Process of Paying the BBMP Property Tax in Bangalore

If you are stuck with the idea of the process of paying the BBMP property tax in Bangalore, then my friend you are at the right spot as we will navigate you through the process of paying the BBMP property tax in Bangalore. Let’s understand it better way!

What is a Property Tax?

A Property Tax is a tax levied on the properties. The properties on which the taxes are applicable are residential, commercial, apartments, flats, independent buildings, etc. These taxes have been formed and levied to provide the basic amenities to the property owners. These amenities include the maintenance of the roads, parks, maintenance of drainage systems, etc. Usually, the property taxes are levied by the state governments and then followed by the municipal corporations. 

Introduction to BBMP Property Tax

As the name implies it is the property tax that is levied by and payable to the Bruhat Bengaluru Mahanagara Palike. This tax is levied by the authorities to work and provide the best civic amenities to the people living in the region. The authorities have divided the whole region into 6 zones following the guidance provided by the Department of the Stamps and the Registration. 

To calculate the amount of taxes, the authorities use the per sq. ft. per month as a Unit for the applicable area and the Units will be multiplied by the current property tax rate, which is also known as the Value. 

Which Properties attract the BBMP Property Taxes?

As we have already discussed, the jurisdiction of the BBMP is divided into 6 zones, so the applicable rates of taxes will depend upon the zone in which the property is situated. The below-mentioned properties are liable for the payment of the property taxes in Bangalore. These are as follows:

• Godwons
• Factories
• Residential Properties (whether tenanted or occupied) 
• Shops
• Offices

What are the types of BBMP Property Taxes?

6 types of property forms can be used to fill the property taxes online or offline. These forms are as follows:

• FORM I: FORM I is used for the properties that consist of the proper identification Number that includes the street number, ward number, and plot number. This PID Number can be found on the latest receipt of the payment of the property taxes. FORM I is usually used for the past properties and this FORM is presented on the white sheet of the paper. 

• FORM II: This FORM is used for the properties that do not contain the PID Number instead, it contains the Khata number and it is used for the past City Municipal Corporation Town Municipal Corporation and the recently added 110 villages. The FORM is printed on a pink sheet of paper. 

• FORM III: This FORM is used for properties that do not contain any Khata Number or the PID Number. The properties are illegal properties that have not received any kind of building approvals from the local authorities and this FORM is printed on green colour paper. 

• FORM IV: This FORM is used for properties that have not made any kinds of changes in the property. It may range from the changes in the built-up area, occupancy, usage, etc. This FORM is usually printed on white paper. 

• FORM V: This FORM is the opposite of FORM IV which is used for the properties that have made and gone through changes. It may be the change of the use of the property from residential to non-residential. This FORM is printed on blue paper. 

• FORM VI: This FORM is used for the properties that must pay the service charges on the property instead of the property taxes. 

What are the Benefits of the Property Taxes?

The payment of property taxes brings a lot of advantages to the table of the property owners because the property taxes can be deducted from the Gross Annual Value of the property at the time of the computing of the income from the house property in a Financial Year if the below-mentioned conditions are satisfied:

• The Gross- Annual Value of the property should not be NIL
• The property tax should be paid by the owner.

What is the Property Tax Due Date and the Rebate?

The payment of the property tax before the due date attracts a 5% rebate. The owners of the property have to pay a monthly interest of 2% in case of non-payment of the property taxes on time. The applicant is also eligible to file the property taxes in two installments without accruing any penalties and rebates. The tax period is April 1 to 31 March of the subsequent year and the due date for the payment of the tax is March 31 of the subsequent financial year. 

How to Calculate the BBMP Property Tax?

There are three ways in which the BBMP Property Tax can be calculated:

• Annual Rented Value System: In this method of the calculation of the property tax by the BBMP BBMP fixes the yearly gross rent for the property and the levies based on the anticipated value of the property.

• Capital Value System: In this type of BBMP property tax system the market value of the property is used to obtain the forecasted value of the applicable tax. It is usually the stamp duty department that fixes the value of the taxes. 

• Unit Area System: The property tax in this type of property tax is charged on the per unit price of the carpet area of the property. The value of the property is then multiplied by the carpet area to arrive at the applicable property taxes. 

Obtaining the PID Number 

The applicant is required to follow the below-mentioned steps to obtain the PID Number:

• Visiting the BBMP Number: The first step in the process is to visit the B BMP website. 

