TMC Tirupati Property Tax: Online Payment & Complete Guide 2026

TMC Tirupati property tax is the half-yearly levy collected by the Tirupati Municipal Corporation from all property owners within one of India’s most sacred and fastest-growing pilgrimage cities. Home to the Tirumala Venkateswara Temple — the world’s richest and most visited pilgrimage destination — Tirupati has grown into a significant urban centre with over 66 wards, a Smart City designation, and a major real estate market driven by devotees, IT employees, and retirees. TMC administers property tax through Andhra Pradesh’s state-wide CDMA portal (tirupati.cdma.ap.gov.in) using the ARV method. The 5% rebate deadline is April 30 and half-yearly due dates are June 30 and December 31. A Greater Tirupati Municipal Corporation (GTMC) proposal was raised in October 2025 — pending GoAP approval. This guide covers everything a Tirupati property owner needs in 2026.

---

About TMC

The Tirupati Municipal Corporation (TMC) was founded in 1886 and became a municipal corporation on 2 March 2007. It is one of three corporations in Andhra Pradesh — alongside Kakinada and Visakhapatnam — to feature in the Smart City project. TMC has 66 seats. Mayor and Deputy Mayor posts are vacant since March 18, 2026. Corporation Commissioner: Dr. N. Mourya IAS. A Greater Municipal Corporation proposal was raised on 25 October 2025 — pending GoAP approval.

• TMC CDMA Portal: tirupati.cdma.ap.gov.in
• CDMA AP Main Portal: cdma.ap.gov.in
• TMC Office: Alipiri Road, Opposite to Nehru Municipal Grounds, Tirupati, Andhra Pradesh — 517501

---

Who Must Pay TMC Property Tax?

All owners of residential, commercial, industrial, and vacant properties within TMC’s 66 wards must pay property tax half-yearly. The citizen has to register with the urban local body for taxation, and assessments are made based on physical dimensions and other parameters. Landlords remain liable regardless of tenancy arrangements.

---

TMC Property Tax Calculation — ARV Method

TMC uses the Annual Rental Value (ARV) method — consistent with Andhra Pradesh’s state-wide CDMA framework.

Formula:
ARV = Plinth Area × MRV per sq ft per month × 12
Property Tax = ARV × Tax Rate

Property Type	Tax Rate
Residential	Up to 25% of ARV
Non-Residential / Commercial	Up to 30% of ARV

Age-Based Depreciation on ARV:

Building Age	Deduction
Up to 25 years	10% of ARV
25–40 years	20% of ARV
Over 40 years	40% of ARV

Properties with ARV ≤ ₹600/year are fully exempt from TMC property tax.

The official CDMA website has an online property tax calculator that can be used to calculate the overall tax. Use it at cdma.ap.gov.in before making any payment.

---

Assessment Number Search

Your Assessment Number is your unique TMC property identifier. Find it on any previous TMC receipt. On tirupati.cdma.ap.gov.in, search by Assessment Number, Old Assessment Number, Owner Name, or Door Number by selecting District: Tirupati and relevant ULB.

---

How to Pay TMC Tirupati Property Tax Online — FY 2026-27

Step 1: Visit the official website of CDMA, the Commissioner and Director of Municipal Administration of Andhra Pradesh. Step 2: On the homepage, click on the online payment button. Step 3: Click on the Property Tax option. Step 4: Choose District Name — Tirupati, followed by corporation/municipality and payment type. Step 5: Enter the assessment number, old assessment number, owner name, and door type. Step 6: Click Search and proceed. Step 7: Review the property tax dues and pay using any online payment method.

Payment modes accepted: UPI, Net Banking, Debit Card, Credit Card.

Offline: Visit the nearest Mee Seva Centre or TMC ward office at Alipiri Road, Tirupati — 517501. Carry Assessment Number and ID proof.

