For the year 2021, Bangalore is listed as the Best city to live in India and by looking at the constant developments taking place in the city, it would be no surprise if we continue to see Bangalore in the same position for the coming years.

From best schools to top multinational companies, from world-class medical facilities to some of the best restaurants in the country, Bangalore has it all and that’s the exact reason why Bangalore is loved by one and all. 

Planning to buy a property in Bangalore? In this article, I have compiled details on Property Tax that you as a property owner in Bangalore must be fully aware of

Summary

Introduction to Property Tax in Bangalore 

Properties attracting Property Tax in Bangalore

Factors deciding Property Tax calculation 

Calculate Bangalore Property Tax 

BBMP Property Tax Calculator

Bangalore Property Tax Forms 

Bangalore Property Tax Payment- Online

Bangalore Property Tax Payment – Offline 

Due & Penalty- Property Tax in Bangalore

BBMP Property Tax Zones 

Property Tax on Residential Properties 

Property Tax on Commercial Properties

 Property Tax on Vacant Lands

BBMP Special Category

Exemptions/Concessions- Property Tax in Bangalore

Bangalore Property Tax Payment Benefits

Frequently Asked Questions

Introduction to Property Tax in Bangalore 

The Bruhat Bangalore Mahanagara Palike (BBMP) is responsible for collecting this tax from property owners in Bangalore. The tax that you will be expected to pay will be used to maintain the city's basic public facilities and services, such as highways, parks, sewage systems, light poles, and so on which means you will be indirectly be helping the city to maintain its beauty 

Properties attracting 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 

Factors deciding Property Tax calculation 

Besides the local body, there are many other factors responsible for determining the amount of tax you are liable to pay for your property in Bangalore. These factors include-

  •  Location and size of the property 
  • Nature of the property (ready to move in property or under-construction) 
  • Gender
  • Senior citizens


Calculate Bangalore Property Tax 

For the calculation of the amount payable by the property owners, BBMP follows a Unit Area Value system which is based on the expected returns from the property, depending upon its location and usage. The formula to calculate property tax in Bangalore is as follows-

 Property Tax (K) = (G-I) * 20% 

Here- 

  • G = X + Y + Z 
  • I = G * H/100 
  • G = Gross unit area value 
  • X = Tenanted area of property x Per sq. ft. rate of property x 10 months 
  • Y = Self-occupied area of property x Per sq. ft. rate of property x 10 months
  •  Z = Vehicle parking area x Per sq. ft. rate of vehicle parking area x 10 months
  •  H = Percentage of depreciation rate (depends upon the age of the property).


BBMP Property Tax Calculator

  1. For quick calculation of Property tax in Bangalore, visit BBMP Property Tax Calculator 
  2. Fill in the required details - Usage, Assessment Year, Construction Type, Zone, Year of Construction, and Built-up Area.
  3. Click on 'Submit' button and it's done 
  4. Your property tax for the current fiscal year will be displayed on the screen.

Bangalore Property Tax Forms 

Before we move towards paying methods of property tax in Bangalore it is important for you to understand that as a taxpayer, you will have to pay your outstanding property tax either manually or online and for paying the same, you will first have to choose from the following 6 forms

Forms

Applicability

Form 1

Property with Property Identification Number

Form 2

Property with Khata Number

Form 3

Property without PID or Khata Number

Form 4

In case of no change in property details like built-up area, location or occupancy

Form 5

In case of change in status of property

Form 6

For the payment of service charge when the property is exempt from payment of property tax

​ 

Bangalore Property Tax Payment- Online

  1. Go to the BBMP property tax portal 
  2. Enter the SAS Application Number or PID (both available on last receipt) and click on ‘Fetch’ which will further display property owner details 
  3. Click on ‘proceed’ if the details displayed are correct and this will take you to form IV.
  4.  If there are any changes in the property such as property usage, built-up area, or its occupancy, check the box provided on the page and then click on ‘proceed’ which will take you to form V
  5.  Ensure details pre-filled in the form displayed including tax computation are correct and/or modify relevant details in case of change and proceed to pay either fully or in installments and either via online or via challan
  6.  Choosing an online payment option will take you to a payment page where you can choose to pay either through net banking or credit/debit card and complete the payment.
  7.  Once the payment is completed, a receipt number will be generated and it takes 24 hours for the E-receipt to be available on the portal. To download the tax receipt- 
  • Visit the BBMP Tax Portal
  •  Click on ‘Download’ and choose ‘Receipt Printout’
  •  Next, select the assessment year
  •  Enter the application number. Click on ‘Submit’ 
  • You can now download your property tax receipt in PDF format. 

