Bengaluru BBMP Property Tax: Rate, Calculation | FY 2023-24

Are you living in Bangalore? Then, you must be aware of the BBMP property tax. This complex tax system impacts the property owners in Bangalore. Here, we present a guide to help you understand the BBMP tax, the formula for property tax calculation, how to get the PID number, the due date & rebate for bbmp, and much more. So, let's get down to it!

About BBMP Property tax

The latest guidance-value based BBMP tax has been initiated on 1st April 2024. This new property tax will be collected annually by the civic body governing Bengaluru, namely, Bruhat Bengaluru Mahanagra Palike. The tax revenue will be used for the maintenance of infrastructural facilities, public places, schools, roads, sewer networks, and others.  

The city of Bengaluru is divided into six zones. For each zone, the property tax is computed as per the Guidance Value System. This value is published by the Department of Stamps and Registration based on the property type, size, and amenities. Though the payment of tax is a burden on the homeowner, some of the perks that the locals enjoy by paying this property tax every year include-

• Better Infrastructure
• Improved healthcare and education system
• Transparency in tax computation
• Improved public places.

So, funding the state government of Bangalore is beneficial for the residents. By paying this tax you are making a commendable contribution towards the development of this city.

How to get the BBMP property tax PID number?

The Property Identification Number (PID) denotes the ward number, zone ID, and plot number. This number helps in record-keeping and identifying information related to a property online. Follow these steps to get your PID number online-

• Go to the official website (https://bbmp.gov.in/)
• Click on the option of GIS-based PID under Citizen Services
• Register or Log in to the portal

• Locate your property on Google Maps
• Enter the Payment Application Number and search
• The link of SAS no will be generated. and you will get the details of the property with the PID number.

You can also get the PID number offline by following the below steps-

• Visit the BBMP ward office in person.
• Carry all the documents related to the property including property tax receipts, sale deed, etc. 
• The concerned personnel will check out the documents presented by you and provide the PID number.

If you have any further queries, feel free to ask the officers or post the query online. 

How to pay property tax in Bangalore online?

To pay property tax online, keep the PID handy. This can be availed by following the above-mentioned guidelines. Here, we provide a step-by-step guide on how to pay BBMP property tax online.

• Visit the official portal for property tax payments.
• The option for SAS property tax payment is available on the right side. Enter the application number or PID number or renewal application number. After that, enter the owner's name.

• Click on 'Retrieve' to fetch the property details and verify them.
• Check the tax amount calculated by the portal. 
• Proceed to make the payment via any of the payment methods available. You can pay through net banking, credit or debit card, etc. 
• Check out the payment receipt. After 24 hours, this receipt is available for downloading. You can download the receipt by clicking on link.

You can even update the property details on this portal. If there are any changes or corrections, click on the edit option and update. If you face any issues while paying the tax, you can get a solution in the following ways-

• Email: dcrev@bbmp.gov.in
• Phone No: 080 2297 5555
• Helpline: 080 2266 0000

BBMP property tax late payment

Late payment of any applicable tax attracts consequences or penalties. The same applies to the bbmp challan. A late payment charge of 1% is applicable on the total amount of tax liability per month.

For example, if the Karnataka tax due is Rs 5000 and the payer is late by 2 months, the late payment charge would be calculated as below-

Late payment charge= (Rs 5000 *1%) *2 months = Rs. 100 for paying the tax 2 months late.

Penalty and interest- Penalties do add up if the payer is a defaulter over a period of time. Regarding interest, there are no interest charges for payments made till 31st July 2024. After 31st July, interest will be charged @ 2 % per month on the unpaid tax amount.

• If the tax payment remains unpaid for less than a year, the penalty amount will be equal to the unpaid tax amount.
• If it is unpaid for more than a year (as of April 1, 2024), the penalty will amount to the sum of the unpaid tax levied and the interest @ 9% p.a. on a compounded basis. This has been recently enacted by the BBMP. 

Beware! BBMP can even sue you if the charges stay due for a very long time. It is always better to pay the Bruhat Bengaluru Mahanagara Palike challan timely to adhere to the regulations for land tax in Karnataka. So, be a responsible citizen of the state and pay property tax on time.

The formula for the computation of BBMP property tax

The basic formula for calculating this much-discussed tax is-

K = (G-I) * 20% + 24% Cess

Confused? Well, here is the breakdown of all the key factors involved in calculating the property tax amount-

It is the tenanted area/self-occupied area/ additional spaces* 10 months*rate per sq foot of the property space in question.

The Gross Unit Value is calculated based on Unit Area Value (UAV). The calculation of UAV is based on the expected rental income from a property considering its zone and usage. This UAV is then multiplied by the built-up area of your property excluding additional spaces to give Gross Unit Value (G). 

Cess- An additional Cess of 24% on property tax (current rate) is applicable.

No doubt, keeping a tab on all the features of your property as per the prevailing rules is a task. To make it simple use the bbmp property tax calculator Bangalore available on the official website.

