UP Launches 16-Digit Land Unicode System to Streamline Property Tax and Real Estate Transactions

A new property tax management system is set to revolutionize the way property taxes are handled in Uttar Pradesh. The initiative, starting with the Lucknow Municipal Corporation, will expand to other cities, aiming to keep track of property tax assessments, collections, and pending dues for households, shops, and commercial establishments.

Ravi Nirwal, Principal Partner & Sales Director at Square Yards, explained to ET Wealth Online that the 16-digit property identification system is not limited to Lucknow alone. Recent reports indicate that municipal corporations across Uttar Pradesh will issue smart number plates with a 16-digit unique ID for properties in their jurisdictions, with Lucknow being one of the first cities to implement the system. This initiative is expected to be rolled out across all municipal bodies in the state, not just confined to Lucknow.

The numbering system is part of a broader digital property tax management and asset tracking reform under the Uttar Pradesh government’s urban governance framework. While the initial implementation details and timelines may vary across cities, the policy intent, as articulated by municipal officials, covers urban properties across the state’s municipal corporations.

Historically, the Uttar Pradesh government’s land reforms also include a 16-digit Unicode for land parcels statewide, introduced by the state’s revenue department for agricultural, residential, and commercial land. This system assigns unique identifiers to landholdings throughout the state, modernizing land records and improving transparency in land administration.

Traditionally, property records and tax assessments were maintained in disparate formats across departments, leading to duplication, inconsistencies, and difficulties in verification. A unified 16-digit ID linked to an integrated digital database helps consolidate these records, making them easier to manage and cross-verify. Property owners often had to visit municipal offices multiple times for basic information or to resolve discrepancies in tax dues and assessments. The new digital ID, tied to a centralised Property Tax Management System (PTMS), allows owners and officials to access up-to-date information online, reducing dependency on manual interventions.

Tusi Kumar, Partner at Singhania & Co, explains how this new development helps Uttar Pradesh homeowners. The primary benefit is the reduction of fraudulent transactions and land disputes. The unique, tamper-resistant ID makes it difficult for land mafias to target disputed or government land, ensuring legitimate ownership. Citizens can access comprehensive details of any land parcel online with a single click, including ownership history, land type (residential, commercial, or agricultural), and status (e.g., if it's disputed), all without needing to visit multiple government offices.

The ID system, linked with schemes like 'Virasat' (succession of property), helps establish clear ownership titles, which can be used as reliable proof of ownership. This allows owners to confidently apply for bank loans or government benefits using their property records. The integration of the property ID with various land-allied applications (such as Bhu-Lekh and property tax systems) facilitates faster property transactions, mutations (change of ownership records), and overall service delivery.

The digitisation and online accessibility of land records foster transparency and accountability in the land administration system, reducing the need for citizens to interact with officials and minimizing opportunities for bribery or harassment. For municipal areas, the system allows for GIS-based mapping of all properties, helping urban local bodies to provide services like water, electricity, and waste management more efficiently, and to bring all properties under the tax net fairly. This helps in better infrastructural development and governance.

Dedicated online citizen portals for property tax payment and information are being rolled out, such as the Saharanpur Property Tax Management System and the Bareilly Property Tax Management System. Shashank Agarwal, Founder of Legum Solis, says, “This should help the state in the long-term in digitising the property records and integrating it with other databases for seamless record keeping.”

According to a report by TOI, this new system is part of a broader reform of the property tax system being undertaken by Uttar Pradesh’s state urban development department. The new system will replace the existing software and is designed to keep a detailed digital record of all residential and non-residential properties within municipal limits. Additionally, the new system will be linked with the Smart City Command and Control Centre, allowing officials to access property tax data in real time.

As part of this initiative, every property in Lucknow will be given a unique 16-digit identification number. Outside each property, a number plate with this 16-digit ID will be installed. This number plate will have a chip that stores property-specific data, allowing officials to retrieve the data simply by inputting the ID into their system. It is expected that this new system will come with a unique ID, a physical plate, and perhaps a chip to help verify property details on site. This will help eliminate issues like missing records, duplication, errors, and difficulty in tracking.

Moreover, houses and commercial establishments within the property tax net will be uploaded on Google Maps, enabling users to view the property location and access complete tax-related details online. The 16-digit ID system is part of the Property Tax Management System (PTMS) and is being implemented across all municipal corporations in Uttar Pradesh, not just Lucknow. Cities like Lucknow, Agra, Saharanpur, Bareilly, and Moradabad are mentioned as using or rolling out this system.

The overall aim is to create a fully digital and integrated property tax system across the entire state to track demand, collection, and arrears more effectively. The goal is to create a transparent, digital land management system for all municipal areas of Uttar Pradesh.