BBMP Property Tax – Calculation, Payment, and Status Check

Introduction

The Karnataka State Government mandates property tax payments from property owners in the state. The Bruhat Bengaluru Mahanagara Palike (BBMP) is responsible for collecting this tax from property owners in Bangalore. The revenue generated through BBMP property tax contributes to the state’s development, funding essential infrastructure projects, civic amenities, and public services.

Property Tax Rate in Bangalore

The BBMP, Bengaluru’s municipal corporation, levies property tax on all eligible property owners. This tax must be paid annually, and failure to do so can result in penalties or even the confiscation of assets. Paying property tax on time ensures compliance with municipal regulations and helps in the city’s infrastructural growth.

BBMP property tax rates in Bangalore vary based on factors such as property type, location, and usage. Properties are classified into different tax slabs, and owners can check their applicable rates on the BBMP property tax portal. The exact tax rates and classification methods are discussed later in this article.

How to Pay BBMP Property Tax?

BBMP allows property tax payments through both online and offline modes. Here’s how you can complete your payment:

1. Online Payment

• Visit the BBMP Property Tax System – Navigate to the official BBMP website and select ‘SAS Property Tax Payment.’
• Retrieve Property Details – Choose one of the following identification methods: Application number, PID number, or Renewal Application Number (2008-2015).
• Enter Owner’s Name – Provide the first three letters of the property owner’s name and click ‘Retrieve’ to display the property details.
• Verify & Proceed – If the displayed details are correct, click ‘Proceed’ to access Form IV. If there is an error, you will be redirected to Form V to make corrections, such as name changes or ownership updates.
• Make Payment – Pay the tax amount using the online payment gateway via net banking, UPI, debit card, or credit card.
• Download Receipt – Once the payment is successful, download and print the e-receipt for future reference.

2. Offline Payment

• Follow the same initial steps as online payment, but instead of paying digitally, download the BBMP property tax challan and submit it at a designated center.
• Payments at banks may require additional verification before confirmation.

Both online and offline options allow BBMP self-assessment of property tax, making it easier for property owners to comply with tax regulations without legal complications.

Checking BBMP Property Tax Bill Online

To check your BBMP property tax bill:

• Visit the BBMP property tax portal.
• Click on the ‘Payment Status’ tab.
• Select search criteria – either Application Number or Challan/Transaction Number.
• Enter the chosen number and click ‘Search.’
• Your tax payment status will be displayed on the screen, confirming whether the payment was successful or pending.

Checking BBMP Property Tax Payment Status

After paying the property tax, you can check your payment status online by:

• Visiting the BBMP Property Tax System.
• Entering your Application Number, Challan Number, or Transaction Number.
• Clicking ‘Retrieve’ to view the payment status.
• Ensuring that the receipt is generated correctly for record-keeping.

Obtaining Your BBMP PID Online

To get your Property Identification Number (PID):

• Visit the BBMP website and select ‘GIS-Enabled Property Tax Information System.’
• Register using your mobile number and first name.
• If your property is linked to your number, details will appear. Otherwise, enter your previous tax application number to retrieve your PID.

Downloading BBMP Property Tax Receipts

To download your BBMP property tax receipt:

• Visit the BBMP Property Tax website.
• Enter the Assessment Year and Application Number.
• Complete the Captcha verification and submit.
• Download and print your receipt for record-keeping to avoid payment disputes.

Calculating BBMP Property Tax

BBMP property tax is calculated using the formula:

(G – I) x 20% + Cess @ 24% of the calculated tax

Where:

• G = Gross Unit Value (sum of the following):
• Tenanted property area × 10 months × rate per square foot
• Self-occupied property area × 10 months × rate per square foot
• Parking area × 10 months × rate per square foot
• I = Depreciation amount, which depends on the property’s age.

Alternatively, you can use the BBMP property tax calculator available on the official website to determine your tax liability accurately. The calculator allows users to input details such as property size, location, and age to get an estimated tax amount instantly.

Key Considerations Before Calculating BBMP Property Tax

Before calculating your tax, ensure you have:

• The total area of your property
• The applicable rate per square foot
• The depreciation percentage based on the property’s age
• Information regarding whether the property is self-occupied or rented

Properties Subject to Property Tax in Bangalore

Property tax applies to both residential and commercial properties in Bangalore, regardless of whether they are vacant, rented, or occupied. Additionally, vacant plots of land also attract property tax liability.

