BBMP Property Tax - Pay Your Bangalore Property Tax Online Last Updated : 06 Apr 2020

Bangalore has attracted plenty of people from across India. Most people move to the Silicon Valley for work and end up purchasing their own homes. The BBMP charges property tax to those who purchase real estate in the city.

Property tax is charged by the State Government via a local body. Property owners are expected to pay tax on real estate even if it remains vacant. The tax is used to fund the maintenance of public parks, drainages, roads and other infrastructure in the state.

In case you own a property in Bangalore, you will have to pay property tax to the local body of the city, viz. Bruhat Bengaluru Mahanagara Palike (BBMP). Property tax must be paid on an annual basis and the Unit Area Volume (UAV) system is used by BBMP to calculate property tax. The location of the property along with the nature of its usage and the anticipated returns from it will determine its UAV.

BBMP Property Tax Payment

BBMP property tax payment must be done every year. The tax period commences in April and ends in March of the following year. For instance, if you have property tax due for FY 2018-19, you must ensure that it is paid by 30 April 2020.

How to Pay BBMP Property Tax Online?

Here is a simple step-by-step guide to pay BBMP Property Tax Online:

  1. Visit the BBMP property tax portal (
  2. Enter the Property Identification Numberor SAS Application Number and hit ‘fetch’. Doing so display all the information regarding the property owner.
  3. Hit ‘proceed’ in case the details displayed on the screen are correct and require no changes. Doing so will redirect you to fill Form IV.
  4. In case any changes need to be made to the property, like property usage, occupancy or built up area, click on the box on the screen and hit ‘proceed’. Doing so will take you to fill Form 5.
  5. Make sure that the information that has been pre-filled is accurate. You can then proceed to make the tax payment which can be done either in instalments or in full either through a challan or online.
  6. In case you select the online payment option, you will be redirected to the payment page where you will have to select the mode of payment, viz. debit/credit card or net banking. After you have successfully made the payment, the system will generate a receipt number which can be viewed, printed or downloaded after 24 hours.

Calculation of BBMP Property Tax

Property tax may be computed through three ways, viz. the Annual Rental Value System, the Capital Value System, or the Unit Area System.

  • Annual Rental Value System: Under the Annual Rental Value system, BBMP fixes the gross yearly rent of a property and levies tax based on the anticipated value. Hyderabad and Chennai follow this system.
  • Capital Value System: Under the Capital Value System, the property’s market value is used to forecast the tax applicable to the property. The area’s stamp duty department usually fixes the market value of properties in this system.
  • Unit Area System: Under the Unit Area System, property tax is charged on the property’s per unit price of carpet area. Bangalore, New Delhi and other cities follow the Unit Area System, and the property’s value will have to be multiplied by its carpet area to determine the tax applicable to it.

BBMP Property Tax Forms

There are six from to choose to Pay BBMP property tax. They are as follows:

BBMP Property Tax Forms Description
Form I Must be used when the owner of the property has the Property Identification Number (PID), which is a distinctive ID assigned to every property. It contains important details regarding the street, ward as well as the plot on which the property rests.
Form II Must be used when the property owner does not have the Property Identification Number but has a khatha number instead. This number is basically the number of a khatha certificate which is issued for every property. The certificate has all the information regarding the property.
Form III Must be used when the owner has neither the Property Identification Number nor the khatha number.
Form IV It is a white form that must be used in case there are no changes or alterations in the property details.
Form V It is a blue form and it must be used in case there are changes or alterations made to the property. For instance, if a new floor has been added to the house, or the property has been demolished and changed to ‘non-residential’ from ‘residential’.
Form VI Must be used when the property under assessment is exempt from property tax.

Due Date & Rebate for BBMP Property Tax

In case you pay your property tax in a single instalment before the due date prescribed by the BBMP, you will be eligible for a rebate of 5%. On the other hand, delaying your property tax payment will see an interest rate of 2% charged to you per month. You can also pay your property tax in two instalments if you wish to avoid interest, but doing so will not qualify you for a rebate. you must ensure that it is paid by 30 April 2020.

What Kind of Properties Attract Property Tax in Bangalore?

