By Saurabh Garg, founder·12 min read·Published 2026-06-11

Pune property tax 2026-27, PMC and PCMC

Pune has two municipal corporations and each bills its own properties. A flat inside Pune city limits pays PMC at propertytax.punecorporation.org against an account number or a section and peth ID. A flat in Pimpri, Chinchwad, Wakad, Hinjawadi's PCMC pockets, Chikhali or Moshi pays PCMC at publicptaxpcmc.in against a zone, gat number and property code. Both run two half-yearly bills, due 31 May and 31 December. PMC's early rebate closed on 31 May 2026, PCMC's on 30 June 2026, and both charge 2% a month on what is left unpaid. This page has the numbers, the steps for each portal, and the four failures that hit an owner paying from outside India.

Verified against the PMC and PCMC portals and civic announcements on 10 August 2026, for financial year 2026-27.

The numbers, in one table

PMC, Pune city PCMC, Pimpri Chinchwad
Portal propertytax.punecorporation.org publicptaxpcmc.in, linked from pcmcindia.gov.in
Identifier needed Account number, or property type with section ID and peth ID. Registered mobile number also works Zone number, gat number and property code
Early rebate for full-year payment 10% on general tax where annual rateable value is up to ₹25,000, 5% where it is ₹25,001 and above 5% on general tax, plus a further 5% for paying online, so up to 10%
Rebate cut-off for 2026-27 31 May 2026 30 June 2026
First-half due date 31 May 31 May
Second-half due date 31 December 31 December
Penalty on arrears 2% per month 2% per month
Rate change for 2026-27 No hike announced No hike, rates held by the standing committee
Other concessions 50% for women owners on property up to 500 sq ft, 50% for ex-servicemen and freedom fighters, 40% for owners with 40% or greater disability 30% on general tax for property held in a woman's sole name, 50% for persons with disability and freedom fighters on one property, 3% to 10% for composting, STP and zero-waste systems

Two lines there are the ones owners get wrong. The rebate needs the whole year cleared in one go, so paying half in May and half in December costs the discount even when both halves land on time. And the rebate sits on the general tax component, not the full bill, so the saving is smaller than the headline suggests.

PMC or PCMC: which one bills you

Both are municipal corporations and they are not interchangeable. Paying the wrong one does not count. The money sits with a corporation that has no claim on your property while arrears build at the one that does.

PMC, the Pune Municipal Corporation, covers Pune city proper and the merged villages: Kothrud, Aundh, Baner, Hadapsar, Kharadi, Katraj, Warje, Yerawada, Viman Nagar, Bavdhan, Undri and Kondhwa. About 15 lakh properties sit inside PMC limits.

PCMC, the Pimpri Chinchwad Municipal Corporation, covers the northern industrial belt: Pimpri, Chinchwad, Akurdi, Nigdi, Bhosari, Wakad, Thergaon, Ravet, Punawale, Tathawade, Chikhali, Moshi, Talawade and Charholi.

The confusion is geographic. Hinjawadi, Wagholi and stretches of the Mumbai-Bangalore highway sit near a boundary, and agents describe the whole western corridor as "Pune" whatever the corporation. Parts of Hinjawadi fall outside both corporations under PMRDA, which bills on its own terms.

Your last paid receipt settles it in one look. With no receipt, the sale deed and any water bill name the corporation. If you own in Wakad or Ravet and the PMC portal returns nothing, that is why.

How the tax is calculated

Both corporations work off annual rateable value under the Maharashtra Municipal Corporations Act, and the base input is the ready reckoner rate for your location. The rateable value follows from the area, the ready reckoner rate for that zone, the type of construction, the age of the building, and whether the unit is residential, commercial or industrial. The tax is a set of rates on that value. General tax is one component. Water, sewerage, education cess and tree cess are the others.

Guides written for a national audience describe Pune tax as capital-value based, which is how Mumbai works under BMC. The Pune rebate slabs are written in rateable value terms, which is the tell. The self-assessment calculator on each portal is the source of truth for your own number.

One factor catches owners abroad. A tenanted unit is not assessed at the self-occupied rate. If you moved to Dubai in 2019, let the flat, and nobody updated the occupancy on the tax record, you have been underpaying for years. The corporation recovers the difference with penalty when it surfaces, and it surfaces during the title transfer check before a sale, at the worst possible moment. Both portals carry a self-assessment route to correct it.

How to pay PMC property tax online

  1. Go to propertytax.punecorporation.org and open Pay Online.
  2. Enter the property type, section ID and peth ID, plus the account number. All four are printed on any previous bill or receipt. If your mobile number is registered against the property, use Pay Tax by Mobile Number instead and skip the IDs.
  3. Read the record the portal returns before you look at the amount. Check the owner name, the area, and whether the property shows as self-occupied or tenanted.
  4. Check the outstanding figure. The portal shows current-year dues and arrears as two lines, with penalty already loaded onto the arrears.
  5. Choose to pay the full year in one transaction if the rebate window is open. Splitting into halves forfeits the discount.
  6. Pay by net banking, debit card, credit card or UPI. NEFT and RTGS are available for large bills, and a challan can be generated for a bank counter payment.
  7. Download the receipt from Tax Receipt. Save the PDF. A screenshot of the success screen is not a receipt.

