CURE Act 2026: What Hyderabad Homebuyers and Property Owners Need to Know
Quick Answer
The CURE Act 2026 introduces a new municipal governance and property-tax framework for Hyderabad’s core urban region, replacing the GHMC Act, 1955, within the covered area. It brings changes to property-tax assessment, mutation, civic services and building compliance. Homebuyers and existing owners should verify their property’s municipal jurisdiction, applicable tax rules and approval documents, as some provisions depend on official notifications and implementation.
Your Hyderabad home tax will rise, but not all at once. Tax now follows the guideline value, or card value, of your home. The deemed home rate is 0.15%. New builds not yet assessed came under the new rule on 2 October 2026. Homes assessed so far move from 1 April 2027. Even then, the yearly rise is capped at 10%.
Two more things matter. First, a building with no occupancy certificate (OC) may lose power, water and sewer links. Second, the Act bars the transfer of a home with an unauthorised part. No one knows yet if this hits old deeds. Below, each point has a number, a date and a next step.
ARV vs Capital Value: How Hyderabad Property Tax Works Now
Old tax used annual rental value, or ARV. New tax uses capital value. That value comes from the card value of your home. In one line, yearly tax is about card value times a rate. Per reports, the new Act also replaced the GHMC Act 1955 on 2 October 2026.
Be Among the First to Own a Legacy
Until the corporations set rates, deemed rates apply. Homes pay 0.15%. Non-residential use pays 0.75%. Vacant land pays 0.50%. Later, rates may be set in a band. Per reports, that band is 0.10% to 0.50% for homes. For non-home use, it is 0.20% to 2%.
Card value is not your sale price. The state sets it for the registry. A flat may sell for more or less. Still, the tax follows it.
Here is a case. The Hindu, in its report on the Bill, showed a 1,500 sq ft flat in Serilingampally. Its tax was about ₹6,000 a year under ARV. At 0.15% on capital value, it would be nearly ₹15,000. This is an example, not a bill. It implies a card value near ₹1 crore. So we can add a second row.
| Case | Yearly tax |
|---|---|
| Serilingampally flat, old ARV bill (The Hindu, illustrative) | About ₹6,000 |
| Same flat at 0.15% of capital value (The Hindu, illustrative) | Nearly ₹15,000 |
| ₹1 crore card value at 0.15% | ₹15,000 |
| Same, with the full year paid before 30 April (5% rebate) | ₹14,250 |
But the jump does not land in one bill. The next parts show why.(Source)
New Flats from 2 October 2026, Assessed Homes from April 2027
Most reports blur the dates. So here they are, plain and short.
First, take new builds that are not yet assessed. For these, the new rule applies from 2 October 2026. This is per the Gazette and the state urban department. Still, a bill starts once a demand is issued. So do not assume your bill has begun.
Next, take homes that are assessed now. Their move starts on 1 April 2027. That is the start of FY 2027-28. Your current tax is the base. From there, it rises toward the goal. The cap is 10% a year. Plus, collection still waits for rate notices from GHMC, CMC and MMC. Telangana Today said the same.
An official briefing gave a case. A ₹10,000 bill can rise to ₹11,000 at most in the first capped year. In short, check your PTIN record. Then confirm your date.
The Two Quiet Reliefs: a 10% Cap, and ₹101 for Small Homes
Two reliefs get too little notice.
The first is the 10% cap. Say the new tax is higher than your bill. Then the rise each year is capped at 10% of last year’s tax. That holds until you reach the goal. The draft Bill said 20%. Then the Assembly cut it to 10%. So early guides built on the draft are out of date.
Now go back to the Serilingampally case. Say the old bill is ₹6,000. Then year one cannot top ₹6,600. The table shows the next steps. It is our own math, so use it as a guide. Note that it assumes the goal stays at ₹15,000. Real bills may differ.
| Year of transition | Highest possible tax |
|---|---|
| 1 | ₹6,600 |
| 2 | ₹7,260 |
| 3 | ₹7,986 |
| 4 | ₹8,785 |
On these terms, the bill hits ₹15,000 in year 10. That is a long climb. Yet the goal may move. A new card value changes the tax too, as The Hindu noted.
The second relief is ₹101 a year. Per reports, homes under 375 sq ft pay just that. The home must be eligible, and the owner must live in it. Reports do not list every rule. So ask your civic body before you count on it.