• Selecting GEPTIS: The next step in the process is to select the GEPTIS at the bottom right of the page. 

• Selecting the Property: The next step in the process is to move the mouse to select the property on the map provided. The property details along with the new PID number will be displayed. 

What is the Penalty for the non-payment of the taxes?

The penalty that the property owner is required to pay for the non-payment of the property taxes is 2% extra on the property tax per month if the owner fails to file the property taxes by 31 March. 

The Computation of the Property Tax 

Property Taxes shall be calculated as follows:

• Property Tax (K) = (G – I) * 20% + Cess (24% of property tax)

Where – 

• G  = Gross Unit Area Value arrived by X+Y+Z & I = G*H/100
• X = Tenanted area of the property x Per Square Feet. rate of property * 10 months 
• Y = Self-occupied area of property * Per Square feet. Rate of property * 10 months
• Z = Vehicle Parking Area * Per Square Feet rate of Vehicle Parking Area * 10 months 
• H = Percentage of Depreciation Rate, which depends upon the age of the property.

With the above method of calculation, it can be ascertained that the property tax is equal to 20% of the property, whether it is self-occupied, tenanted or a vehicle parking area. The 20% of the property is required to be multiplied by the per square feet rate fixed by the BBMP for each kind of usage of the property for 10 months, reduced by the depreciation allowed by the BBMP, including the 24% of the cess on the property taxes. 

What are the different slabs for Property Taxes in Bangalore?

As we have already discussed, there are 6 zones in which Bangalore is divided in terms of property taxes. However, the property taxes are different for a self-occupied property and a tenanted property. Let’s understand how the taxation system works:

Property Tax Slabs for Residential Properties 

Zones	Self-Occupied Property (per sq. ft.)	Tenanted Property (per sq. ft.)	Vacant Land
Zone A	Rs. 2.50	Rs. 5	Rs. 50
Zone B	Rs. 2	Rs. 4	Rs. 40
Zone C	Rs. 1.80	Rs. 3.60	Rs. 30
Zone D	Rs. 1.60	Rs. 3.20	Rs. 25
Zone E	Rs. 1.20	Rs. 2.40	Rs. 20
Zone F	Rs. 1	Rs. 2	Rs. 12

Property Tax Slabs for Commercial Properties 

Zones	Self- Occupied Property (per sq. ft.)	Tenanted Property (per sq. ft.)
Zone A	Rs. 10	Rs. 20
Zone B	Rs. 7	Rs. 14
Zone C	Rs. 5	Rs. 10
Zone D	Rs. 4	Rs. 8
Zone E	Rs. 3	Rs. 6
Zone F	Rs. 1.50	Rs. 3

The Procedure for filing the Property Tax in Bangalore 

There are two modes for filing Property Taxes in Bangalore. These are as:

Online Mode 

• Logging into the Portal: 

The owner of the property is required to log in to the BBMP Portal. 

• Entering the SAS Number/PID Number: 

The user is then required to enter the SAS/PID Number and then the user is required to click on the Retrieve. As soon as the user clicks on the retrieve a whole lot of the information related to the property owner pops up on the screens. 

• Checking the details: 

The user is then required to check whether the displayed information is correct or not. If the information is correct, the user will be re-directed to click on Proceed and the user will then be re-directed to FORM IV. If the details of the property owner are not correct the user is required to choose the information that is not correct such as the Property Usage, Build-up area, Occupancy, etc, and then click on the Proceed tab.

• Checking Pre-Filled Fields: 

The user is then required to check if the pre-filled information related to the tax computation is correct or not and requires modification. The user will then proceed to pay the full or the installment of the tax. They may also choose the mode of payment if they want to pay it online or through challan. 

• Payment: 

If the online payment mode is chosen by the user then the page will be redirected to the available modes of the online system whether they want to pay it with net banking or debit/credit card. As soon as the user makes the payment, a receipt number is generated and the same is made available on the portal after the completion of 24 hours. If the user has chosen the challan mode the user may make the payment of the taxes with any of the below-mentioned banks. 

Offline Mode

• Visiting the Revenue Office: 

The first step in the offline payment of the property tax in Bangalore is visiting the Bangalore One Centre or Assistant Revenue Officer to obtain the application form.

