BBMP property tax: How to pay 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.

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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).

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BBMP property tax calculator

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


Property tax rate in Bengaluru 2021-2022

ZoneFor rented out unit (per sq ft)For self-occupied property (per sq ft)
ARs 5Rs 2.50
BRs 4Rs 2
CRs 3.60Rs 1.80
DRs 3,20Rs 1.60
ERs 2.40Rs 1.20
FRs 2Rs 1


How to pay BBMP 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. (Visit

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.

Step 1: Visit the BBMP Property Tax portal.


BBMP Property Tax Bill


Step 2: Enter the PID and retrieve the tax bills.

Step 3: Choose the payment method and make the transaction. Download the print receipt and save or print it for your records.


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.


BBMP property tax forms

All tax payers are required to pay their outstanding property tax, either manually or online. For paying the property tax, you need to fill up the following forms:

Form 1Property with Property Identification Number
Form 2Property with Khata number
Form 3Property without PID or Khata number
Form 4In case of no change in the property details such as built-up area, usage or its occupancy
Form 5If there is a change in the status of the property
Form 6For the payment of service charge when the property is exempt from payment of property tax


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.


BBMP property tax news

BBMP to organise ‘khata mela’ to go after property tax defaulters

BBMP chief commissioner Gaurav Gupta has directed officials to focus on recovering pending property tax and bring more properties into the tax net by organising a ‘khata mela’ in all eight zones. He also asked officials to draw up a list of defaulters and serve notices to them. He advised officials to bring under-construction buildings into the tax net to mobilise more resources.

BBMP tax collection higher, in spite of COVID-19

As of January 28, 2021, the BBMP had collected Rs 2,483 crores, as against Rs 2,467 crores, during the corresponding period in 2019-20. The body was in dire need of additional revenue, especially after the Coronavirus pandemic but in spite of the pandemic, its collections were not affected. About 19 lakh-odd properties are under the BBMP.

In 2021, the revenue through property tax may see an upswing. By March 31, 2021, the BBMP would have already exceeded last year’s record of Rs 2,606 crores. Mahadevapura was the top zone in the city’s eight zones, with property tax collection at Rs 716.25 crores, while the east zone’s collections were worth Rs 500.23 crores, followed by the south zone with Rs 388.16 crores, the west zone at Rs 269.08 crores, Bommanahalli zone at Rs 266.54 crores, Yelahanka zone with 218.69 crores, Raja Rajeswari Nagar  with Rs 175.77 crores and Dasarahalli Zone with Rs 71.45 crores.

BBMP issues notices

About 78,000 property owners have been served notices for furnishing incorrect details of their properties in the self-assessment scheme. Such defaulters will be asked to pay the difference in the amount and also an added penalty of 2% for a period of two years.

Starting April 1, 2021, the BBMP has decided to roll out an automated system, wherein property details will already be mentioned and owners will simply have to pay the tax.

Extra charges for handling waste

Bengaluru property owners will now have to pay an additional fee in their property tax bill, for doorstep waste pickup service. Residential property owners will have to pay Rs 200 per month, while commercial property owners will be charged Rs 500 per month, for this service. This will be in addition to the Solid Waste Management (SWM) cess, which is in range of Rs 200 – Rs 600, currently. There has been a proposal to waive 50% SWM cess for societies that are composting waste but it is yet to be approved.

BBMP Property tax rebate for COVID-19

Early in 2020, the BBMP extended the deadline to avail of a 5% rebate on property tax, from April 30 to May 31, 2020, in light of the Coronavirus pandemic, which is an extra 31 days.

Double property tax for building plan violations

In 2020, the cabinet decided that property owners who violated the building plans would be penalised and would have to pay double property tax. Law minister JC Madhuswamy said that this proposal was approved and the amendment to the KMC to enable the BBMP to levy this penalty was done.

No hike in BBMP property tax 

Plans were on the anvil to hike the property tax in Bangalore by 15%-30% for both, residential and non-residential properties. BBMP special commissioner Basavaraju said that a tax revision was due in 2020 but it could not be carried out due to administrative reasons. As per the Karnataka Municipal Corporation Act (KMC), 1976, the BBMP can revise the property tax in every three years. The move is important, to enable the cash-strapped civic agency to meet its revenue targets.

In 2019-20, the agency’s revenue target was Rs 3,500 crores but it could only earn Rs Rs 2,669 crores. The property tax hike was to be effective from March 2021. However, property owners can heave a sigh of relief as the plan has been shelved for now.

Amendments to KMC Act

An amendment to the KMC Act also allows BBMP officials to attach immovable properties of defaulters. The proposal of including the provision of the Land Revenue Act into the KMC Act and thereby, empowering the BBMP officials was made by the commissioner and given its assent by the government. The BBMP expects to meet a revenue target of Rs 5,500 crores in 2020.

Integrated Command and Control Centre (ICCC) and smart city project

A Rs 109-crore project – the Integrated Command and Control Centre – that will be the brain of the smart city project, has been approved. Decisions with respect to the city management and disaster management will take place here and a common helpline number, a dedicated mobile application, as well as a web portal, will also come up. The project, which is funded by the Bengaluru Smart City Ltd, will enable the BBMP, BMTC, BWSSB, BESCOM, City police and Namma Metro, to come under one platform. The command centre will focus on mobility, solid waste management and health. Resultantly, this will improve the livability quotient of the city. Citizens may also be able to find grievance redressal online.

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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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