BBMP (Bruhat Bengaluru Mahanagara Palike) is the civic body responsible for property tax collection in Bengaluru. All property owners within BBMP limits must pay property tax annually. You can now pay this online without visiting the ward office.
Before You Start
What you need for BBMP property tax payment
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Step 1: Open the BBMP property tax portal
- Visit the official BBMP property tax portal at bbmptax.karnataka.gov.in.
- Look for the Online Tax Payment or Pay Property Tax section.
WARNING
Only use the official BBMP domain (ending in karnataka.gov.in). Do not use third-party websites that offer to pay BBMP tax for a "convenience fee."
Step 2: Search for your property
You can search using any of these identifiers:
| Search Method | Where to Find It |
|---|---|
| SAS Application Number | Printed on your previous property tax receipt (10-digit number) |
| Property ID (PID) | Assigned during property registration with BBMP |
| Khata Number | Available in your Khata certificate or extract |
| Owner Name + Zone/Ward | Search by name if you do not have the above numbers |
Enter your identifier and click Search or Fetch Details.
Step 3: Verify property details and tax calculation
The portal will display:
- Property details: Owner name, address, built-up area, zone, ward
- Tax computation: Based on property type (residential/commercial), built-up area, zone, floor, age of building, and occupancy
- Current year tax: The amount due for the current financial year
- Arrears (if any): Outstanding tax from previous years, including penalties
- Total payable amount: Sum of current year tax and arrears
TIP
BBMP typically offers an early-bird rebate of 5% if you pay your property tax within the first few weeks of the financial year (usually before the end of April). Check the portal for the exact rebate deadline each year.
Review the details carefully. If any information is incorrect (e.g., wrong built-up area, wrong property type, or you are being charged commercial rates for a residential property), you will need to visit your ward office to file a correction before paying.
Step 4: Pay online
- Click Pay Tax or Proceed to Payment.
- Choose your payment method:
- UPI (Google Pay, PhonePe, Paytm, BHIM)
- Net banking (all major banks supported)
- Debit card / Credit card
- NEFT/RTGS (for larger amounts)
- Complete the payment and wait for the confirmation page.
Step 5: Download receipt
After successful payment:
- The portal will display a payment receipt with a unique transaction number.
- Download and save this receipt immediately. It serves as your proof of tax payment.
- You can also revisit the portal later and print past receipts by searching for your property.
NOTE
Keep your property tax receipts for at least 5-7 years. They are useful during property sale, loan applications, and resolving any future tax disputes.
BBMP Tax Calculation Basics
BBMP uses a Unit Area Value (UAV) system to calculate property tax. The main factors are:
| Factor | Impact on Tax |
|---|---|
| Zone (A, B, C, D, E, F) | Higher-value zones pay more |
| Property type | Commercial properties pay significantly more than residential |
| Built-up area | Larger properties pay more |
| Age of building | Newer buildings have higher UAV |
| Floor | Ground floor vs upper floors may have different rates |
| Occupancy | Self-occupied vs rented affects the calculation |
The tax formula is roughly: Built-up area x UAV per sq ft (based on zone) x tax rate
Additional cess and surcharges (like library cess, sanitation cess) are added on top of the base tax.
Common Problems
| Problem | Solution |
|---|---|
| Property not found on portal | Visit your BBMP ward office with property documents to get your SAS number or register the property in the system. |
| Tax amount seems too high | Check if your property is incorrectly classified (e.g., commercial instead of residential) or if the built-up area is wrong. File a correction at the ward office. |
| Payment failed but amount debited | Wait 2-3 working days for auto-reversal. If it does not reverse, contact BBMP with your bank transaction details. |
| Cannot see previous year receipts | Some older receipts may not be available online. Visit the ward office for physical copies. |
| Early-bird rebate not applied | Ensure you are paying within the rebate window. If the rebate should apply but is not showing, try again or contact the BBMP helpline. |
Related Guides
- How to Check Bhoomi Land Records in Karnataka
- How to Pay BMC Property Tax Online (Mumbai)
- How to Pay MCD Property Tax Online (Delhi)
Need more help?
For more information, check out our Property guides or try our Stamp Duty Calculator. See also the Property Buy hub for related guides.