BBMP Property Tax Online Payment - A Step-by-Step Guide

By Lodha

Paying property tax is an important responsibility of every property owner. It is a form of tax levied by the government on the value of a property. In the city of Bengaluru, the Bruhat Bengaluru Mahanagara Palike (BBMP) is the governing body responsible for collecting property tax. In this blog, we will guide you through the process of house tax Bangalore and how to pay property tax online in Karnataka.

Step 1: Gather The Necessary Documents And Information

Before you start the online tax payment BBMP process, you will need to gather some essential documents and information. The documents include:

Khata certificate: This document is issued by the BBMP and is essential for identifying your property in the city's records. It contains details such as the owner's name, property size, and location.

Previous year's property tax receipt: : You will need the previous year's property tax receipt to fill in details such as the assessment year and tax paid.

Property identification number (PID): The PID is a unique identification number assigned to your property by the BBMP. You can find your PID on your khata certificate.

Step 2: Visit The BBMP Website

The next step is to visit the official BBMP website (https://bbmptax.karnataka.gov.in/) to pay your BBMP property tax online. Once you are on the website, click on the 'Property Tax' option, which will take you to the property tax payment page.

Step 3: Enter Property Details

On the property tax payment page, you will be required to enter your property details such as your PID, property type, and zone. Once you have entered all the required details, click on 'Fetch Details.' The website will then display your property tax details for the current year.

Step 4: Verify Property Tax Details

Before proceeding with the payment process, it is crucial to verify the property tax details displayed on the website. Ensure that all the details are accurate, and the tax amount displayed is correct.

Step 5: Make The Payment

Once you have verified your property tax details and calculated the tax amount, you can proceed with the payment. The BBMP offers various payment options, including debit cards, credit cards, net banking, and e-wallets. Choose the payment option that suits you best and complete the payment process. You can also check the BBMP payment status online.

Step 6: Download The Receipt

After the payment is complete, the BBMP website will generate a receipt for the property tax paid. Download the receipt and keep it for your records.

How BBMP Property Tax is Calculated

The Bruhat Bengaluru Mahanagara Palike (BBMP) calculates property tax using one of three systems, depending on the city and local regulations:

Annual Rental Value (ARV) System

In this method, tax is based on the estimated annual rental income the property could generate. The municipal body determines this notional rent, which serves as the basis for tax calculation. Cities like Hyderabad and Chennai typically use this model.

Capital Value System (CVS)

Here, property tax is linked to the market value of the property, as assessed by the local stamp duty authority. The tax is calculated as a percentage of this value. This system is often used where market-linked valuations are preferred for transparency.

Unit Area Value (UAV) System

This method, used in cities like Bengaluru and New Delhi, determines tax based on the per square foot/unit value of the property’s carpet area. The unit rate is fixed by BBMP depending on the location and type of property, and is then multiplied by the total area to calculate the tax.

BBMP Property Tax Calculation Formula

BBMP calculates property tax using a standard formula:

Property Tax = (G – I) × 20% + Cess (24% of Property Tax)

Here’s what each component means:

• G (Gross Unit Area Value):

This is calculated by adding three components:

X: Area under tenancy × rate per sq. ft. × 10

Y: Area self-occupied × rate per sq. ft. × 10

Z: Any other applicable value (if included by BBMP)

• I (Depreciation):

Calculated as G × H ÷ 100, where H is the depreciation percentage based on the property's age.

• Cess:

An additional charge of 24% of the property tax amount.

To pay the BBMP property tax, there are six available forms for property owners to choose from, which are as follows:

Form 1: This form includes important property details such as the street address, ward, and plot number, and is used when the owner has a PID number.

Form 2: When the owner has a khata number instead of a PID number, this form should be used. The khata number can be found on the khata certificate issued for each property.

Form 3: In the absence of both khata and PID numbers, Form 3 is used.

Form 4: This white form is used when no changes are made to the property details.

Form 5: When there are any changes made to the property, such as constructing an additional floor, demolishing a section, or changing from non-residential to residential, Form 5 must be used to document the changes.

Form 6: This form is necessary when the property is exempt from taxes.

The BBMP property tax is an annual payment that begins in April of each year and continues until March of the following year. The payment deadline for the BBMP property tax is April 30th of the succeeding year. The BBMP provides a 5% discount on property tax paid in full before the due date, which can be paid through a challan or online payment methods. It is important to keep in mind that failing to meet the deadline will result in a 2% per month or 24% per annum interest charge by the BBMP. However, if you opt to pay the tax in two instalments, you can avoid the interest charge, but the discount will not be applicable.

BBMP Property Tax Update: One-Time Settlement Scheme Extended

In a recent move, the Karnataka Assembly passed the BBMP Property Tax (Second Amendment) Bill, 2024, extending the window for property owners to clear outstanding dues under a one-time settlement scheme. This amendment replaces an earlier ordinance and aims to help defaulters, unassessed properties, and those needing reassessment within BBMP limits. The scheme, now extended until November 29, offers:

• Full waiver on interest
• A nominal penalty of ₹100 per year on delayed payments

According to Deputy Chief Minister D.K. Shivakumar, the initiative has helped BBMP recover over ₹4,274 crore, with remaining dues of around ₹2,026 crore as of November 30.

Frequently Asked Questions

1. How to pay property tax online in Karnataka?

Step 1- Visit the official website of BBMP

Step 2- Click on the 'Pay your tax online' button and select 'Property Tax (Assessment Year)'

Step 3- Enter your Property Identification Number (PID) or Khatha number and click on 'Fetch'

Step 4- The system will display your property details, then click on 'Pay Tax'

Step 5- Select the payment mode (Net banking, Credit card, Debit card or UPI) and make the payment

Step 6- Once the payment is successful, you will receive a confirmation message with the transaction ID.

Step 7- Take a printout of the receipt for future reference.

2. What is the PID number in the property tax in Bangalore?

Each property under BBMP is assigned a unique identifier known as the Property Identification Number (PID). This number is generated by combining the identifying ward number, street number, and plot number of the property, making it a distinctive identifier. In other words, each property in BBMP has a unique PID that is used to differentiate it from all other properties in the area.

3. How to check the BBMP tax paid details?

To check your BBMP tax paid details, you can follow the steps given below: a) Visit the BBMP website b) Click on the 'Know Your Property Tax' button c) Enter your Property Identification Number (PID) or Khatha Number and click on 'Fetch' d) The system will display your property details e) Scroll down to the 'Tax Paid Details' section to view the details of the tax paid for the current year and previous years. Alternatively, you can also check your BBMP tax paid details by visiting the BBMP Help Centres or the nearest BangaloreOne Centres.

4. How to download the BBMP property tax receipt?

Once you check the BBMP tax paid details (Check question 3), you can scroll down to download the receipt by clicking on 'Download Receipt.'

5. How to find 10 10-digit application number for the BBMP property tax?

To find the 10-digit application number for the BBMP property tax, you can follow the steps given below:

a) Visit the official website

b) Click on the 'Know Your Property Tax' button.

c) Enter your Property Identification Number (PID) or Khatha Number and click on 'Fetch'

d) The system will display your property details, including the application number for the property tax.

6. Is it possible to pay the property tax at the BBMP ward offices?

No, you can’t pay the property tax at the BBMP ward offices.