Comprehensive Guide to BBMP Property Tax Payment in Bengaluru

Explore a comprehensive guide to BBMP property tax payment in Bengaluru, including the significance of payments, step-by-step online payment instructions, and FAQs. Understand the calculation methods, due dates, and procedures for obtaining a BBMP PID Number. Stay informed about property tax rates, rebates, and penalties to fulfill your obligations seamlessly and contribute to the city’s development.

Property tax is a fundamental obligation for property owners in Bengaluru, and it plays a pivotal role in supporting the Bruhat Bengaluru Mahanagara Palike (BBMP). The calculation of property tax is based on the Unit Area Value (UAV) system. This guide aims to provide an extensive understanding of the importance of property tax payments, step-by-step instructions on how to make online payments, and a comprehensive list of frequently asked questions (FAQs) to ensure property owners can seamlessly fulfill their tax obligations.

The Significance of Paying BBMP Property Tax

Property tax payments serve several crucial purposes in Bengaluru:

i. Environmental Sustainability: Effective waste management and sanitation services are essential for public health and environmental sustainability. Property tax payments play a significant role in improving these services and ensuring a cleaner, healthier environment.

ii. Civic Facilities: The revenue generated from property taxes plays a vital role in maintaining essential civic facilities such as public parks, drainage systems, and road infrastructure. These amenities contribute significantly to the quality of life in the city.

iii. Infrastructure Development: Property taxes are allocated to construct and maintain critical infrastructure. This includes the development of roads, bridges, and parks, which not only enhance living standards but also stimulate economic growth.

iv. Overall Development: Funds collected through property taxes are directed towards financing public services and programs that benefit the citizens. This financial support is essential for the city’s development and improving the living conditions of its residents.

How to Pay BBMP Property Tax Online

Property tax payments to the BBMP are an annual obligation, with the tax period starting in April and concluding in March of the following year. For example, property tax for the fiscal year 2023-24 should be paid before March 31, 2024.

Paying your BBMP property tax online is a straightforward process. Here are the detailed steps to make your online property tax payment:

i. Visit the official BBMP property tax portal at https://bbmptax.karnataka.gov.in/.

ii. Enter your Application Number, PID Number, or Renewal Application Number, along with the Owner’s Name.

iii. Click on ‘Retrieve,’ and the owner’s details will be displayed on the next page.

iv. If the displayed details are correct and require no changes, click ‘Proceed’ to fill Form IV.

v. In case any changes need to be made to the property details, such as property usage, occupancy, or built-up area, click on the respective box and then ‘Proceed’ to fill Form V.

vi. Verify the pre-filled information for accuracy and proceed to make the tax payment. Payment can be made either in instalments or in full using a challan or online.

vii. If you choose the online payment option, you will be redirected to the payment page where you can select your preferred payment method, such as debit/credit card or net banking.

viii. After successful payment, the system will generate a receipt number. You can view, print, or download the receipt after 24 hours.

How to Obtain a BBMP PID Number

The BBMP Property Identification Number (PID Number) is a unique identifier assigned to each property. Here’s how you can obtain a new PID number:

i. Visit the BBMP official website at https://bbmp.gov.in/.

ii. Click on GEPTIS under the ‘Other Links’ section at the bottom right of the page.

iii. Sign in using your login credentials. If you’re not an existing user, register using your mobile number. Once registered, it will display your property’s location on a Google map.

iv. Mouse over the property location on the map, and the property details along with the new PID Number will be displayed.

v. Use the obtained PID Number to search for property data.

Different Methods for Calculating BBMP Property Tax

Property tax in Bengaluru can be calculated using one of three methods:

i. Capital Value System: In this system, the property’s market value is used to determine the tax. The market value is typically determined by the area’s stamp duty department, and property tax is calculated based on this market value. This system is commonly used in some cities for property tax assessment.

ii. Unit Area System: The Unit Area System is the method employed in Bengaluru and some other cities like New Delhi. In this system, property tax is calculated based on the per unit price of the carpet area of the property. The property’s value is determined by multiplying the per unit price by the carpet area. This system aims to provide a more standardized and transparent way to assess property tax.

iii. Annual Rental Value System: This system is used in cities like Hyderabad and Chennai. Under this system, the BBMP (or the relevant municipal authority) fixes the gross annual rent of a property, and property tax is levied based on this anticipated value. The tax is calculated based on the expected rental income the property could generate.