Property tax in Bangalore is charged on the following properties:

  • Residential houses, whether they are occupied by the owner or let out to rent
  • Factory buildings
  • Office buildings
  • Godowns
  • Shops
  • Flats

Based on the publication of the Department of Stamps and Registration’s guidance value, BBMP’s jurisdiction is segregated into 6 value zones. The rate at which property tax is levied will vary based on the zone in which the property is located. Here are the different zones in Bengaluru along with the sub-divisions, ward numbers and names.

Zone Sub–Division Ward Number and Name
West Chickpet 109 – Chikpet 120 – Cottonpet 121 – Binnypet
West Gandhinagar 77 – Dattathreya Temple 94 – Gandhinagar 95 – Subhashnagar 96 – Okalipuram
West Jagajeevanram Nagar 135 – Padarayanapura 136 – Jagareevanram Nagar 137 – Rayapuram 138 – Chalavadipalya
West Chamarajpet 139 – K.R. Market 140 – Chamrajpet 141 – Azadnagar
West Govindrajanagar 103 – Kaveripura 104 – Govindrajnagara 105 – Agrahara Dasarahalli 106 – Dr. Rajkumar Ward 125 – Marenahalli
West Chandralayout 126 – Maruthi Mandira Ward 127 – Moodalapalya 128 – Nagarabhavi 131 – Nayandanahalli
West Rajajinagar 99 – Rajajinagar 100 – Basaveshwaranagar 101 – Kamakshipalya 107 – Shivanagar
West Srirammandira 97 – Dayanandanagar 98 – Prakashnagar 108 – Srirammandira ward
West Mathikere 35 – Aramane Nagar 36 – Mathikere 45 – Malleshwaram
West Malleshwaram 64 – Rajamahal 65 – Kadumalleshwara 66 – Subramanyanagar 76 – Gayathrinagar
West Nagapura 67 – Nagapura 75 – Shankaramata 102 – Vrushabhavathinagar
West Mahalakshmi Layout 43 – Nandini Layout 44 – Marappanahalli 68 – Mahalakshmipuram 74 – Shakthiganapathi nagar
South Kempegowda Nagar 118 – Sudamnagar 119 – Dharmarayaswamy Temple Road 142 – Sunkenahalli 143 – Vishweshrapuram
South Hombegowda Nagar 144 – Siddapura 145 – Hombegowdanagar 153 – Jayanagar
South Vijayanagar 122 – Kempapura Agrahara 123 – Vijaynagar 124 – Hosahalli 134 – Bapujinagar
South Gali Anjaneyaswamy Temple 132 – Attiguppe 133 – Hampinagar 157 – Gali Anjaneya swamy Temple Ward 158 – Deepanjali Nagar
South Basavanagudi 154 – Basavanagudi 155 – Hanumanthanagar 164 – Vidyapeetha Ward
South Girinagar 156 – Srinagar 162 – Girinagar 163 – Katriguppe
South Padmanabha Nagar 161 – Hosakerehalli 181 – Kumaraswamylayout 182 – Padmanabhanagar 183 – Chikkallasandra
South Banashankari 165 – Ganeshmandira Ward 166 – Karisandra 167 – Yadiyuru 180 – Banashankari Temple Ward
South B.T.M. Layout 146 – Lakkasandra 152 – Sudduguntepalya 172 – Madiwala 176 – BTM Layout
South Koramangala 147 – Adugodi 148 – Ejipura 151 – Koramangala 173 – Jakkasandra
South Jayanagar 168 – Pattabhiramnagar 169 – Byrasandra 170 – Jayanagar East 171 – Gurappanapalya
South J.P.Nagar 177 – J.P.Nagar 178 – Sarakki 179 – Shakambarinagar
East Hebbal 18 – Radhakrishna Temple Ward 19 – Sanjaynagar 20 – Ganganagar 21 – Hebbal
East J.C. Nagar 22 – Vishwanatha Nagenahalli 33 – Manorayanapalya 34 – Gangenahalli 46 – Jayachamarajendra Nagar
