A guide to paying property tax in Bengaluru

Property tax is a recurring charge that home owners have to pay every year. However, the tax amount varies from one location to another. This is a guide to paying property tax in Bengaluru

Owners of residential properties in Bengaluru are liable to pay property tax to the Bruhat Bengaluru Mahanagara Palike (BBMP) every year. The municipal body utilises these funds to provide civic facilities, like the maintenance of roads, sewer systems, public parks, education, etc.

In March 2017, the commissioner of the BBMP announced that home owners, who had defaulted on their payment of property tax for the previous year, would be declared as offenders and their movable assets, like furniture, would be seized. The BBMP estimated that at least 20,000 property owners in the city had failed to pay their tax for one or more years.

All about BBMP online services

In November 2018, it was announced that the BBMP had proposed an amendment to the Karnataka Municipal Corporations Act, to double the property tax for owners who have violated building by-laws and deviated from the approved plan. It also stated that civic officials who were found to have not taken action against such owners, could face jail time.


How to calculate property tax 

The BBMP follows a Unit Area Value (UAV) system, for calculating the amount of property tax payable on residential properties. The UAV is based on expected returns from the property, depending upon its location and usage. The calculation is on a per sq ft, per month (unit) basis, for a particular location or street (area) and multiplied by the current property tax rate (value). The jurisdiction of the BBMP is divided into six value zones, based on the guidance value published by the Department of Stamps and Registration. The property tax rate will differ, according to the zone in which the property is located.

The formula used to calculate property tax is as follows:

Property Tax (K) = (G – I) x 20%


G = X + Y + Z

and I = G x 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

A comprehensive guide to all the values is available on the BBMP website, along with a property tax calculator.


How to pay property tax online

The most convenient way to pay your property tax, is online on the BBMP website, with your credit or debit card or through internet banking. (https://bbmptax.karnataka.gov.in/)

You can retrieve your property details through your Base Application Number or Property Identifiers (PID).  You can make the payment towards your property tax online only if you have already paid the property tax at least once, by using your Sas Base Application or PID NUMBER.

How to get PID

Visit BBMP official website and select ‘Citizen Services’. You will be redirected to a new page where you have to choose ‘GIS Enabled Property Tax Information System’. Register through your first number and mobile number. The property mapped on your mobile number will be shown on the map. If your mobile number is not in the records, you can enter your previous payment Application ID, your new PID number will be displayed.

Rebate on property tax

You are entitled to a rebate of five per cent, if you pay the entire property tax amount before May 30, every year. If you choose to pay in two instalments, no interest is charged on the first instalment, if it is paid by May 30 and on the second instalment, if it is paid by November 30, every year.

Ensure that the system updates your record and no outstanding amounts are shown against your account. If there are any errors, have them corrected immediately.

Download BBMP property tax receipt 

Visit BBMP Property Tax portal and click ‘Downloads’. Select your option from the drop-down menu. You can print the receipt, Challan or application through this page. You need to enter the assessment year and application ID to view the document you want to print or save.


What is BBMP

BBMP stands for Bruhat Bengaluru Mahanagara Palike and it is the administrative body which looks after the civic amenities and infrastructural needs of of the Greater Bangalore metropolitan area

What is PID number

BBMP has developed a system to establish a GIS based database along with specific applications and update facilities relating to properties, streets with ward and zone boundaries. It provides features to map tax-paying properties with unique PIDs (Property Identifiers) and associate up-to-date Property Tax collection details as layers of information on GIS map.

How to find new PID number on BBMP website

Visit the official BBMP website and find GIS Property Tax Information System option under Citizen Services menu. Search your PID number through your old payment application number or mobile number.

How to get BBMP tax paid receipt online

You can download the receipt from the BBMP property tax portal by submitting the assessment year and application number.

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