---

Half-Yearly Due Dates & Rebates

The last date to pay property tax in Tirupati is April 30 for both the first and second half-yearly instalments for the current year. Citizens will be eligible for a property tax rebate in Tirupati if they complete payment before the due date.

Benefit	Details
Early Payment Rebate	5% rebate for full payment before April 30, 2026
ARV ≤ ₹600/year	Exempt
40+ year buildings	40% ARV deduction
Late Payment Penalty	2% per month from July 1

---

Receipt Download & Payment Status

After payment, download the receipt immediately from the CDMA payment confirmation page. For receipt re-print: cdma.ap.gov.in → Property Tax → Print Receipt → enter Assessment Number → download PDF. Check payment status on tirupati.cdma.ap.gov.in → Property Tax Dashboard.

---

MeeBhoomi — Andhra Pradesh Land Records

Before buying property in Tirupati, verify ownership and title at meebhoomi.ap.gov.in — Andhra Pradesh’s official land records portal. MeeBhoomi provides RoR 1B (Record of Rights) confirming land ownership, encumbrances, and usage. For urban properties, also obtain an Encumbrance Certificate from the Sub-Registrar. Both are mandatory due diligence before any Tirupati property purchase.

---

Name Change / Mutation

Visit cdma.ap.gov.in, choose Tirupati district and municipality from the drop-down menu, enter the assessment number, enter all details on the ownership form, and submit. For full physical mutation, visit the TMC office at Alipiri Road, Tirupati, with registered sale deed, MeeBhoomi RoR 1B extract, nil-dues receipt, and Aadhaar card.

---

Property Tax and Home Buying in Tirupati

Tirupati is one of Andhra Pradesh’s most unique real estate markets in 2026 — driven by pilgrim traffic, TTD employees, IT professionals, and a growing retiree population. Before purchasing:

• Verify all TMC dues and get a No Dues Certificate
• Check MeeBhoomi for clean RoR 1B title
• Confirm whether property falls within current 66 wards or proposed GTMC expansion zone
• Initiate mutation immediately after registration
• Explore home loan options with Home First Finance Company

Refer to our Property Tax in Andhra Pradesh guide.

---

Common Mistakes to Avoid

• ❌ Missing April 30 rebate: 5% saving is lost permanently for the year — pay in April
• ❌ Not verifying GTMC expansion status: If buying on the city outskirts, confirm whether your property falls in the proposed Greater Tirupati expansion zone
• ❌ Skipping MeeBhoomi verification: RoR 1B check is non-negotiable before any AP property purchase
• ❌ Wrong Assessment Number: Always verify before payment — credit goes to wrong property otherwise
• ❌ Delaying mutation after purchase: Visit TMC office immediately after registration

---

FAQs

How do I pay TMC Tirupati property tax in 2026?
Visit tirupati.cdma.ap.gov.in or cdma.ap.gov.in → Online Payments → Property Tax → District: Tirupati → enter Assessment Number → pay via UPI, card, or net banking.

What is the 5% rebate deadline for TMC property tax?
The last date to pay for a rebate is April 30.

What are the half-yearly due dates?
First half: June 30, 2026. Second half: December 31, 2026. Paying before April 30 earns the 5% rebate.

What is the penalty for late payment?
2% per month on outstanding dues from July 1, 2026.

What is the Greater Tirupati Municipal Corporation proposal?
A Greater Municipal Corporation proposal was raised on 25 October 2025. It is pending GoAP approval. Check TMC office for jurisdiction updates.

Is TMC Tirupati a Smart City?
Yes — TMC is one of three corporations in Andhra Pradesh to feature in the Smart City project.

What is MeeBhoomi?
AP’s official land records portal at meebhoomi.ap.gov.in — provides RoR 1B ownership records for all AP properties.

---

Official portal: tirupati.cdma.ap.gov.in. CDMA AP: cdma.ap.gov.in. TMC Office: Alipiri Road, Tirupati — 517501. MeeBhoomi: meebhoomi.ap.gov.in.