Property tax check for a Hyderabad flat or house (GHMC): PTIN, dues and mutation

Checked against official sources on 14 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Why a buyer should check property tax

• GHMC's own mutation procedure (PDF) says the Deputy Commissioner approves a mutation (name transfer) "subject to payment of all property tax dues", and lists an up-to-date tax receipt among the documents. Unpaid dues on the seller's account can hold up your name change after you buy.
• The same PDF says the Tax Inspector should check whether the existing tax is at the bench-mark rate. If the property was under-assessed, "the property tax shall be revised as per rules". So a very low tax next to a big flat is worth asking about.
• Plinth Area and Usage on the tax record are a quick cross-check against the sale deed and the approved plan. Is it residential? Is the area roughly the same? A big gap is a question for the seller and your lawyer.

Step by step: check the PTIN and dues (GHMC area)

1. Get the PTIN from the seller's latest tax receipt or demand notice.
2. Open onlinepayments.ghmc.gov.in → Property Tax → Property Tax Payment. Enter the PTI Number, or the seller's registered mobile number, then Submit. Check that the Owner Name, Door No. and Locality match the deed. A due amount in Total Tax must be cleared before you buy. Use this as a check only: you can see the dues without paying anything. The payment gateway screens are (to verify).
3. GHMC's Property Tax page also links Know Your Property Tax Details, which asks for Circle, PTIN No., Name of Owner and Door No. Result screens are (to verify).
4. Ask for Print Receipts (a menu item on the same site) for the last paid year and compare it with the paper receipt the seller gives you.

Areas merged into GHMC (Manikonda, Narsingi, Tellapur, Kompally…)

The CDMA Telangana property-tax menu (cdma.cgg.gov.in PTMenu) shows this notice: from 13-12-2025, under G.O.Ms.No.264, these municipalities were merged into GHMC: Pedda Amberpet, Jalpally, Shamshabad, Turkayamjal, Manikonda, Narsingi, Adibatla, Thukkuguda, Medchal, Dammaiguda, Nagaram, Pocharam, Ghatkesar, Gundlapochampally, Thumkunta, Kompally, Dundigal, Bollaram, Tellapur, Ameenpur, Badangpet, Bandlaguda Jagir, Meerpet, Boduppal, Peerzadiguda, Jawaharnagar and Nizampet. For citizen services in these areas, the notice points to onlinepayments.ghmc.gov.in. The same CDMA page still shows a "Property Tax Payment By Door No." box (10-digit PTIN) and links to Bill One, which shows other municipal dues linked to the property by PTIN or registered mobile number. In a merged area, an old municipality receipt may carry an older number. Which site shows the current dues is (to verify for your property).

After you buy: mutation of the property-tax name

• Under G.O.Ms.No.155 (30-05-2016), Sub-Registrars collect a mutation fee at registration for sale or gift deeds, and the city starts the mutation automatically from the registration data. For GHMC, the errata G.O.Ms.No.192 (22-06-2016) sets the fee at 0.1% of the registered document value. It replaced the 0.5% printed in the original annexure.
• GHMC's procedure PDF (registrations from 01.06.2016) says the fee is paid at the Sub-Registrar by DD in favour of the Commissioner, GHMC. After digital approval by the Deputy Commissioner, the order is placed on the circle's website. The stated time frame is 30 days from the date the circle office receives the mutation application. How you pay at the SRO today is (to verify).
• Check progress on Know Your Mutation Status (asks for Assessment Number) and get the order from Download Mutation Certificate. Corrections go through Owner Name / Door No Correction, and a manual mutation through Mutation of Property on sa.ghmc.gov.in. Forms, login and OTP screens are (to verify).
• Deeds registered before 01.06.2016 follow GHMC's older offline route in the same PDF. That route needs a notice of transfer under Section 208 of the GHMC Act signed by both parties, attested deed and link documents, the latest EC, a notarised affidavit-cum-indemnity bond on Rs 50 stamp paper and an up-to-date tax receipt.

What it means for you

• Green: PTIN shows the seller (or the name on the title deed) at the right door number, no dues, and usage and plinth area roughly match the deed and plan.
• Amber: dues outstanding, an old municipality number in a merged area, or the owner name differs because an earlier mutation never happened. Ask the seller to clear the dues and show the receipt before you pay any more money.
• Red: the seller can't give a PTIN, the PTIN shows a different property or owner with no paper trail, or "Usage"/area clearly doesn't match what's being sold. Stop and get a lawyer to read the file.

Then finish the other checks

• Encumbrance certificate (EC) online: loans and earlier sales.
• Building permission and occupancy certificate check: extra floors without permission.
• Mutation / name transfer on Bhu Bharati: the revenue land record (separate from the municipal tax record).

We don't check properties for anyone. Property tax is a municipal record. It's not proof of title. Property in Visakhapatnam or Vijayawada? See our Andhra Pradesh property tax check guide.

FAQ

Official sources

• GHMC Property Tax page
• GHMC Know Your Property Tax Details (Search.aspx)
• GHMC / CURE online payments (Property Tax Payment)
• CDMA Telangana property tax menu (merger notice)
• CDMA Bill One
• GHMC Procedure for online Mutation (PDF)
• G.O.Ms.No.155 MA&UD 30-05-2016 (PDF)
• G.O.Ms.No.192 errata 22-06-2016 (PDF)
• GHMC Know Your Mutation Status
• GHMC Download Mutation Certificate
• GHMC Self Assessment / Mutation (sa.ghmc.gov.in)

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.