Thane Property Tax 2026: Pay TMC Tax Online, Download Receipt, Early Payment Rebate, 2026 Tax Hike, Transfer Fee and Name Change

Posted by Akhilesh Upadhyay on 08/11/2026

Tax & Finance

Akhilesh UpadhyayUpdated 8 Nov 2026 · 7 min read

Checked against official government sources. General information, not legal or financial advice.

Thane property tax is paid online on the Thane Municipal Corporation (TMC) website, thanecity.gov.in, by searching your property ID, or through UPI apps, the TMC WhatsApp chatbot or a ward office counter. For 2026–27, TMC offered an early payment rebate of up to 10% on general tax. In August 2026, the TMC general body approved a 12% hike for homes and 20% for non-residential property.

Thane property tax at a glance

Portal: thanecity.gov.in, property tax section (propertytax.thanecity.gov.in)
Other ways to pay: Google Pay, PhonePe, BHIM, Paytm, WhatsApp chatbot, ward offices
2026–27 bills: sent by SMS link from 1 April 2026, with printed copies
Rebate 2026–27: 10% by 15 June, then 4%, 3% and 2% in later windows
Late payment: 2% per month under the Maharashtra Municipal Corporations Act
August 2026: 12% hike for homes and 20% for non-residential approved
Transfer fee: now 0.5% of the government market value

In this guide

How to pay Thane property tax online
Pay at a ward office
Early payment rebate for 2026–27
How TMC calculates property tax
Penalty, recovery and amnesty
Latest changes in 2025–2026
Name change and property transfer
Before you buy a flat in Thane
Frequently asked questions

How to pay Thane property tax online

Open thanecity.gov.in and go to the property tax payment page. Choose English or Marathi.
Search by property ID, or by owner name or address if offered.
Check the owner name, address, current tax, arrears and any rebate applied.
Click Pay Now and choose UPI, debit or credit card, or net banking.
Download and save the receipt.

On a phone, you can open the bill from the SMS link TMC sends, log in with your registered mobile number and OTP, and pay. TMC also accepts payment through Google Pay, PhonePe, BHIM and Paytm, and through its WhatsApp chatbot. If money is deducted but no receipt appears, do not pay again; keep the transaction reference and contact the ward office.

Pay at a ward office

You can pay by cash, cheque, demand draft or card at any ward office collection centre or the Citizen Facilitation Centre at TMC headquarters. For 2026–27, TMC announced timings of 10:00 am to 5:00 pm on working days and 10:00 am to 4:30 pm on Saturdays. Near the end of the financial year, centres often stay open on weekends and holidays; check the notice on thanecity.gov.in.

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Early payment rebate for 2026–27

TMC gives a rebate on the general tax of the second half-year if you clear the full year’s tax, including any arrears, in time.

Paid in full	Rebate on second-half general tax
On or before 15 June 2026	10%
16 June to 30 June 2026	4%
1 July to 31 July 2026	3%
1 August to 31 August 2026	2%

The rebate is only on general tax, not on the whole bill. Check the amount shown on the portal before you pay.

How TMC calculates property tax

TMC levies property tax under the Maharashtra Municipal Corporations Act on the rateable value of a property. This value is linked to the rent the property could earn in a year, less a statutory deduction. TMC fixes the rate for each part of the bill, such as general tax and service-linked charges, and the state adds its own cesses. Your bill shows:

Property ID, ward and owner name
Area, use (residential or non-residential) and rateable value
General tax and other parts, with the rate for each
Arrears, penalty and any rebate

If the area or use on the bill is wrong, apply to the ward office for a correction before the due date.

Penalty, recovery and amnesty

Penalty: 2% per month on unpaid tax, as set in the taxation rules of the Maharashtra Municipal Corporations Act.
Recovery: in February 2026, TMC ordered water and service cuts for residential defaulters and sealing or attachment of non-residential property with unpaid 2025–26 tax.
Amnesty: from 12 to 25 March 2026, TMC waived 90% of the penalty on residential arrears for owners who paid all dues, the current year’s tax and 10% of the penalty.