​​If you have any difficulties filling out your property tax online, you can contact the BBMP using- 

Form: https://bbmptax.karnataka.gov.in/Forms/GrievancesReq.aspx 

Phone No: 080 2297 5555 

Helpline: 080 2266 0000 

Bangalore Property Tax Payment – Offline 

  1. Visit the nearest authorized sector for property tax collection- Bangalore one center or the ARO office. 
  2. Collect the property tax collection form. Fill the form with the required details and submit it. 
  3. Apart from visiting the centers, you can also visit the authorized banks to submit the BBMP property tax. 

Some of the banks authorized to collect the property tax in Bangalore are- Indian Overseas Bank, ING Vysya Bank, Corporation Bank, IDBI Bank, Canara Bank, IndusInd Bank, Yes Bank, HDFC Bank, and Kotak Mahindra Bank. 

Bangalore property tax payment timings: 9.00 a.m. to 12.30 p.m. and 3.00 p.m. to 7.00 p.m. 

In case of help, call 080-2266-0000.

Due & Penalty- Property Tax in Bangalore

 Once you own a property in Bangalore, then you will be liable to pay property tax every year 

  • The due date is 30th April of each year for payment of BBMP property tax. 
  • Making the payment before the due date will make you eligible for a rebate of 5%. 
  • You can choose to pay the property tax in 2 installments without any interest and rebate. For delayed payments, an interest of 2% will be charged every month. 

BBMP Property Tax Zones 

Whether you intend to buy a residential or a commercial property, paying tax for the same is by default. However, the potential areas of Bangalore are divided into 6 zones from A to F and the rate at which property tax is levied will vary based on the zone in which the property is located. 

Property Tax on Residential Properties 

Zones 

Tenanted (Per Sq. Ft) 

Self Occupied (Per Sq. Ft)

A

₹ 5.00

₹ 2.50

B

₹ 4.00

₹ 2.00

C

₹ 3.60

₹ 1.80

D

₹ 3.20

₹ 1.60

E

₹ 2.40

₹ 1.20

F

₹ 2.00

₹ 1.00

Property Tax on Commercial Properties

Zones 

Tenanted (Per Sq. Ft) 

Self Occupied (Per Sq. Ft)

A

₹ 20

₹ 10

B

₹14

₹ 7

C

₹10

₹ 5

D

₹ 8

₹ 4

E

₹ 6

₹ 3

F

₹ 3

₹ 1.50


 Property Tax on Vacant Lands

Zones 

Tenanted (Per Sq. Ft) 

A

₹ 0.50

B

₹ 0.40

C

₹ 0.30

D

₹ 0.25

E

₹ 0.20

F

₹ 0.10

BBMP Special Category

(Annual composite tax for Properties coming under the 110 villages added by BBMP)

Area (In Sq. Ft)

Lump Sum Tax + Cess

Less than 300 Sq. Ft

₹ 100 + Cess

301- 500 Sq. Ft

₹ 250 + Cess

1001- 1500 Sq. Ft

₹ 750 + Cess

More than 1501 Sq. Ft

₹ 1000 + Cess


Check out the different zones in Bengaluru along with the sub-divisions, ward numbers and names here

Exemptions/Concessions- Property Tax in Bangalore

An ex-serviceman or the family of a deceased ex-serviceman is eligible to a property tax exemption of 50% on any land or property owned by the ex-serviceman. But if the property is rented rather than owned, or if it is used for a reason other than residential, the exemption on the property would not be valid.

Bangalore Property Tax Payment Benefits

If the following requirements are met, property tax paid can be deducted from the property's Gross Annual Value (GAV) when calculating income under house property in the fiscal year:

  • GAV of the property is not NIL (self occupied house property) 
  • Property tax is paid by the owner

Frequently Asked Questions

1. What is PID number? 

PID number stands for Property Identification Number . It is a combination of Ward number– Street Number-Plot number allocated to each property

2. How much is property tax in Bangalore? 

The property tax in Bangalore is calculated by multiplying the area of the property with per sq. ft. tax rate.