Property Tax Calculator

Property tax = Annual Rental Value (ARV) × Tax Rate. ARV is determined by municipal corporation using: (1) Unit Area System (built-up area × rate/sq ft × locality factor), (2) Ratable Value System (expected annual rent), or (3) Capital Value System (% of property's market value). Tax rates vary: Mumbai 0.5-2%, Delhi 5-20% of ARV, Bangalore 0.1-0.25% of market value. Self-occupied properties get 30-50% rebate in most cities.

Self-Occupied: Lower tax (30-50% discount on ARV), no income tax on imputed rent. Rented: Full ARV applies, but rental income is taxable under Income Tax Act with 30% standard deduction. Example: ₹50L property in Bangalore → Self-occupied tax: ₹5,000/year, Rented tax: ₹10,000/year. Additionally, you pay income tax on (Rent − ₹10k − 30% std deduction).

YES, exemptions available for: (1) Senior citizens (60+ years) - 30-50% discount in most cities, (2) Disabled owners - up to 50% rebate, (3) Widows - 30% discount in some municipalities, (4) Properties owned by charitable trusts, (5) Agricultural land, (6) Government/military properties. Mumbai offers additional rebates for properties under 500 sq ft. Apply through municipal corporation website with proof documents.

Due dates vary by city: Mumbai: April 1st (FY start), Delhi: Quarterly (Apr, Jul, Oct, Jan), Bangalore: Two installments (Apr-Sep, Oct-Mar). Penalties: 2% per month on overdue amount (24% annually). Example: ₹10k tax overdue for 3 months = ₹10k + ₹600 penalty. Many cities offer 5-10% early payment discount if paid in April-May. Online payment available on all municipal portals.

Mumbai: 0.5-2% of ratable value, highest in absolute terms. Delhi: 5-20% of ARV, complex calculation. Bangalore: 0.1-0.25% of market value, lowest rates. Chennai: Fixed rates per sq ft (₹3-8/sq ft for residential). Hyderabad: 15-20% of ARV. Pune: 12-24% of ARV. Kolkata: 20-30% of ARV. For ₹1 crore property: Mumbai ~₹15-20k, Delhi ~₹10-15k, Bangalore ~₹10-15k, Chennai ~₹8-12k annually.

NO, property tax is NOT deductible under Section 80C or any other section for self-occupied property. HOWEVER, for rented property, property tax paid is deductible from rental income before calculating taxable 'Income from House Property'. Example: Rent received ₹3L, property tax paid ₹15k → Taxable income = ₹3L − ₹15k − 30% std deduction (₹85.5k) = ₹1.995L.

Consequences: (1) 2% monthly penalty (24% annual), (2) Property attachment notice after 6-12 months, (3) Auction of property in extreme cases, (4) Legal notices and court summons, (5) Denial of completion certificate for new construction, (6) Cannot sell property without tax clearance certificate. Municipal corporations have authority under local acts to recover dues with interest. ALWAYS maintain receipts—required for property sale.

YES, all major cities offer online payment: Mumbai (mcgm.gov.in), Delhi (sdsmc.gov.in), Bangalore (bbmp.gov.in), Chennai (chennaicorporation.gov.in). Steps: (1) Visit city corporation website, (2) Enter property ID or owner details, (3) View outstanding dues, (4) Pay via debit/credit card, net banking, UPI, (5) Download receipt immediately. Keep digital and physical copies for 7 years. Payment confirmation takes 24-48 hours to reflect in system.

Under-construction property: NO property tax until Occupancy Certificate (OC) is issued. Tax starts from the month OC is granted. Some developers show property tax as maintenance charges during construction—this is incorrect. Once OC is received, municipal corporation assesses property and sends tax notice within 3-6 months. New property owners should proactively register on municipal portal to avoid missing first payment and penalties.