How to pay PCMC property tax online

  1. Go to pcmcindia.gov.in and follow the property tax link to publicptaxpcmc.in, or go direct.
  2. Enter the zone number, gat number and property code, then submit. The property code is the identifier the portal keys on, and it is printed on every PCMC bill.
  3. Confirm the owner name and property details on the record that comes back.
  4. Read the bill breakdown. General tax is the line the rebate applies to.
  5. Pay online rather than at a counter while the window is open. PCMC gives an extra 5% for the online route on top of the early-payment rebate.
  6. Pay by net banking, UPI, debit card or credit card.
  7. Download and file the receipt.
  8. Link your mobile number to the property from the portal's own link, so the next bill and the next OTP reach a number you control.

Paying from outside India

This is the part local guides leave out, because they have never cleared a Wakad bill from Frankfurt at 3am.

The OTP goes to an Indian number you no longer use

Both portals push a one-time password to the mobile number recorded against the property. When that number belonged to a SIM you cancelled in 2016, you are locked out of paying your own tax. Update the registered mobile in March, before the rebate window opens, not on 30 May with the clock running. This is the most common reason an owner abroad misses a Pune deadline.

Foreign cards get declined

Indian municipal gateways route through domestic acquirers and reject cards issued outside India, sometimes after three screens. Net banking from an NRO account works. So does UPI linked to an NRO account. Keep one live NRO netbanking login for this job.

The amount debits and no receipt appears

It happens on both portals and the money is seldom lost. Do not pay again. Wait 48 hours, search the property again, and see whether the payment has posted. If it has not, raise a ticket on the citizen helpdesk with the bank reference number and open a case with your bank the same day. A duplicate payment becomes a refund file that takes months to chase from abroad.

Nobody is holding the receipts

The paid receipt is not a formality in Pune. PMC wants cleared dues before it issues an NOC or processes a title transfer, and a buyer's lawyer will ask for several years of receipts. An owner who paid every year and kept nothing is in the same position at closing as one who never paid. One folder, one PDF per half-year.

Why the receipt matters on your Indian tax return

If the Pune flat is let out, the municipal tax you paid during the financial year comes off gross rent before the 30% standard deduction under Section 24. Two conditions: paid rather than billed, and paid by you as owner rather than by the tenant.

For an NRI landlord whose rent already has TDS deducted at source, that deduction is part of what you reclaim when you file. A missing receipt is an unclaimed deduction and a larger refund you never get. The tax you pay to PMC cuts the tax you owe to the income tax department, and only if you can prove it. The mechanics are in the guide to paying India property tax from abroad, and the parallel problem with society dues is covered in society maintenance bills for a remote owner.

What happens after years of arrears

Arrears do not fade. They compound at 2% a month, they attach to the property rather than to you, and they wait for the moment you need something from the corporation.

Sitting on several years of arrears from abroad, the fastest route is to pull the full outstanding figure the portal displays, penalty included, pay the whole thing in one transaction, then start the transfer or correction you need. Negotiating a penalty down from Singapore with nobody standing in the ward office is not a plan.

FAQ

Do NRIs pay a different rate of property tax in Pune? No. Municipal property tax attaches to the property, not to the owner's residency. There is no NRI rate, no exemption and no surcharge in either PMC or PCMC. What moves your rate is the zone, the type of construction, the age of the building, and whether the unit is self-occupied or tenanted.

I missed the 2026-27 rebate. Should I wait for the next window? No. Waiting costs 2% a month while the rebate is worth 5% to 10% of the general tax component alone. Every month you hold out, the penalty eats more than the discount you are waiting for. Clear the bill and set a calendar reminder for 1 April next year.

My flat is in Wakad and the PMC portal cannot find it. What is wrong? Wakad is PCMC, not PMC. Search publicptaxpcmc.in with the zone, gat number and property code from your bill. Same answer for Ravet, Punawale, Tathawade, Chikhali and Moshi.

I do not have my PMC account number. Can I still pay? Yes. PMC lets you search by property type with the section ID and peth ID, and it also has a route to search and pay by registered mobile number. The account number, section ID and peth ID are all printed on any old bill, and the society office holds copies in most buildings.

Can I pay both halves at once and still get the rebate? One transaction covering the full year, inside the rebate window, is what the rebate requires. Paying both halves as two separate transactions is not the same thing and does not qualify.

Can my tenant pay it for me? Anyone can make the payment. The Section 24 deduction belongs to the owner who bore the cost, so a tenant paying from their own pocket costs you the deduction. If the tenant pays on your behalf and you reimburse or set it against rent, keep the trail in writing.

What is the difference between a rebate on general tax and a rebate on the bill? Your Pune bill has several components: general tax, water, sewerage, education cess and tree cess. The rebate applies to the general tax line alone. On a ₹12,000 bill, a 10% rebate is worth well under ₹1,200, and the portal shows the saving before you confirm.

If you would rather not do this twice a year

66 MG Road pays municipal property tax for owners living abroad, in Pune and seven other cities, and files the receipt where you can find it on the day a buyer's lawyer asks. It is part of property management in Pune, and it is one of the items checked in the ₹20,000 Property Health Check, alongside title transfer status, encumbrance and who is occupying the flat. We charge for that. Answering one question costs nothing, and the guides above cost nothing either.

If your bill is small and someone in Pune is reliable, do it yourself with the steps above. Bookmark the right portal, update the registered mobile number now, keep the PDFs.

Sources

Saurabh Garg, founder, 66 MG Road

Information on this page is as on 2026-06-11. Rules, rates, deadlines and government portals change without notice, so verify against the official source before you act. This page is for information only. It is not tax or legal advice, and it is not a substitute for a qualified adviser who knows your position.