East K.G. Halli 31 – Kushalnagar 32 – Kavalbyrasandra 48 – Muneshwaranagar 60 – Sagayapuram
East Pulikeshinagar 47 – Devarajeevanahalli 61 – S.K. Garden 78 – Pulikeshinagar
East Maruthisevanagar 27 – Banasawadi 28 – Kammanahalli 49 – Lingarajapura 59 – Maruthiseva Nagar
East H.B.R. Layout 23 – Nagavara 24 – HBR Layout 29 – Kacharakanahalli 30 – Kadugondanahalli
East Jeevanbhimanagar 80 – Hoysalanagar 88 – Jeevanbhimanagar 113 – Konena Agrahara
East C.V. Ramannagar 50 – Benniganahalli 57 – C.V. Ramannagar 58 – Hosathippasandra 79 – Sarvagnanagar
East Shanthinagar 111 – Shanthala Nagar 116 – Neelasandra 117 – Shanthinagar
East Domlur 89 – Jogupalya 112 – Domlur 114 – Agaram 115 – Vannarpet
East Shivajinagar 90 – Ulsoor 91 – Bharathinagar 92 – Shivajinagar
East Vasanthanagar 62 – Ramaswamy palya 63 – Jayamahal 93 – Vasanthnagar 110 – Sampangiramnagar
Yelahanka Yelahanka 1 – Kempegowda Ward 2–Chowdeshwari Ward
Yelahanka Yelahanka Satellite Town 3 – Attur 4 – Yelahanka Satellite town
Yelahanka Byatarayanapura 5 – Jakkur 6 – Thanisandra
Yelahanka Kodigehalli 7 – Byatarayanapura 8 – Kodigehalli
Yelahanka Vidyaranyapura 9 – Vidyaranyapura 10 – Doddabommasandra 11 – Kuvempunagar
Mahadevapura Horamavu 25 – Horamavu 26 – Ramamurthynagar 51 – Vijinapura
Mahadevapura K.R.Puram 52 – K.R.Puram 53 – Basavanapura 55 – Devasandra
Mahadevapura HAL Airport 56 – A. Narayanapura 81 – Vignananagar 87 – HAL Airport
Mahadevapura Hoodi 54 – Hoodi 82 – Garudacharpalya 85 – Doddanekkundi
Mahadevapura Whitefield 83 – Kadugodi 84 – Hagadooru 149 – Varthur
Mahadevapura Marathalli 86 – Marathalli 150 – Bellandur
Bommanahalli Bommanahalli 175 – Bommanahalli 188 – Bilekahalli 189 – Hongasandra
Bommanahalli Arakere 186 – Jaraganahalli 187 – Puttenahalli 193 – Arakere
Bommanahalli HSR Layout 174 – HSR Layout 190 – Mangammanapalya
Bommanahalli Begur 191 – Singasandra 192 – Begur
Bommanahalli Anjanapura 194 – Gottigere 196 – Anjanapura
Bommanahalli Yelachenahalli 195 – Konanakunte 185 – Yelachenahalli
Bommanahalli Uttarahalli 184 – Uttarahalli 197 –Vasanthapura
Rajarajeshwari Nagar Rajarajeshwari Nagar 160 – Rajarajeshwarinagar 129 – Jnanabharathi ward
Rajarajeshwari Nagar Laggere 69 – Laggere 73 – Kottigepalya
Rajarajeshwari Nagar Lakshmidevinagar 38 – H.M.T 42 – Lakshmidevinagar
Rajarajeshwari Nagar Yeshwanthpur 16 – Jalahalli 17 – J.P.Park 37 – Yeshwanthpur
Rajarajeshwari Nagar Kengeri 130 – Ullalu 159 – Kengeri 198 – Hemmigepura
Rajarajeshwari Nagar Herohalli 40 – Doddabidarakallu 72 – Herohalli
Dasarahalli T–Dasarahalli 14 – Bagalagunte 15 – T. Dasarahalli
Dasarahalli Shettyhalli 12 – Shettyhalli 13 – Mallasandra
Dasarahalli Hegganahalli 70 – Rajagopalanagar 71 – Hegganahalli
Dasarahalli Peenya Industrial Area 39– Chokkasandra 41– Peenya Industrial Area

BBMP Property Tax FAQs

  1. How do I pay my BBMP property tax online?
  2. To pay BBMP property tax online you need to follow the steps mentioned below:

