Cukai Taksiran in Alor Setar: what you owe, and when
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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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From Town Tools. For the current version, visit https://www.towntools.org/alor-setar-kedah-my/cukai-taksiran
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.
When it has to be paid
Instalment
Due
Amount
First half — January to June
29 February
—
Second half — July to December
31 August
—
If it is paid late
Notis E (Borang E) · RM 20 Issued under section 147 of the Local Government Act 1976 once a half-year is unpaid. The RM20 is added to what you owe, and the arrears then have to be cleared within fifteen days of the notice being posted or handed to you. MBAS served these in April 2026 over the February deadline, so it is not a formality.
Waran Tahanan (detention warrant) · RM 200 Issued under section 148 if the fifteen days pass. It allows movable property to be seized and auctioned, and the matter can go to court. Every cost involved is added to the arrears.
Where to pay
FAST MBAS — online, any time Search your account number to see the bill and pay it. This is MBAS's own system, and it is the quickest way to find out exactly what you owe. fast.mbas.gov.my
MBAS counter, and the Pokok Sena branch office 8.00am to 4.30pm. Cash, cheque, bank draft, money order, credit card, debit card, Mastercard and VISA. A kiosk machine at MBAS takes payment 24 hours.
UTC counter (Kompleks Pusat Transformasi Bandar) 8.30am to 10.00pm, every day except public holidays. The longest hours of any counter.
Drive-through counter 9.00am to 3.00pm, Sunday to Thursday.
Bahagian Hasil, MBAS — 04-733 1226 Ring if the bill has not arrived. Not receiving it does not remove the duty to pay under section 133, and the counter can reprint it from your account number. If you cannot pay the whole amount, the Bahagian Hasil counter is where instalments are discussed.
An estimate, not your bill
This applies the published rates to the value you entered. It doesn’t include any credit or exemption you may qualify for (see below), and a property’s special circumstances can change the figure. Your actual bill comes from Bahagian Hasil, Majlis Bandaraya Alor Setar.
How the rate is set
Why the bill changed in 2026
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.
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.
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.
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.
A 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.