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Property tax in Bangalore is a mandatory annual levy collected by the Bruhat Bengaluru Mahanagara Palike (BBMP) to fund civic services and urban infrastructure. It contributes to the city's civic maintenance, infrastructure development, and provision of essential public services. Timely payment ensures the smooth functioning of municipal amenities like roads, parks, streetlights, and waste management.
Below are the current BBMP property tax rates applicable for different types of properties across the various zones in Bangalore:
Vacant Land Property Tax Rates
Zone |
Rate (₹) |
|---|---|
A |
0.50 |
D |
0.25 |
E |
0.20 |
F |
0.12 |
Area (sq. ft.) |
Annual Composite Tax (₹)* |
|---|---|
<300 |
100 + Cess |
301 – 500 |
250 + Cess |
1001 – 1500 |
750 + Cess |
>1501 |
1000 + Cess |
*Twice the composite tax + cess will be applicable for tenanted properties
Paying your BBMP property tax online can save you time and effort. Follow these steps:
Visit the official BBMP property tax portal at http://bbmptax.karnataka.gov.in/.
Enter your Property Identification Number (PID) or SAS Application Number found on your last tax receipt.
Click “Retrieve” to view your property details.
Verify the displayed information; if changes are needed, select the appropriate option and fill Form V.
Choose your payment mode: full payment or instalments.
Select a payment method such as net banking, credit, or debit card.
Complete the transaction and note the receipt number generated.
An e-receipt will be available on the portal within 24 hours, and SMS and email confirmation will be sent for your bbmp property tax online payment.
If you prefer offline methods, here’s how you can pay your BBMP property tax:
Visit the nearest BBMP zonal office or authorised bank branch.
Carry your PID or Khata number and previous tax receipts.
Request the property tax payment challan from the counter.
Fill out the challan with accurate property details.
Submit the challan along with the payment in cash or cheque.
Collect the stamped receipt as proof of payment.
Keep the receipt safely for future reference and tax records.
Note: Not all bank branches accept offline BBMP tax payments — check with your local BBMP office for authorised locations.
Understanding how to calculate BBMP property tax helps verify your tax liability. The formula is:
Property Tax (K) = (G – I) × 20% + Cess
Where:
G (Gross Unit Area Value) = X + Y + Z
X = Let-out area x rate per sq. ft. x 10 months
Y = Self-occupied area x rate per sq. ft. x 10 months
Z = Parking area x rate per sq. ft. x 10 months
I (Depreciation) = G x Depreciation % (based on property age) ÷ 100
Depreciation % is based on the age of the property and ranges from 0% to 50%.
Cess = 24% of the calculated property tax
Calculation Steps:
Determine the area and applicable rates for let-out, self-occupied, and parking spaces
Multiply each area by the respective rate and 10 months
Add these to get G
Calculate depreciation ‘I’ as per the property’s age
Subtract I from G, then take 20% of the result
Add 24% cess on the tax amount to get the final property tax
Your Property Identification Number (PID) is crucial for BBMP tax payment and property identification. Here’s how you can get it:
Visit the BBMP property tax portal at http://bbmptax.karnataka.gov.in/.
Click on the "GIS-enabled Property Tax Information System" link.
Enter your property details such as area, ward number, and property type.
View the displayed property information to find your PID.
Save your PID number safely for future BBMP property tax payments.
If you are unable to find your PID online, you can visit the BBMP zonal office and request for it by providing the required property documents.
BBMP requires different forms for various property tax-related applications. Below are key BBMP property tax forms with their descriptions and use:
Form |
Purpose |
Description |
|---|---|---|
Form 1 |
Property details with PID |
Used when PID is available |
Form 2 |
Property details with Khata number |
Used if PID is unavailable but Khata number is known |
Form 3 |
Without PID or Khata |
Used when neither PID nor Khata number is available |
Form 4 |
No changes to property details |
For annual tax payment without property changes |
Form 5 |
Changes in property details |
For modifications like construction or ownership |
Form 6 |
Tax exemption application |
For properties exempt from tax under BBMP rules |
The following property types attract BBMP property tax:
Residential buildings: Apartments, independent houses, villas
Commercial establishments: Shops, offices, malls
Vacant plots: All vacant residential or commercial land
Industrial properties: Factories, warehouses, manufacturing units
Each category is assessed according to BBMP property tax rates and guidelines.
Timely payment of property tax can help avoid penalties and get the benefit of certain rebates. Here are some key points you need to remember:
Due Date: Annual property tax is due by 30th April each year.
Rebate: A 5% rebate is granted if the full tax is paid before the due date.
Penalty: A 2% monthly penalty (24% per annum) applies on late payments.
Installments: Tax can be paid in two instalments without penalty but no rebate applies.
Make sure to pay before the 30th April deadline to claim the 5% rebate and avoid late penalties.
Paying your BBMP property tax on time is not just a legal requirement but also a way to contribute to Bengaluru's urban upkeep. With the right forms, PID, and timely payments — online or offline — you can stay compliant and avoid any penalties or legal hassles. For any doubts, consult BBMP’s official portal or a tax professional.
BBMP stands for Bruhat Bengaluru Mahanagara Palike, the administrative body responsible for civic amenities and infrastructure in Bangalore. It oversees services like property tax collection, waste management, and urban planning within its jurisdiction.
You can locate your 10-digit application number on previous property tax receipts. Alternatively, visit the BBMP Property Tax Portal and use the 'SAS Property Details' option by entering your PID or owner's name to retrieve it.
After completing your BBMP property tax payment online, you can download the receipt by visiting the BBMP Property Tax Portal. Navigate to the 'Downloads' or 'Receipt Print' section, enter your SAS Application Number or PID, select the assessment year, and download the receipt in PDF format.
To change the name on your BBMP property tax records, submit an application along with necessary documents such as the sale deed, latest tax paid receipt, Khata certificate, and ID proof to your local BBMP office. The officials will verify the documents, and upon approval, update the records accordingly.
Property tax paid to BBMP is not directly deductible under Section 80C or other deductions. However, landlords can deduct the tax amount under 'Income from House Property' while calculating taxable rental income.
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