This link will also assist you on how to pay property tax online in Karnataka. 

Calculation of BBMP property tax

Here, we present a walkthrough of calculating the Karnataka house tax, with an example.

Suppose Mr. Shyam owns a Bangalore Property and rented out the same. The tenanted area is 500 sq ft with no parking space. The rate per sq ft is Rs 20. The applicable depreciation rate is 10 % pa.

G= 500*Rs 20* 10months = Rs 100000  

I = 100000 * 10%= 10000

K= (100000-10000) 20% + 24 % of property tax

 = 18000 + 24% of Rs 18000

 = Rs 22320

So, the Property tax Mr. Shyam must pay is Rs 22,320. Now, the question is how to pay the BBMP property tax in Bangalore. This amount can be paid both online and offline. 

For Municipal tax online payment Karnataka-

• Visit the BBMP portal
• Keep the PID number handy
• Enter PID, property type, and zone to get the details
• Verify all the details
• Make payment by choosing any payment options like net banking, credit or debit card, etc. on the payment page.
• After the payment is successful, a receipt will be generated. Mr. Shayam can download it after 24 hrs. He must check the BBMP site to view it.

For offline payment-

Visit Assistant Revenue Office (ARO)

• Here, Mr. Shyam needs to carry either his 10-digit application number or previous property tax receipt. With the help of these documents, a challan will be generated by an official. Now you need to make payment through cash or Demand Draft. DD can be made in favour of Commissioner, Bruhat Bengaluru Mahanagara Palike.
• The Municipal authority has also authorized a few banks to accept the tax payment. Mr. Shyam can carry the challan generated from ARO to any of these banks and pay via the preferred payment method.

Mr. Shyam must pay the property tax by 31st July 2024 to avail of the discount of 5% pa on Rs 22,320 and avoid interest and penalties.

BBMP property tax form

The following 6 forms are required by any property owner in Bangalore for the payment of BBMP either online or offline.

Due date and Rebate for BBMP Property tax

Here's good news for all the property taxpayers in Bengaluru. The due date for availing the rebate of 5% on property tax has been extended by 3 months. Earlier, the property tax bbmp last date was 30th April 2024 but now it's been extended to 31st July 2024, for the financial years 2024-25. 

For a clear picture, go through the below table.

So, enables the authorities to function smoothly by paying the charges timely. Better not delay and pay your BBMP property tax before the 31st of July as we are under the current BBMP tax rebate period. 

BBMP Property Tax Payment Receipt

Just paid your anekal property tax online? Well, that's great! But now you have for wait for 24 hours to download or print it. Just follow the below-mentioned steps and have access to it-

1. Visit the official BBMP website
2. Enter your PID, property type, and zone to get the details.
3. Now, click on the 'print receipt' option under the Download section.
4. Select the Assessment Year and enter the application number or PID.
5. Then Click on Submit.

The receipt for your Municipal tax online payment in Karnataka will be generated. You can print or download the same.

If the amount is paid through offline channels, the bank acknowledgment slip will be presented at ARO. The official will then view and print the receipt of the Bangalore property tax. 

File a Grievance 

A grievance or complaint can be regarding any major issue like road maintenance, malfunction of drainage system, waste management, animal control, etc. You can register a complaint in the following ways-

1. Online- 

• Click the online grievance tab on the official portal of Bangalore Municipal or https://bbmptax.karnataka.gov.in/forms/grievancesreq.aspx
• Select the reason for filing the complaint.
• Fill the form with all the details.
• Attach a document to substantiate your complaint.
• Click on the Submit button.

2. You can call on the helpline number 080-22660000

3. The grievance can be registered by sending an email to comm@bbmp.gov.in. 

4. You can always visit the Head Office in Bengaluru and get the complaint registered and resolved.

A reference number for the filed complaint is provided to track the status.

What kind of properties attract property tax in Bangalore?

Here is a list of residential and commercial properties that attract this tax

1. Self-occupied houses or flats,
2. Rented out houses and flats,
3. Office spaces,
4. Shops, 
5. Godowns or warehouses,
6. Factories,
7. Vacant land, 

What is the BBMP property tax rate in Bangalore?

Guidance value-based property tax is charged on different types of properties in Bangalore. Guidance value is the base value assigned by the government to a particular property or land based on their zone. The rates are as follows-

FAQs on BBMP Property tax

Q1.  BBMP property tax 2024 payment deadline

The deadline for paying this tax is 31st July 2024. Earlier it was 30th April. However, due to the Lok Sabha poll, the deadline for BBMP payments was extended by 3 months. So, pay it by 31st July as it is also the BBMP property tax rebate last date. 

Q2. How to check the status of tax-paid application?

After 24 hrs of payment, click on the option of ' Receipt Print' under the Download section. From here you can fetch your receipt.

Q3. What is the contact information for BBMP property tax?

Email- comm@bbmo.gov.in

Phone- 080-22660000

Head Office Address: Hudson Circle, Bengaluru, Karnataka 560002, India