What is a UPIC number in Delhi?

The Unique Property Identification Code: a 15-character ID MCD assigns to each property in its property tax system. It is printed on tax receipts, and every payment and name change is filed against it.

How do I find my property's UPIC?

Look at an old property tax receipt, or search on mcdonline.nic.in using a past receipt number and year, or the colony name and owner's name.

Can a property have two UPICs?

It shouldn't. MCD follows one UPIC per property, and the new-UPIC form makes you declare there is no earlier one. Duplicates do happen when someone skips the search, and the owner is responsible for the mismatch.

Does transferring the UPIC make me the owner?

No. The UPIC belongs to MCD's tax system. Ownership comes from the registered deed, will or court order.

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UPIC and your MCD property tax record

Every MCD property has one code that the tax, the name change and a buyer's checks all hang on. When it is missing, duplicated or still in someone else's name, the rest of the paperwork stalls.

The UPIC, short for Unique Property Identification Code, is the 15-character ID that MCD gives each property in its tax system. Tax is paid against it, the e-Change of name (mutation) is filed against it, and MCD follows one UPIC per property. If you have ever paid property tax online in Delhi, you have used one.

Finding the UPIC

On an old property tax receipt. It is printed there.
On mcdonline.nic.in, under Property Tax, with Search Property. You can search by the UPIC or property ID, by the receipt number and year of a past payment, or by the colony name and the owner's name.
Searching an existing UPIC again shows the property's details, but you cannot register the same UPIC a second time. MCD's system refuses it.

Bought a property? Move the UPIC to your name

If you bought a whole existing property and know its UPIC, MCD lets you request a UPIC transfer from your dashboard. You find the property by its UPIC or by the seller's registered mobile number and choose Request UPIC Transfer. An MCD officer checks the request, and once it is approved the property appears on your dashboard. MCD's manual also advises a UPIC transfer after a name change is approved.

When you need a new UPIC

The property cannot be found by any search
You bought a new property and no tax has been paid on it yet
You bought part of an existing property, such as one floor of a house

The application asks for the ownership category and type, the property category, the colony, ward and zone, the full address including the floor, and the owners' details. You upload a property document showing the address and a government photo ID, each as a PDF under 2 MB. MCD then allots the UPIC automatically, and the property appears on your dashboard in draft until you fill in the remaining details.

Search before you apply. The form makes you declare that the property has no earlier UPIC and tells you to check old tax receipts first. If a second UPIC turns up later, the owner answers for the mismatch.

Changing the name on the record

MCD does not treat a new owner as an edit to the record. A change of owner after a sale, gift, inheritance, relinquishment or court order goes through an e-Change of name application, with documents that depend on how the property changed hands. The guide to MCD mutation lists them case by case.

Checking tax paid and dues

Searching a property on the portal shows its year-wise tax paid, and the dashboard has a payment passbook and a payment status check. A buyer should see this history before paying a token amount. Arrears surface anyway at mutation, because MCD's name change asks for receipts of tax paid up to date.

A clean tax record is not a clean title. The record shows who pays MCD. The registered deeds show who owns.

Common questions

What is a UPIC number in Delhi?: The Unique Property Identification Code: a 15-character ID MCD assigns to each property in its property tax system. It is printed on tax receipts, and every payment and name change is filed against it.
How do I find my property's UPIC?: Look at an old property tax receipt, or search on mcdonline.nic.in using a past receipt number and year, or the colony name and owner's name.
Can a property have two UPICs?: It shouldn't. MCD follows one UPIC per property, and the new-UPIC form makes you declare there is no earlier one. Duplicates do happen when someone skips the search, and the owner is responsible for the mismatch.
Does transferring the UPIC make me the owner?: No. The UPIC belongs to MCD's tax system. Ownership comes from the registered deed, will or court order.

This is a general explanation, not advice on your property. Procedure, rates and thresholds differ by state and municipality and change over time. Kabir Real Estates provides advisory and due-diligence assistance and does not issue title certificates or formal legal opinions. Where a matter needs one, we will tell you so.

Sources

Checked against these sources on 10 October 2026

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How MCD property mutation works, step by step

MCD's own certificate says it plainly: a change of name in the property tax record is for paying property tax, and does not make anyone the owner. Here is how the application works, and what to upload for each kind of transfer.

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