• Filing the FORM: 

The second step in the process of the payment of the property taxes is the filing and submitting of the relevant FORM to either Bangalore One Centre or the Assistant Revenue Officer. 

• Payment of the Pending Taxes: 

The last step in this process is the payment of the taxes on the property. The BBMP has tied up with the below-mentioned banks:

• HDFC Bank
• IDFC Bank
• ICICI Bank 
• IDBI Bank 
• Corporation Bank 
• Axis Bank 
• Canara Bank 
• SBI Bank 
• Kotak Mahindra Bank 
• Indian Overseas Bank 
• Yes Bank 
• Indian Bank 
• Maharashtra Bank 
• Induslnd Bank 

Checking the Status of the Paid Application

The applicant can constantly check the status of their payment of the taxes by following the below-mentioned procedure:

• Visiting the BBMP Portal: 

The owner of the property is required to visit the BBMP Portal. 

• Checking the Payment Status: 

The second step in this process is to click on the Payment Status Tab available on the home screen.

• Entering the Relevant Information: 

The last step in this process is to fill in the relevant details, such as the details of the owner and application number, and then click on the Retrieve button. 

• Status of the Application: 

As the last part of the process, the owner can navigate through the status of the application. 

Downloading the BBMP Tax Receipt

The most important step in the process of filing the BBMP Property tax is to have the tax receipt as proof of the payment and for this, the below-mentioned procedure is required to be followed:

• Visiting the BBMP Portal: 

The owner of the property is required to visit the BBMP Portal. 

• Selecting the Appropriate Option: 

The second step in the process is to click on the download tab and then the receipt print option. 

• Filing the Relevant Details: 

The next step is to fill in the relevant details such as the assessment year, application number, and captcha. After filing all these details, the applicant is required to click on the Submit button. 

• Downloading the Receipt: 

The last step after filing all the relevant details is the downloading of the property tax receipt. 

What is the procedure for filing the grievance?

The procedure of filing the grievance by the citizens regarding the payment of property taxes online. 

• Visiting the BBMP Portal: The first step is visiting the BBMP Portal and clicking on the Raise Ticket under the Grievance tab.

• Submitting the required details: The applicant is required to fill in the necessary details such as the mobile number, taxpayer details, selecting year, and the type of complaint. Lastly, click on submit. A ticket will be generated for the complaint that can be used by the applicant to track down the application. 

Conclusion 

The owner is required to keep the property taxes updated to make it to the level so that it can be sold off easily and attract a good amount of money. Even the owner has to suffer some penalties if the property taxes are not paid up-to-date. The prospective buyers even look for properties whose taxes are up-to-date. Therefore, it is an important piece of document relating to the property. 

Frequently Asked Questions Paying the BBMP Property Tax in Bangalore

Q1. How can I pay my BBMP property tax online in Bangalore?

Ans1. The property owner must follow the steps of visiting the website, getting the property details verified and thereby paying the property taxes. 

Q2. How do I pay property tax for the first time in Bangalore?

Asn2. To pay the BBMP property tax for the first time, the applicant must visit the office of the revenue officer and file an application form for the applicable taxes. 

Q3. When should property tax be paid in Bangalore from 2024 to 2025?

Ans3. The financial year runs between April this year to March 2025 so the property taxes have to be paid off by March 2025.

Q4. How to get a BBMP PID number?

Ans4. To obtain the BBMP PID number the applicant is required to visit the BBMP GIS Portal and register their mobile number.

Q5. What is FORM 4 in BBMP Property Tax?

Ans5. FORM 4 in BBMP Property Tax is submitted to the revenue department by the applicant when there are no changes to the information related to the property.

Q6. How to change the owner in BBMP Property Tax?

Ans6. This can be done by visiting the BBMP website and filing the application form for the same along with the required documents. 

Q7. Are PID and Khata numbers the same?

Ans7. No, PID and Khata Number are not identical but they are linked to each other to some extent.

Q8. What is the PID Number in the BBMP example?

Ans8. The PID number is a combination of ward number, street number, and the plot number. 

Q9. How to find the BBMP property tax application number?

Ans9.  The property tax application number is a 10-digit number which can be found in the property tax receipt. 

Q10. What happens if you don’t pay property tax in Bangalore?

Ans10. If the owner of the property fails to pay the property taxes on time, then firstly a legal notice is issued to them after a court case