    • Visit
    • Enter the Base application number.
    • Click on ‘Retrieve’.
    • Once you do that, the owner’s name of the property is displayed on the screen.
    • Click on ‘Confirm’.
    • Check the details thoroughly and go ahead to make the payment.
    • Select the option through which the payment is to be made.
    • Once the payment is made, a receipt number will be generated.
    • It can be downloaded from the portal within 24 hours.
  3. How can I get my BBMP tax receipt?
  4. You can get it by following the steps listed below:

    • Visit
    • Click on ‘downloads’ and select ‘receipt printout’.
    • Next, select the assessment year and enter application number.
    • Click on ‘Submit’.
    • On doing the property tax receipt will be downloaded in pdf format.
  5. Which formula is used for computation of BBMP property tax?
  6. The different types of forms issued by Sales Tax authorities are:

    The formula used for computation of BBMP property tax is (G-I)*20% + Cess (24% of property tax). In this, G is Gross Unit area value arrived by X+Y+Z and I is G*H/100.

    X is tenanted area of property x per sq ft rate of property x 10.

    Y is self-occupied area x per sq ft rate of property x 10.

    H is percentage of depreciation rate, which depends upon the age of property.

  7. What is the property tax rate in Bangalore?
  8. In Bangalore, the property tax rate differs depending on the category. For residential properties, the present zonal classification under unit area value method is divided into six zones i.e., A to F. The rates are mentioned below:

    Zones Tenanted (per sq ft) Self-occupied (per sq ft)
    A Rs.5 Rs.2.50
    B Rs.4 Rs.2
    C Rs.3.60 Rs.1.80
    D Rs.3,20 Rs.1.60
    E Rs.2.40 Rs.1.20
    F Rs.2 Rs.1
  9. What is the due date for payment of BBMP property tax?
  10. The due date is 30 April 2020 for payment of BBMP property tax. Making the payment before the due date will make you eligible for a rebate of 5%. For delayed payments, an interest of 2% will be charged every month.

News About BBMP Tax

  • Waiver of penalty on property tax dues will not be done anymore

    Waiver of any penalty on property tax dues will not be done this year. Property owners are urged to pay the dues as early as possible as the State will not waive off any more penalties on property tax dues. In order to address all the concerns related to property tax, the Commissioner conveyed that the GMHC will be organising Property Tax Parishkarams starting from 24 February. The event will be happening between 09:30 am and 1:00 pm and will be held till March 31.

    22 February 2019

  • Bengaluru’s latest property tax collection data

    Data from the Bruhat Bengaluru Mahanagara Palike (BBMP) shows that property tax collected over the last 3 years from 198 wards was Rs.5,430 crore. In 2018-2019, the collection was Rs.1,926 crore. Out of this, Bellandur, which occupies just 3.6% of the total area covered by BBMP, contributed more than 5% with Rs.103 crore. Almost 50% of the total property tax collection over the three-year period, Rs.2,729 crore, was contributed by the top 34 wards. Rs.1,012 crore, which is 18.6% of the total tax, was contributed by the top 5 wards. This include Bellandur (ward 150), Shanthala Nagar (ward 111), Thanisandra (ward 6), Doddanekkundi (ward 85), and Garudacharpalya (ward 82). Bellandur collected Rs.282 crore, Shanthala Nagar 239 crore, Thanisandra 197 crore, Doddanekkundi 168 crore, and Garudacharpalya 126 crore. In the past three years, the Mahadevapura Assembly constituency wards collected Rs.887 crore while Mahadevapura BBMP zone collected Rs.1072 crore. In terms of the number of applications for tax, the top three wards were Horamavu with 97,459 applications, Begur with 81,144 applications, and Bellandur with Rs.82,081 applications. The top wards all have IT parks, corporates, and residential complexes. The top contributors are also from the peripheral areas of Bengaluru which has seen phenomenal growth in recent years, especially in the south-eastern and eastern areas.

    15 February 2019

  • BBMP Receives Brickbats For High Property Tax in Latest Budget

    The BBMP budget evoked mixed emotions, with some lauding the higher property tax target, while others vehemently opposed it. The high target of Rs.3,723.25 crore that was set in the budget is an attempt by the body to start streamlining its finances.