Latest changes in 2025–2026

Tax hike approved: on 17 August 2026, the TMC general body approved a 12% rise for residential and 20% for non-residential property tax. Reports did not give the date from which it applies, so check your next bill.
New transfer fee: the old flat fee of ₹1,000–₹10,000 by area is replaced by 0.5% of the government-approved market value (ready reckoner value). On a ₹1 crore flat, that is ₹50,000.
Record collection: TMC collected about ₹878 crore in 2025–26, around 96% of its target. About 87% of payments were non-cash.
500 sq ft homes: TMC passed a resolution in November 2020 to waive tax for homes up to 500 sq ft, subject to state approval. Reports differ on what applies today, so check your bill or ask the ward office.

Name change and property transfer

After you buy, inherit or receive a flat as a gift, apply to transfer the tax record into your name at your TMC ward office. Keep these ready:

Registered sale deed, gift deed, will or succession papers
Latest paid property tax receipt
No-objection letter from the housing society
ID proof of the new owner

Clear all dues and pay the transfer fee, set at 0.5% of the government market value for authorised property under the August 2026 change. Keep the acknowledgement. Land records are updated separately; see our guide on property mutation.

Before you buy a flat in Thane

Ask for the latest paid tax bill and check for arrears and penalty.
Match the owner name, address and area on the bill with the sale deed.
Budget for the 0.5% TMC transfer fee along with stamp duty in Maharashtra.
Expect higher tax after the August 2026 hike when you plan monthly costs.
For new projects, check the MahaRERA registration.

Frequently asked questions

How do I pay Thane property tax online?

Open the property tax page on thanecity.gov.in, search your property ID, check the dues and pay by UPI, card or net banking. You can also pay through UPI apps, the TMC WhatsApp chatbot or the SMS bill link.

How do I download my Thane property tax receipt?

Download it right after payment on the portal. For older receipts, look in the payment history after searching your property ID, or ask your ward office.

What rebate does TMC give for early payment?

For 2026–27, 10% on second-half general tax for full payment by 15 June 2026, then 4%, 3% and 2% for payment by 30 June, 31 July and 31 August.

Has Thane property tax increased in 2026?

Yes. In August 2026 the TMC general body approved a 12% hike for homes and 20% for non-residential property. Check your bill for when it applies.

What is the penalty for late payment?

2% per month on unpaid tax. TMC can also cut water supply or seal property of defaulters.

What is the TMC property transfer fee?

Under the change approved in August 2026, it is 0.5% of the government-approved market value, replacing the old flat fee of ₹1,000–₹10,000. Check the fee applied when you apply.

Are homes up to 500 sq ft exempt from Thane property tax?

TMC passed a resolution for this in 2020, subject to state approval. Reports differ on what applies now, so check your bill or ask the ward office.

How do I change the owner name on a Thane tax bill?

Apply at the TMC ward office with the registered deed, last tax receipt, society NOC and ID proof, and pay the transfer fee.

Property tax rates, rebates, fees, due dates and penalties are set by the Thane Municipal Corporation under Maharashtra law and can change. Check your current bill on thanecity.gov.in or at your ward office before you pay. This guide is general information, not legal or tax advice. Sources: Thane Municipal Corporation (thanecity.gov.in); Maharashtra Municipal Corporations Act, Schedule D taxation rules; 2026 reports on TMC bills and rebates, the March 2026 penalty waiver, recovery drives, the August 2026 tax hike and transfer fee, and 2025–26 collections.

About the author

Akhilesh Upadhyay Founder, Housepartner.in

Akhilesh Upadhyay is the founder of Housepartner.in, an India-wide property portal. He has worked in Indian real estate since 2013, across residential and commercial property, plots and development-authority schemes. He writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents.

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