If you own any kind of property in Malaysia residential, commercial, or industrial you're likely familiar with cukai taksiran, also known as cukai pintu or assessment tax. But what exactly is it, why does it matter, and how can you pay it? Here's what you need to
Cukai taksiran is a property tax collected by your local municipal (Majlis Perbandaran) or city council (Majlis Bandaraya) every six months. This tax directly contributes to maintaining your neighborhood's public services and facilities.
Here are some of the amenities funded by cukai taksiran:
Rubbish collection
Streetlights
Park upkeep
Drainage system cleaning
Road maintenance and repairs
Whether you live in a landed house in Selangor or own a commercial unit in Kuala Lumpur (where you'd pay to DBKL), this tax applies to your property.
How Is It Calculated?
The amount you owe is based on the estimated annual rental value of your property and a fixed assessment rate set by your local authority. These values may be reviewed from time to time, so the payable amount can change depending on your property's current valuation.
Who Pays Cukai Taksiran?
The tax is issued to property owners, but in many commercial lease agreements, landlords might pass the cost on to their tenants. Not sure who's responsible? Always refer to your tenancy agreement or confirm with your landlord.
Cukai taksiran is paid twice a year:
First half of the year: 1 January 28 February
Second half of the year: 1 July 31 August
Some councils give you the option to pay the full amount for the year upfront, which can be helpful for budgeting.
What Happens If You Miss the Deadline?
Late payments may incur penalties or interest charges depending on your councils rules. Ignoring cukai taksiran bills over time can lead to:
Legal notices
A warrant of distress
Issues during property refinancing or sales, as unpaid taxes must be cleared first
If you're struggling financially, reach out to your local council early. Some offer instalment plans or may waive penalties in special cases.
How to Check and Pay Cukai Taksiran
Most councils still mail out physical bills, but many are moving toward digital billing. You can usually check your bill and make payments through your local councils:
Council's Online Portal
DBKL (Kuala Lumpur): ebayar.dbkl.gov.my
MBPJ (Petaling Jaya): ebayar.mbpj.gov.my
MBSA (Shah Alam): myMBSA
MBSJ (Subang Jaya): mbsj.gov.my
MBPP (Penang Island): ebayar.penang.gov.my
Alternatively, try PBTPay, a nationwide portal for paying taxes, compounds, and other municipal fees.
Prefer to pay in person? You can also settle your bill at:
Post offices
Local council service counters
Always keep your payment receipt, whether its digital or printed you may need it for future property-related transactions.
What If You've Never Paid Before or Lost Your Account Number?
New homeowners or those who've misplaced past bills can still retrieve their account details. Just follow these steps:
Call your local councils customer service line
Provide your full property address, the owners name, and IC number
The officer will verify your identity and give you your assessment account number
Some councils may also email or WhatsApp the details to you for easy access. Once you have the number, you can view and pay your bills online.
Paying your cukai taksiran on time helps keep your community running smoothly. Whether its functioning streetlights or clean parks, this biannual tax ensures the local amenities we often take for granted are well-maintained.
Source: SAYS
