BBMP Property Tax - Payment, Rebates and Due Dates
Individuals who own a property in Bengaluru must pay the property tax every year to the Bruhat Bengaluru Mahanagara Palike (BBMP). The revenue generated supports civic amenities and infrastructure development across the city. It is utilised to maintain public parks, drainage systems, roads, and other infrastructure.
Property tax applies to all types of properties, including residential and commercial buildings, shops, flats, apartments, and vacant land. BBMP calculates property tax using the Unit Area Value (UAV) system, which is based on the property's location, usage, and expected returns.
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 2024-25, you must ensure that it can be filed before 31st March 2025.
Note: Pay your BBMP property tax in full for AY 2024-2025 before 31st July and avail 5% rebate.
How to Pay BBMP Property Tax Online?
Here is the process to pay the BBMP Property Tax Online:
Step 1: Visit the BBMP property tax portal at https://bbmptax.karnataka.gov.in/
Step 2: Enter the Application Number, PID Number, or Renewal Application Number and Owner Name.
Step 3: Click on ‘Retrieve’. Details of the owner will be displayed on the next page.
Step 4: 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.
Step 5: 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
Step 6: 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.
Step 7: 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 card /credit card or net banking.
Step 8: After you have successfully made the payment, the system will generate a receipt number which can be viewed, printed or downloaded after 24 hours.
How to Pay BBMP Property Tax Offline
Here is the process to pay the BBMP Property Tax Offline:
- Step 1: Visit the Bangalore One Centre or the nearest Assistant Revenue Office to collect the appropriate property tax application form.
- Step 2: Fill out the required details in the form and submit it to the Assistant Revenue Office or Bangalore One Centre.
- Step 3: Make the tax payment using a demand draft or credit card.
How to Get BBMP PID Number?
BBMP Property Identification Number (PID Number) is an individual number which is provided by BBMP to each property.
Follow the steps to get new pid number:
Step 1: Visit BBMP official website at https://bbmp.gov.in/
Step 2: Click on GEPTIS under other links at the right bottom of the page
Step 3: Sign in by using Login Credentials (If you're not an existing person register by using mobile number. Once you register, it will show the mapped property on the google map.)
Step 4: Now, as soon as you Mouse over on property location in the given map will receive the property details along with the New PID Number.
Step 5: Once we get the PID Number, can search the property data by using the same number.
Property Tax Rate in Bangalore for Residential Properties
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 |
Property Tax Rate in Bangalore for Commercial Properties
In Bangalore, the property tax rate differs depending on the category. For commercial 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 | Property Tax for Tenanted (per sq ft) | Property Tax for Self-occupied (per sq ft) |
A | Rs. 20 | Rs. 10 |
B | Rs. 14 | Rs. 7 |
C | Rs. 10 | Rs. 5 |
D | Rs. 8 | Rs. 4 |
E | Rs. 6 | Rs. 3 |
F | Rs. 3 | Rs. 1.5 |
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
Property owners in Bangalore can pay their property tax in two instalments. If the payment is made before 30 May, then a 5% rebate will be available to the property owners.
Similarly, if the second instalment is cleared before 30 November, no additional charges will apply. The deadline for paying BBMP property tax is 30 April. However, if the property owner fails to pay their property tax within the due date, they get a monthly interest penalty of 2% on the outstanding amount.
Formula for Computation of BBMP Property Tax
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.
How Can I Get my BBMP Tax Receipt?
You can get it by following the steps listed below:
Step 1: Visit the website at https://bbmptax.karnataka.gov.in/
Step 2: Click on 'Downloads' and select 'Receipt Printout'.
Step 3: Next, select the assessment year and enter application number.
Step 4: Click on 'Submit'.
On doing the property tax receipt will be downloaded in pdf format.
Articles on Property Tax
- GHMC Property Tax
- Chennai Property Tax
- Mumbai Property Tax
- Pune Property Tax
- Coimbatore Property Tax
- MCD Property Tax
- Kanpur Property Tax
- Indore Property Tax
- Ahmedabad Property Tax
- Kolkata Property Tax
- Ghaziabad Property Tax
- A Khata Property Tax
- B Khata Property Tax
- Step by Step Paying Property Tax
- Calculate Income From House Property
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 |
FAQs on BBMP Property Tax
- What is the official website to pay the BBMP property tax online?
You can visit https://bbmptax.karnataka.gov.in/ to pay the property tax.
- What is the PID number in BBMP?
Property Identification Number (PID) is a unique number produced by combining the property's plot, street, and ward numbers. Individuals can pay property tax in Bangalore by visiting the official BBMP website and entering their PID or SAS Application Number to retrieve their details.
- Where can I find my BBMP property tax application number?
If your property does not have an application number, you need to go to your BBMP ward office and submit a new property tax application. BBMP will issue you a 10-digit application number.
- What is the last date to pay property tax in Bangalore?
The property tax period begins in April of a given year and ends in March of the following year. Taxes are due by 31 March of the next financial year.
- Is it possible to claim the property tax on the self-occupied property?
No, it is not possible to claim deduction on property taxes paid on a self-occupied property from income from residential property.
- Does the amount that can be claimed as property tax have a limit?
No, the total amount of property taxes that can be deducted is not capped.
- Where can I pay the BDA property tax in Bengaluru?
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.
- Is there any penalty levied in the case of late payment?
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.
- Is it possible to pay the property tax at BBMP ward offices?
No, you cannot the property tax at BBMP ward offices.
- Can I check the status of the property tax payment online?
Yes, you can check the status of the property tax by visiting https://bbmptax.karnataka.gov.in/Forms/continuepayment.aspx.
- How can I check the status of the grievance that has been raised?
You can check the status of the grievance by visiting https://bbmptax.karnataka.gov.in/Forms/grievancestatus.aspx and entering the ticket number.
- Can I raise a complaint in regard to the payment online?
Yes, you can raise a complaint in regard to the payment by visiting https://bbmptax.karnataka.gov.in/Forms/grievancesreq.aspx.
News About BBMP Property Tax
Bengaluru Property Owners Demand Extension of BBMP Tax Rebate
Property owners across Bengaluru are requesting the Bruhat Bengaluru Mahanagara Palike (BBMP) to extend the 5% rebate on property tax payments beyond the current deadline of 30 April 2025. Under the present rules, this rebate is available only to those who pay their taxes within April, the first month of the financial year. Residents say BBMP’s online tax payment portal was inactive until 5 April 2025 due to technical issues, reducing the effective window for availing the rebate. The situation has been further complicated by confusion over the newly implemented Solid Waste Management (SWM) user fee.
Karnataka Assembly approves bill for one-time settlement of BBMP property tax dues
On Monday, the Karnataka Assembly passed the Bruhat Bengaluru Mahanagara Palike (Second Amendment) Bill 2024, which extends the timeline for property tax payments under a one-time settlement scheme. This bill aims to ensure that tax defaulters, unassessed properties, and those requiring reassessment within BBMP limits settle their dues.
The scheme also offers exemptions on interest and penalties of Rs.100 per year for pending dues. Deputy Chief Minister and Bengaluru Development Minister D.K. Shivakumar, who introduced the Bill, stated that the initiative had enabled the BBMP to collect Rs.4,274 crore in taxes by 30 November 2024, while total outstanding dues remain at Rs.2,026 crore.
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