Plus, a 5% rebate applies if you pay the full year before 30 April. On a ₹15,000 bill, that saves ₹750.
Unauthorised Structures: What We Know vs What We Don’t
Honest answers here are short. The Act bars the transfer of homes with unauthorised parts. Past that line, much is open. The table splits the two.
| What we know (per reports) | What we do not know yet |
|---|---|
| Transfer of a home with unauthorised construction is barred. | Whether the bar hits old, registered homes. The Hindu said on 2 October 2026 that this is not clear. |
| A penalty of 25% to 300% of the tax does not regularise the building (CMC, NewsMeter). | How sub-registrars will treat a 2018 extra floor that GHMC never booked. |
| If a demolition order is ignored, the body can demolish. It can then bill the cost as tax arrears (Deccan Chronicle). | Notice times in the final Act. The draft had a 24-hour sealing clause. |
| Watch for notices from GHMC, CMC, MMC and the Registration Department. | Anything past that. We will not guess a yes or no. |
So what can you do? Get the sanctioned plan. Then compare it with what stands. And do not trust a broker who says it is all regularised. Last, check back here. We will update this page when a notice lands.
No OC, No Utilities: What the Rule Means This Week
The rule is blunt. Under the Act, a building with no OC cannot get power, water or sewer links. Officials who still give them face action, up to removal, per reports.
If you are buying, treat a missing OC as a risk. Without it, power, water and the last loan payout may be at stake. So ask for the OC before you pay the last instalment. Our OC guide has the steps. Then ask GHMC, CMC or MMC for the OC status of the building.
Many readers fear one case most. They live in a building with no OC now. Here the rule is clear, but any relief is not. Reports so far promise no relief to old buildings. So do not assume it. Instead, ask your RWA or the civic help desk where you stand. Later, the CURE Appellate Authority may help, once it is live. Yet a working meter is no proof that your building is legal.
If the Builder Defaults, Can They Cut Power to an Occupied Tower?
This worry is real in big gated towers. In July 2026, RWAs spoke up through UFERWAS on the draft Bill. Their view was plain. Occupied homes, they said, should keep water, power and sewer links. Action for a promoter’s default should hit the builder.
They made a second point. A notice of 24 hours before sealing, they said, is too short. Big communities need more time. So they asked for 30 days. They cited draft Sections 165 and 167. Plus, FGCC opposed the draft Bill (Deccan Chronicle, 15 July 2026).
Still, these were asks on a draft. We do not yet know how the final Act treats towers with people in them. That is the live risk. So ask your RWA and your civic body, in writing, how they will act.
CREDAI, the 10% Permit Mortgage, and NALA on Western-Corridor Projects
On 29 August 2026, CREDAI Hyderabad made three asks, per The New Indian Express. First, cut the building permit mortgage from 10% to 5%. Second, free the NALA-linked part sooner. Policy had pointed to 5% plus 5% for old approvals. Third, let NALA fees be paid with the building approval.
Buying in Kokapet, Neopolis or the Financial District? Ask three things. Who will assess the tower: GHMC, CMC or MMC? Does the build plan include the OC? Is the permit mortgage or NALA still open on that survey number?
IPIC, CURE-1, Auto-Mutation: The Admin Changes in Six Lines
Only a few changes touch your bill or your file. Here they are.
- Elected councils no longer revise tax the old way. Card value changes now flow into tax (The Hindu).
- The CURE Apex Governance Council is chaired by the Chief Minister.
- Grievances go to the CURE Appellate Authority.
- IPIC is the Integrated Property Identity Code. Each home gets one.
- CURE-1 is one bill for tax, water, sewer and sanitation.
- Mutation is meant to start on its own once you register the deed.
Reports say the mayor and ward committees stay on.
What to Do Before the Next Demand Lands
A short list beats a long worry. So use these two lists this week.
If you own a home
- Pull your current tax bill.
- Find your card value.
- Take 0.15% of it to see the goal.
- If you are assessed, add 10% to your bill. That is your year-one ceiling.
- Photograph your OC and your sanctioned plan.
If you are buying a home
- Confirm the civic body: GHMC, CMC or MMC.
- Ask for the OC status in writing.
- Check for unauthorised built-up area on your unit.
- Confirm the RERA listing.
- Get your lender’s legal check done.
- Keep your sale deed, even if mutation starts on its own.