BBMP Property Tax Forms

There are six different forms available for property tax payments, each catering to various scenarios:

• Form I: This form is used when you have the Property Identification Number (PID), which contains essential details about the street, ward, and plot on which the property is located. This form is typically used when you have all the necessary information to pay your property tax.
• Form II: Form II is for property owners who don’t have a PID but have a khatha number, which provides information about the property. If you have a khatha number but not a PID, you can use this form to pay your property taxes.
• Form III: Use Form III if you have neither the PID nor the khatha number. This form is for properties where you lack both of these identification numbers.
• Form IV: Form IV, the white form, is used when there are no changes or alterations in the property details. If there have been no modifications to your property, you can use this form to make your property tax payment.
• Form V: Form V, the blue form, is utilized when changes or alterations are made to the property. This includes scenarios such as adding a new floor or converting the property from residential to non-residential. You should use this form to update your property details and pay taxes accordingly.
• Form VI: Use Form VI when the property under assessment is exempt from property tax. Certain properties may be eligible for exemptions, and this form is used to declare such exemptions.

Due Date and Rebate for BBMP Property Tax

The BBMP (Bruhat Bengaluru Mahanagara Palike) provides incentives and penalties related to the due date for property tax payments. Here’s an overview of the due date, rebate, and penalties:

i. Rebate for Early Payment: If you pay your property tax in a single installment before the due date prescribed by the BBMP, you will be eligible for a 5% rebate. This means that you can get a discount on your property tax amount if you make the payment well in advance of the due date.

ii. Interest for Delayed Payment: If you delay your property tax payment, the BBMP charges an interest rate of 2% on the outstanding amount per month. This is a penalty for not paying your property taxes on time, and the interest will accumulate for each month that the payment is overdue.

iii. Two Installments Option: Alternatively, you can choose to pay your property tax in two installments to avoid interest. However, by opting for the two-installment payment method, you will not qualify for the 5% rebate. It’s important to note that if you choose this option, you must ensure that the property tax is paid by June 30th to prevent penalties.

To benefit from the rebate and avoid interest or penalties, property owners should pay their property taxes in a single installment before the due date specified by the BBMP. It’s essential to be aware of the due date each year, as it may vary, and to adhere to the BBMP’s guidelines to manage your property tax payments efficiently. Additionally, it’s a good practice to check the BBMP’s official website or contact their office for the most up-to-date information on due dates, rebates, and penalties, as these can change over time.

The Formula for Computation of BBMP Property Tax

The formula used for the computation of BBMP property tax is: (G-I) * 20% + Cess (24% of property tax). The formula provided outlines the computation of BBMP (Bruhat Bengaluru Mahanagara Palike) property tax, which is used to calculate the property tax amount for a specific property. Here’s a breakdown of the formula:

1. Gross Unit Area Value (G): This value is calculated by adding the values of X, Y, and Z. It is a crucial component of the property tax calculation.

2. I: I is derived from G and H, where:

• X: Represents the tenanted area of the property (usually used for rental purposes) multiplied by the per square foot rate of the property.
• Y: Represents the self-occupied area of the property (the portion you occupy as the owner) multiplied by the per square foot rate of the property.
• H: Is the percentage of depreciation rate, which depends on the age of the property. The depreciation rate is applied to G to determine I.

3. Property Tax Amount (Computed as per the formula):

• First, calculate (G – I), which is the difference between the Gross Unit Area Value and I.
  • Then, multiply (G – I) by 20%.
  • Finally, add the Cess, which is 24% of the property tax amount computed in the previous step.

This formula takes into account various factors such as the area of the property, the per square foot rate, and the age-related depreciation to arrive at the property tax amount. It’s essential to have accurate data for X, Y, and H, as well as the current per square foot rate to compute the property tax correctly.

How to Get Your BBMP Tax Receipt

Obtaining your BBMP (Bruhat Bengaluru Mahanagara Palike) tax receipt is a straightforward process. Here’s how you can get your BBMP tax receipt:

i. Visit the official BBMP website at https://bbmptax.karnataka.gov.in/.

ii. Look for the ‘Downloads’ section on the website. It may be in the main menu or another prominent location on the page.

iii. In the ‘Downloads’ section, you should find an option for ‘Receipt Printout.’ Click on this option.

iv. You will be prompted to choose the assessment year for which you want to obtain the tax receipt.

v. Enter your application number, which is typically provided to you when you pay your property tax.

vi. After entering the necessary information, click the ‘Submit’ button.

vii. Your property tax receipt for the selected assessment year will be generated and downloaded in PDF format.

viii. You can then view, save, or print the downloaded tax receipt for your records.

