BBMP Property Tax

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.

Individuals who own a property in Bengaluru must pay the property tax every year to the Bruhat Bengaluru Mahanagara Palike (BBMP ). The calculation of the property tax is based on the Unit Area Value (UAV). The process to pay the property tax is simple and can be completed online.

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 2019-20, 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 https://bbmptax.karnataka.gov.in/
  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

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

What is the Property tax rate in Bangalore?

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:

Zone 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

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 https://bbmptax.karnataka.gov.in/
    • 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 https://bbmptax.karnataka.gov.in/
    • 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 due date for payment of BBMP property tax 2021-22 AY?
  8. The due date is 30 April 2021 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.

  9. What is the official website to pay the BBMP property tax online?
  10. You can visit https://bbmptax.karnataka.gov.in/ to pay the property tax.

  11. Where can I pay the BDA property tax in Bengaluru?
  12. You can visit https://propertytax.bdabangalore.org/ to pay the BDA property tax online. You can pay the property tax via net banking, debit card, or credit card.

  13. Is there any penalty levied in the case of late payment?
  14. Yes, a penalty is levied in the case of late payment of property tax. Currently, 2% of the amount that must be paid will be charged every month.

  15. Is it possible to pay the property tax at BBMP ward offices?
  16. No, you cannot the property tax at BBMP ward offices.

News About BBMP Property Tax

  • Deadline for BBMP property tax discount extended till May 31

    The Bruhat Bengaluru Mahanagara Palike (BBMP) on Thursday extended the deadline to avail discount on property tax till May 31. In an earlier order, BBMP had set the deadline on 30 April. Individuals could avail a 5% discount for paying the property tax on time. The extension comes due to lockdown in the state as it has prevented people from taking advantage of the offer.

    30 April 2021

  • BBMP exceeds its property tax target

    The Bruhat Bengaluru Mahanagara Palike's (BBMP) property tax collection target for the year 2020-21 from more than 18 lakh properties was Rs.3,500 crore. From 1 April 2020 till 9 March 2021, it has successfully collected Rs.2,606 crore. In the financial year 2019-20, it had collected Rs.2,659 crore out of its Rs.3,500 crore target, which was 76%. For the financial year 2020-21, it has achieved 75% of the target, in spite of a shortfall being predicted due to the Covid-19 pandemic. Till 31 March 2021, BBMP expects to collect another Rs.50 crore which would then exceed the total amount collected in the previous financial year. Among the eight BBMP zones, the top property paying zone is Mahadevapura Zone with Rs.716.25 crore, followed by East Zone with Rs.500.23 crore, South Zone with Rs.388.16 crore, West Zone with Rs.269.08 crore, Bommanahalli with Rs.266.54 crore, Yelahanka Zone with Rs.218.69 crore, Raja Rajeswari Nagar with Rs.175.77 crore, and lastly, Dasarahalli Zone with Rs.71.45 crore.

    16 March 2021

  • Property tax set to go up in Bengaluru and elsewhere

    Property tax is set to surge in all municipal areas under Karnataka Municipal Corporation Act, 1976, after the Cabinet approved an amendment to the Act based on the Centre’s direction. Tax will be revised in Bengaluru too and user fee will be traded for increase in property tax which now stands dropped by the government.

    Property owners will get relief since the basis of computing property tax has been reduced from 50% of to 25% of the guidance value. Further, vacant sites below 1,000 sq ft. have been exempted from tax.

    19 January 2021

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