How to Pay BBMP Property Tax Online in 2025: A Step-by-Step Guide
The Bruhat Bengaluru Mahanagara Palike (BBMP) has launched an online portal for property tax payments for the 2025-26 financial year. Property owners can now pay their dues digitally, receiving instant receipts and avoiding the hassle of bank queues.
Property TaxBbmpBengaluruOnline PaymentTax PortalReal EstateAug 27, 2025
For 2025, property owners can make their payments directly through the BBMP property tax portal (https://bbmptax.karnataka.gov.in). Once the payment is processed, receipts are generated instantly. BBMP’s recent circular encourages citizens to use the online mode to avoid delays and crowds at bank counters.
### How is Property Tax in Bengaluru Calculated?
The BBMP follows the Self-Assessment Scheme (SAS), where property owners compute their tax liability based on several factors, including the size of the property, its location, usage, the age of the building, and whether it is self-occupied or rented. Property tax is assessed using the Unit Area Value (UAV) system, which differs from the old Annual Rateable Value (ARV) method.
The UAV system considers three key factors: the location of the property, its usage (residential or commercial), and the built-up area. The process begins by multiplying the zonal rate per square foot by the property's built-up area to determine the annual unit value. Depreciation is then applied based on the building's age. The net figure after these adjustments becomes the taxable value, on which property tax is charged, along with a cess for services such as health and education.
For example, a 1,200 sq ft flat in a mid-level zone would have its annual unit value calculated by multiplying the zonal rate by the property size. If the building is 10 years old, depreciation reduces the taxable value. The final tax payable is computed on this adjusted value. Importantly, BBMP has capped the annual increase in tax for residential properties at 20%, even if the property moves to a higher tax zone.
### Documents Needed
The key documents required for paying BBMP property tax include:
- **Khata Certificate**: This officially records ownership details such as the owner's name, property size, and location.
- **Previous Year’s Property Tax Receipt**: This helps in updating the assessment year and tax paid.
- **Property Identification Number (PID)**: A unique number assigned by BBMP to every property, usually available on the khata certificate.
### Step-by-Step Payment Process
To pay property tax online, residents must follow these steps:
1. **Log in to the BBMP Property Tax Portal**: Start by entering the Property Identification Number (PID). If the PID is not available, the system allows searches through older property records or even by the owner’s name.
2. **Verify Property Details**: Once the property details appear, including the ward, zone, and dimensions, confirm that the information is correct. If there are changes, such as altered dimensions or usage, file a revised return using Form 5 before continuing.
3. **Review Tax Details**: Carefully review the property tax details shown on the BBMP portal. Confirm that all information is accurate and that the tax amount calculated is correct.
4. **Make the Payment**: Payment can be made online via UPI, net banking, debit, or credit cards. For those who prefer to pay in person, the system generates a challan that can be deposited at authorized banks.
5. **Download Receipt**: Once the transaction is completed, taxpayers can immediately download the official receipt in Form-1 and Form-2, which should be saved for future reference.
### Property Tax Collection in 2024
BBMP has collected ₹4,604 crore out of its property tax target of ₹5,210 crore for the fiscal year 2024-25, representing approximately 88.36% of the target. Data from BBMP shows that Yelahanka in north Bengaluru has met 99% of its property tax collection target of ₹445 crore. The eastern part of Bengaluru, including the IT corridor of Whitefield, saw 86% of the property tax collection of ₹770 crore.
The southern parts of the city, including Electronic City, witnessed a similar 86% collection of ₹664 crore. Mahadevpura, located close to the eastern part of Bengaluru, saw the highest collection of ₹1223 crore. Other areas that met 80% of property tax collection include Rajarajeshwari Nagar in the western suburbs of the city, Bomanahalli towards the south, and Dasarahalli in the northwest. Bengaluru West recorded 93% collection of ₹770 crore in property tax.
By making the payment process more accessible and user-friendly, BBMP aims to increase compliance and ensure that the city's essential services continue to be funded adequately.
Frequently Asked Questions
What is the BBMP property tax portal?
The BBMP property tax portal is an online platform where Bengaluru residents can pay their property taxes for the financial year 2025-26. It simplifies the payment process and generates instant receipts.
How is property tax calculated in Bengaluru?
Property tax in Bengaluru is calculated using the Unit Area Value (UAV) system, which considers the location, usage, and built-up area of the property. Depreciation is applied based on the building's age to determine the taxable value.
What documents are required to pay property tax online?
The key documents required include the khata certificate, the previous year’s property tax receipt, and the Property Identification Number (PID).
Can I pay property tax in person if I prefer not to use the online portal?
Yes, if you prefer to pay in person, the BBMP portal generates a challan that can be deposited at authorized banks.
What is the cap on the annual increase in property tax for residential properties?
BBMP has capped the annual increase in property tax for residential properties at 20%, even if the property moves to a higher tax zone.
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