Loading Cukai Taksiran: what it comes to, and when it is due…
Work out roughly what a year's assessment tax comes to from MBAS's published rates and your 2024 valuation, see both payment deadlines, and what a late payment actually costs.
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MBAS assessed a market value for every holding as at 2024. It is printed on the revaluation notice posted from 9 October 2025, and on your bill. It is not what you paid for the house and not what an agent would price it at today.
Enter your assessed value to see the estimate.
MBAS revalued every holding in Alor Setar for the first time since 1993, and the new rates started on 1 January 2026. The figure above uses the rate published for your kind of property; your own bill is the last word, and FAST MBAS will show it from your account number.
| Instalment | Due | Amount |
|---|---|---|
| First half — January to June | 29 February | — |
| Second half — July to December | 31 August | — |
An estimate, not your bill
The valuation list MBAS was billing from dated to 1993. The council revalued every holding against 2024 market values and the new list took effect on 1 January 2026. Of 95,170 holdings, 84,946 — 89.26% — went up, 10,203 went down and 21 stayed the same. Notices went out by post from 9 October 2025 and objections closed on 5 November 2025.
Source: Bernama and RTM, 2 November 2025, checked 28 August 2026 (today).
MBAS applies thirteen categories of holding — residential, low-cost residential, commercial, industrial, light industrial, association buildings, special property and vacant land among them — at rates between 0.03% and 0.4%. Only three of those rates have been published: 0.11% for an ordinary house, 0.09% for low-cost housing and 0.3% for a commercial building. Those three are the only ones offered above. If your holding is industrial, an association building, special property or vacant land, this page cannot tell you its rate — your own notice carries it, and Bahagian Penilaian can confirm it.
Source: Free Malaysia Today and Bernama, 2–3 November 2025, checked 28 August 2026 (today).
Cukai taksiran is charged under section 127 of the Local Government Act 1976 on holdings inside the MBAS area. It funds rubbish collection, street and drain cleaning and grass cutting; roads, drains and the look of the city; street lighting; and public halls, toilets, markets, playgrounds and recreation grounds.
Source: Majlis Bandaraya Alor Setar — Cukai Taksiran, checked 28 August 2026 (today).
Places of worship, schools and welfare bodies are exempt.
Source: Free Malaysia Today, 3 November 2025, checked 28 August 2026 (today).
If a building stands empty and nobody is living in it, the owner can report it to Bahagian Penilaian and apply for a refund of the assessment tax for that period, on the Borang Pulangan Balik, for each half-year. It has terms and conditions, and your details need to be up to date.
More informationA sale or transfer has to be reported to MBAS within three months on Borang I — by both the seller and the buyer — and not doing so is an offence under section 160. The transfer is done at Bahagian Penilaian with the sale agreement or grant or Form 14A, the latest paid receipt, and a RM53 process fee. After a death, the next of kin has one year to notify MBAS on Borang J. Until this is done the bill keeps arriving in the developer's or the previous owner's name.
More informationNext payment deadline
31 August 2026
Second half — July to December · in 3 days
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