Varanasi Property Tax: Rates, Rebates & Online Payment
How Varanasi Municipal Corporation / Varanasi Nagar Nigam (VNN, also styled NNVNS) assesses residential property tax, what you owe, the rebates worth grabbing, and how to pay online.
How Varanasi calculates property tax
ARV = built-up area x zone-wise monthly rental rate x 12; property tax = ARV x tax rate, plus service levies billed with it (water ~10%, sewerage ~5%). Note: portal — VNN's E-Services 'Pay Property/Water/Sewage Tax' redirects to e-nagarsewaup.gov.in/onlinepay.
Residential rates: Reported at 10% of ARV for residential and 15% for commercial property, plus water and sewerage/conservancy charges.
Rebates & due dates
10% rebate for paying within 30 days of bill generation / early lump-sum payment; concessions reported for senior citizens (10%), women owners (5%), differently-abled (15%) and freedom fighters (50%), with a total cap around 60%.
Late-payment penalty
Late payment attracts interest/penalty on outstanding dues under UP municipal rules (commonly reported around 10–12% p.a.); exact current VNN penalty rate not confirmed on an official page.
Exemptions
Religious and charitable properties and government buildings; concessional treatment for small owner-occupied houses.
Recent change: Payments consolidated onto the UP Nagar Sewa platform with UPI/wallet support; Paytm and other aggregators also accept VNN dues.
Pay online
Pay directly on the official VNN, also styled NNVNSportal — you'll need your property identification number (printed on any previous receipt or demand notice).
Official VNN, also styled NNVNS property-tax portal →Frequently asked questions
How is property tax calculated in Varanasi?+
Varanasi uses the Annual Rental Value (ARV). ARV = built-up area x zone-wise monthly rental rate x 12; property tax = ARV x tax rate, plus service levies billed with it (water ~10%, sewerage ~5%). Note: portal — VNN's E-Services 'Pay Property/Water/Sewage Tax' redirects to e-nagarsewaup.gov.in/onlinepay. Current residential rates: Reported at 10% of ARV for residential and 15% for commercial property, plus water and sewerage/conservancy charges.
How do I pay Varanasi property tax online?+
Pay on the official VNN, also styled NNVNS portal (linked on this page) using your property identification number — have last year's receipt handy for the ID. Most portals accept UPI, net banking, and cards, and issue an instant e-receipt. 10% rebate for paying within 30 days of bill generation / early lump-sum payment; concessions reported for senior citizens (10%), women owners (5%), differently-abled (15%) and freedom fighters (50%), with a total cap around 60%.
What happens if I pay Varanasi property tax late?+
Late payment attracts interest/penalty on outstanding dues under UP municipal rules (commonly reported around 10–12% p.a.); exact current VNN penalty rate not confirmed on an official page.
Who is exempt from property tax in Varanasi?+
Religious and charitable properties and government buildings; concessional treatment for small owner-occupied houses.
Is property tax deductible from income tax?+
Yes, for let-out property: municipal taxes actually paid during the year are deducted from gross annual value when computing income from house property. For self-occupied property there's no separate deduction, but paying it keeps your municipal records clean for any future sale.
Sources
Verified July 2026. Municipal rates and rebate windows change every budget cycle — confirm on the official portal before paying.