BBMP Bangalore Property Tax: Everything You Need to Know

According to the Bruhat Bengaluru Mahanagara Palike (BBMP) data, there are around 2.64 lakh property owners who are yet to pay property tax. As a result, the civic body has started taking legal action against the defaulters to recover the unpaid dues. If you are one of those who has not yet paid property tax, beware! Paying property taxes is an essential responsibility for all homeowners.

If you’re not sure about how to pay your BBMP property tax online, how your tax is calculated or its due date, keep reading. This comprehensive guide will provide you with all the information you need to simplify your BBMP property tax payment process.

Understanding BBMP Property Tax

Paying property tax is an obligation imposed by the local municipal corporation or council. In Bangalore, this responsibility falls under the jurisdiction of the Bruhat Bengaluru Mahanagara Palike (BBMP). The revenue generated from property taxes helps fund various civic amenities and infrastructure development projects within the city. The property tax is applicable for all kinds of properties – residential and commercial properties, shops, flats, apartments, and vacant plots, among others.

Calculating BBMP Property Tax Payment Dues

When it comes to calculating your property tax, several factors come into play. These include the dimensions of your plot, the type of construction on your property, its usage (residential or commercial), and any additional structures like car parks or swimming pools. The BBMP has a predetermined formula to calculate your property tax liability based on these factors.

Property Tax (K) = (G-I)*20% + Applicable Cess (Property’s 24%)

Where,

G = Gross Unit Area Value 

I = G*D/100

D = Depreciation Rate

Suppose gross unit area value (G) = ₹2,05,000

Adjusted gross unit area value (I) = ₹30,750

K = (₹2,05,000 - ₹30,750) x 20% + (24% of property tax)

= ₹1,74,250 x 20% + (24% of property tax)

= ₹34,850 + (24% of property tax)

= ₹34,850 + 24% of ₹34,850

= ₹34,850 + ₹8,364

= ₹43,214

Therefore, the property tax for this example property would be ₹43,214.

To determine your property's taxable value accurately, you can use the BBMP property tax calculator available on their official website. This online tool simplifies the calculation process by considering the property's specifications and providing an estimate of your tax liability. 

How to Pay BBMP Property Tax Offline

Step 1: To obtain the relevant property tax application form, go to the Bangalore One Centre or Assistant Revenue Office locations. 

Step 2: Complete all relevant forms and send them to the Assistant Revenue Officer offices or Bangalore One Centre. 

Step 3: Use a demand draft or a credit card to pay the tax.

How to Pay BBMP Property Tax Online

Fortunately, your BBMP property tax payment has become much more convenient with the introduction of online payment options. Here's a step-by-step guide on how to pay your Bangalore property tax online:

Step 1: Visit the official BBMP website.

Step 2: Navigate to the property tax payment section.

Step 3: Enter your property identification details, such as SAS (Self-Assessment Scheme) number or PID (Property Identification) number.

Step 4: Verify your property details displayed on the screen.

Step 5: Select the payment mode (net banking, debit card, credit card, or UPI).

Step 6: Choose the desired instalment option (yearly, half-yearly, quarterly).

Step 7: Review the payment summary and click on "Pay Now”.

Step 8: Make the payment using the selected mode of payment.

Step 9: Save or print the payment acknowledgement receipt for future reference.

How to Find PID or Application Number to Pay Tax?

If you have already paid property tax before, you would find your PID or application number right at the top of your property tax payment slip. 

If you're a new homeowner, paying your property tax for the first time, you won't have the application number at your disposal. To generate your application number, you need to apply for a new property tax application from your BBMP ward office. You need to carry a few documents to ensure a smooth application process - sale deed, encumbrance certificate and property tax application. Note that the turnaround time is approximately 30 working days.

Latest Update on BBMP Property Tax: One-Time Settlement of Tax Dues

The Karnataka Assembly recently approved the Bruhat Bengaluru Mahanagara Palike (BBMP) Property Tax (Second Amendment) Bill 2024, granting an extension for property tax payments.

Among the eight bills passed, this amendment replaces a previous ordinance introduced by the state government earlier this year to implement a one-time settlement scheme for property tax arrears. The initiative targets defaulters, unassessed properties, and those requiring reassessment within BBMP jurisdiction, urging them to clear their dues.

As part of the scheme—extended until November 29—property tax defaulters benefit from waivers on interest and a nominal penalty of ₹100 per year for overdue payments.

Deputy Chief Minister and Bengaluru Development Minister D.K. Shivakumar highlighted that the scheme had enabled BBMP to collect ₹4,274 crore in taxes by November 30, while outstanding dues amounted to ₹2,026 crore.

Benefits of Paying Bangalore Property Tax Online

• Convenience: With online payment options, you can pay your property tax from the comfort of your home or office, eliminating the need to visit any physical locations.
• Time-Saving: Online payments save you valuable time by eliminating the need to stand in long queues or wait for manual processing.
• Secure Transactions: The BBMP website ensures secure payment gateways, protecting your financial information during the transaction process.
• Instant Receipt Generation: Online payments provide instant confirmation and receipt generation, allowing you to maintain a record of your tax payments effortlessly.

What Happens if I Don’t Pay BBMP Property Tax?

Failing to pay BBMP property tax before the due date would incur a penalty of 2% on the outstanding payment. Multiple non-payment of property tax might have legal implications. That said, if you pay your property tax every year before the due date in a single instalment, you will be eligible for a rebate of 5%. 

Bangalore Property Tax Due Date

The BBMP has specific due dates for property tax payment each year. It is essential to be aware of these deadlines to avoid any non-compliance issues. The due date for Bangalore property tax online payment typically falls on 30th April of the succeeding year.

It is advisable to visit the BBMP's official website or contact their helpline for accurate and up-to-date information regarding the specific due date for the year in question. Timely payments not only save you from penalties but also contribute towards the development of your city.

Example 1: Mr. Rao's Property Tax Payment

Let's consider Mr. Rao, who owns a residential property in Bangalore with a built-up area of 1,200 square feet. The BBMP property tax calculator assesses his property value at ₹75 lakhs. Mr. Rao chooses to pay his property tax on a yearly basis and decides to use online payment for convenience.

According to the BBMP's calculations, Mr. Rao's annual property tax liability amounts to ₹15,000. He visits the BBMP website, enters his property identification details, reviews the payment summary, and successfully completes the transaction using net banking. Within seconds, Mr. Rao receives an acknowledgement receipt via email.

Example 2: Ms. Hegde's Late Payment Penalty

Now, let's consider Ms. Hegde, who owns a commercial property in Bangalore. Due to her busy schedule and oversight, she misses the Bangalore property tax due date for property tax payment. As a result, she incurs a penalty for late payment.

The penalty charges imposed by the BBMP can vary depending on the duration of delay in payment. To avoid such penalties and legal repercussions, it is crucial to pay your property taxes before the due date.