Properties Attracting Property Tax in Bangalore

Property tax in Bangalore is applicable to a range of property types, and this tax is assessed based on the property’s type, usage, and other factors. The types of properties that typically attract property tax in Bangalore include:

i. Residential Houses: This includes properties that are used as private residences, whether they are occupied by the property owner or rented out to tenants. Property tax is levied on residential houses based on factors like property size, location, and property values.

ii. Factory Buildings: Manufacturing facilities and factory buildings are subject to property tax. The tax amount may be calculated based on factors like the size of the facility, its location, and its assessed value.

iii. Office Buildings: Commercial office spaces and buildings used for business purposes are also liable for property tax. The tax assessment is based on the property’s area, location, and valuation.

iv. Godowns: Warehouses or storage facilities, known as “godowns,” are subject to property tax. The tax amount may depend on factors such as the size of the godown and its location.

v. Shops: Commercial retail spaces, shops, and stores fall under the purview of property tax. The tax assessment takes into account the size, location, and assessed value of the shop.

vi. Flats: Individual flats within multi-unit residential complexes are also subject to property tax. In the case of flats, the tax is usually levied on the individual property owner or apartment owner, taking into consideration factors like the flat’s size, location within the building, and assessed value.

BBMP Property Tax Rate in Bangalore

The property tax rates in Bangalore vary based on property categories and zonal classifications. For residential properties, the present zonal classification under the Unit Area Value (UAV) method is divided into six zones (A to F) with corresponding tax rates:

Zone A:

• Tenanted: Rs. 5 per sq ft
• Self-occupied: Rs. 2.50 per sq ft

Zone B:

• Tenanted: Rs. 4 per sq ft
• Self-occupied: Rs. 2 per sq ft

Zone C:

• Tenanted: Rs. 3.60 per sq ft
• Self-occupied: Rs. 1.80 per sq ft

Zone D:

• Tenanted: Rs. 3.20 per sq ft
• Self-occupied: Rs. 1.60 per sq ft

Zone E:

• Tenanted: Rs. 2.40 per sq ft
• Self-occupied: Rs. 1.20 per sq ft

Zone F:

• Tenanted: Rs. 2 per sq ft
• Self-occupied: Rs. 1 per sq ft

FAQs on BBMP Property Tax

1. What is the official website to pay BBMP property tax online?

• You can visit https://bbmptax.karnataka.gov.in/ to pay your property tax online.

2. How can I pay BDA property tax in Bengaluru?

• You can pay BDA property tax online at https://propertytax.bdabangalore.org/ using net banking, debit card, or credit card.

3. Is there a penalty for late payment of property tax?

• Yes, a penalty is levied for late payment of property tax, currently at 2% of the outstanding amount per month.

4. Can I pay property tax at BBMP ward offices?

• No, property tax cannot be paid at BBMP ward offices; it must be paid online.

5. Can I check the status of my property tax payment online?

• Yes, you can check the status of your property tax payment online at https://bbmptax.karnataka.gov.in/Forms/continuepayment.aspx.

6. How can I check the status of a grievance that has been raised?

• You can check the status of a grievance by visiting https://bbmptax.karnataka.gov.in/Forms/grievancestatus.aspx and entering the ticket number.

7. Can I raise a complaint related to the payment online?

• Yes, you can raise a complaint related to the payment by visiting https://bbmptax.karnataka.gov.in/Forms/grievancesreq.aspx.

8. What is the due date for paying BBMP property tax to avoid penalties?

• To avoid penalties, you must pay your property tax by the due date, which varies each fiscal year. For instance, if you have property tax due for FY 2023-24, it should be paid before March 31, 2024.

9. How often do property owners need to pay BBMP property tax?

• Property owners must pay BBMP property tax annually, and the tax period runs from April to March of the following year.

10. What is the significance of the Unit Area Value (UAV) system in BBMP property tax calculation?

• The Unit Area Value (UAV) system is used by BBMP to calculate property tax. It takes into account the location of the property, its usage, and anticipated returns to determine the property’s UAV, which in turn influences the tax amount.

11. What types of properties attract property tax in Bangalore?

• Property tax in Bangalore is applicable to various properties, including residential houses, factory buildings, office buildings, godowns, shops, and flats.

12. Can I get a property tax rebate in Bangalore?

• Yes, property owners can receive a 5% rebate on their property tax if they pay the entire amount in a single installment before the due date.

13. What is the penalty for late payment of BBMP property tax?

• Late payments of BBMP property tax are subject to a 2% penalty per month on the outstanding amount.

14. Can I pay BBMP property tax in instalments to avoid interest?

• Yes, you can pay your property tax in two installments if you wish to avoid interest. However, doing so will not qualify you for a rebate. Ensure that it is paid by the stipulated due date.

15. How do I obtain my BBMP Property Identification Number (PID)?

• To get your BBMP PID Number, visit the BBMP official website, sign in using your login credentials or register if you’re a new user. Once registered, you’ll be able to view your property’s location on a map and obtain your PID Number.