BBMP Property Tax Slabs

BBMP property tax rates depend on multiple factors, including:

• Property type (residential, commercial, industrial, vacant land, etc.)
• Zone classification (prime areas vs. outskirts)
• Whether the property is self-occupied or rented

Property Zones in Bangalore

BBMP divides properties into six primary zones:

• South
• West
• East
• Yelahanka
• Bommanahalli
• Mahadevapura
• Dasarahalli
• Rajarajeshwari Nagar

Each zone has its specific tax rates based on property type. The BBMP tax portal provides detailed information on applicable rates for each classification, ensuring property owners pay accurate dues.

Property Tax Slab for Residential Property

Below are the tax rates for residential properties in different zones:

• Zone A: Rs. 2.50 (self-occupied), Rs. 5 (rented-out)
• Zone B: Rs. 2 (self-occupied), Rs. 4 (rented-out)
• Zone C: Rs. 1.80 (self-occupied), Rs. 3.60 (rented-out)
• Zone D: Rs. 1.60 (self-occupied), Rs. 3.20 (rented-out)
• Zone E: Rs. 1.20 (self-occupied), Rs. 2.40 (rented-out)
• Zone F: Rs. 1 (self-occupied), Rs. 2 (rented-out)

Property Tax Slab for Commercial Property

Below are the tax rates for commercial properties in different zones:

• Zone A: Rs. 10 (self-occupied), Rs. 20 (rented-out)
• Zone B: Rs. 7 (self-occupied), Rs. 14 (rented-out)
• Zone C: Rs. 5 (self-occupied), Rs. 10 (rented-out)
• Zone D: Rs. 4 (self-occupied), Rs. 8 (rented-out)
• Zone E: Rs. 3 (self-occupied), Rs. 6 (rented-out)
• Zone F: Rs. 1.50 (self-occupied), Rs. 3 (rented-out)

Property Tax Slab for Vacant Lands

Below are the tax rates for vacant lands in different zones:

• Zone A: Rs. 0.50 per square foot
• Zone B: Rs. 0.40 per square foot
• Zone C: Rs. 0.30 per square foot
• Zone D: Rs. 0.25 per square foot
• Zone E: Rs. 0.20 per square foot
• Zone F: Rs. 0.12 per square foot

How to Get a BBMP Tax Application Number?

Getting the tax application number is the same thing as the PID. You would, thus, have to follow the steps to generate the PID number online and the same number would serve as the tax application number.

Penalty on Delay of BBMP Property Tax

If there is a delay in paying BBMP property tax, the taxpayer will be charged an interest of 2% per month on the outstanding amount.

How to Change the Name in BBMP Property Tax Records?

If you need to change any information like your name, address, or other details on your BBMP property tax receipt, it has to be done by BBMP officials.

Steps to Change the Name on BBMP Property Tax Receipt:

• Submit photocopies of your property documents (sale deed, latest BBMP tax paid receipt, khata certificate, and requisition letter) to the relevant BBMP office.
• Your documents will be verified by the concerned officials. If they do not match your correction request, your application will be rejected.
• If the submitted documents are correct, the details on your property tax receipt will be updated after the verification process is complete.

How to Register Complaints on BBMP Property Tax?

To register a complaint regarding BBMP property tax:

• Log in to the BMTF website.
• Click on the “Online Complaints” tab.
• Fill out the online complaint form.
• After submitting the form, the complaint will be registered, and a complaint ticket number will be automatically sent to the recipient.
• To check the complaint status, users must input their User ID and Password.
• If users have chosen to keep their identity confidential, only they will be able to view the complaint status.
• You can also file a complaint through the BBMP helpline: 080 22660000.

How to Check BBMP Property Tax Grievance Status?

To check the status of your grievance:

• Visit the BBMP website.
• Under ‘Grievances,’ click on ‘Check Status.’
• Provide the ticket number of the registered complaint.
• Click on ‘Retrieve’ to view the status of your grievance.

Final Word

Property tax is an essential revenue source for the State Government. Paying house tax in Bangalore ensures better civic amenities and infrastructure development. Stay informed about tax obligations, calculate liabilities accurately, and pay BBMP property tax on time to claim rebates and avoid penalties.