    According to some urban planners, the administrative body should consider setting up some mechanism to regulate and identify properties, similar to the current Aadhaar system. In this way, there will be greater transparency with regard to declaration of property size and the relevant tax to be paid by property owners.

    26 March 2017

  • BBMP to heavily penalize property tax defaulters

    Taxpayers who have provided false information with regards to their property will have to file revised returns before January 14th or face a hefty fine. MK Gunashekar, the chairman of Bruhat Bengaluru Mahanagara Palike said that tax defaulters will be heavily penalised. The BBMP officials will conduct a manual survey of the properties to verify the details provided by the taxpayers. Keeping with the self-assessment scheme, BBMP has given taxpayers a month’s time to file revised returns. BBMP is expected to re-survey tech parks, malls, and industries as they suspect big establishments of furnishing inaccurate information to reduce property tax.

    17 January 2017

  • Large Properties to be Re-Audited by BBMP

    Large properties such as tech parks and malls will be re-audited by the BBMP for assessment of property tax. Within a period of 2 months, survey of large properties will be completed as per the plan. The BBMP has planned on conducting surveys of 51 malls, 4,406 apartments, 77 tech parks and 4834 industrial units. BBMP hopes to discover cases of tax evasion and under declaration. The cross-verification process is mandatory as per SAS for Property Tax.

    22 November 2016

  • BBMP accepting demonetized notes till 24th November

    The Bruhat Bengaluru Mahanagara Palike (BBMP) issued a circular on Wednesday to inform citizens that it will be accepting the demonetized Rs.500 and Rs.1,000 currency notes till November 24th for the payment of BBMP related statutory payments, such as, property tax, building plan approval, hoarding tax, advertisement tax, etc. This circular comes in light of a notice by the Ministry of Finance on November 14th, which extended the date of making payments to state and central bodies till November 24th.

    22 November 2016

  • Development Minister suggests BBMP to outsource tax collection

    Development Minister in Karnataka, K J George has suggested the BBMP to look into the possibility of outsourcing the tax collection process to a third party. The idea is to make the process as holistic and effective as possible. The minister also asked authorities to ban paper posters and to encourage flexes and hoardings so that the face of the public places does not get ruined. He has also asked authorities to be more vigilant during night when cases of offenders sticking posters on public property are recorded the most.

    23 October 2016

  • 20K defaulters owe Rs.965 Crores to BBMP

    Around 20,000 tax payers owe an approximate total of Rs.965 Crore to the BBMP. BBMP spokesperson said that the amount includes both penalty as well as arrears. Options to outsource the tax collection procedure are also being explored so that the civic body can maximize tax collection. For tax collection through advertising, the idea is to file criminal charges against people who advertise illegally. Another idea is to select and reserve special advertising spaces for Kannada films as well as political parties.

    23 October 2016

  • Zero Percent Interest to be Paid as Penalty For Property Tax Payment to BBMP

    For those people who own properties in the city of Bengaluru and have not paid their BBMP property tax in the 1st term can pay it in December, without having to pay any interest on the sum. The 2 percent interest charged for every month post period of rebate was done has been removed to encourage people to pay up their liabilities in property tax, in the city.

    Bruhat Bengaluru Mahanagara Palike (BBMP) was able to collect over Rs 1,555 crore in property tax, in the first terms and target around Rs 1,500 crore for the 2nd term. Based on the Karnataka Municipal Act, people who need to pay property taxes to the BBMP can do so in 2 installments, one before May 30, and for the second term by November 29 for each financial year. There is also the option to pay the charges in one installment as well, for the whole year.

    4 October 2016

  • PID Info to be released by BBMP before August 15

    The BBMP (Bruhat Bengaluru Mahanagara Palike) is aiming to put Property Identification Details (PID) on the basis of GIS and make it accessible for the masses by this Independence Day as strictly directed by Mr. N Manjunatha Prasad, Commissioner of BBMP. Facts regarding 16.09 lacs possessions, such as tax, plot dimension, net area etc., will be released for public inspection on the Palike online portal. A unique identification number is allotted to each property. Once the information goes public, they will invite public feedback, based on which the validation will be done.

    8 August 2016


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