal implementation arrangements.
5. How is property tax calculated under the new system?
The Capital Value System links property tax to government guideline values. The applicable rate depends on whether the property is residential, non-residential or vacant land, along with the relevant assessment and transition rules.
6. Will my property tax automatically increase by 10%?
No. The reported 10% limit concerns the annual increase where the revised guideline-value calculation is higher than the existing base tax. It should not be interpreted as an automatic 10% increase for every property.
7. Where can I check official updates?
Start with the CURE payment portal, the GHMC website and the Telangana Government’s BuildNow portal.
Final Takeaway
Hyderabad’s CURE Act introduces a new framework for property taxation across GHMC, Cyberabad and Malkajgiri. The move towards a Capital Value System is expected to affect existing property assessments from 1 April 2027, while new and unassessed properties may follow separate assessment arrangements.
For now, property owners should use the official CURE portal to check their PTIN, verify outstanding dues and save payment receipts. Before relying on a new tax estimate, confirm the applicable rate, property category, concessions and transition rules through the relevant municipal corporation.
This article is for general information. The rates, concessions and transition details described above are based on reporting about the CURE Act as of October 2026. Verify the latest official notifications and your individual assessment before making tax or payment decisions.