BBMP Property Tax Rates in Bangalore for Residential and Commercial Properties
- Aswalolla Praneeth
- Jun 24
- 4 min read
Paying property tax is a civic duty and legal responsibility for every property owner in Bangalore. The Bruhat Bengaluru Mahanagara Palike (BBMP) levies property tax on both residential and commercial properties, based on a structured system called the Unit Area Value (UAV).
In this blog, we’ll explain everything you need to know about BBMP property tax rates in Bangalore, how they are calculated, how to pay online, and how you can estimate your dues accurately using a BOQ model when planning property purchases or construction.
What is BBMP Property Tax?
BBMP Property Tax is a recurring tax collected annually from property owners by the Bruhat Bengaluru Mahanagara Palike—Bangalore’s municipal corporation. It applies to all properties:
Residential (Independent houses, apartments)
Commercial (Shops, offices, warehouses, etc.)
Vacant land
The money collected is used for urban infrastructure, waste management, road development, street lighting, drainage, and public utilities.
How is Property Tax Calculated in Bangalore?
The BBMP uses the Unit Area Value (UAV) system, which calculates tax based on:
Property type (residential/commercial/mixed-use)
Built-up area (in sq. ft.)
Zone classification (A to F zones)
Occupancy status (self-occupied or rented)
Property usage (residential, commercial, industrial, etc.)
Formula to Calculate Property Tax:
Property Tax = (Unit Area Value) × (Built-up Area) × (12 months) × (Usage Factor) × (Occupancy Factor) + Cess (24%)
The UAV rates are fixed by BBMP for different zones.
BBMP Zone Classification (2025)
Bangalore is divided into six zones based on property valuation. Zone A has the highest property values, while Zone F has the lowest.
Zone | Localities (Examples) | Unit Rate (Residential - ₹/sq.ft./month) | Commercial - ₹/sq.ft./month |
A | MG Road, Indiranagar | ₹5.00 | ₹20.00 |
B | Koramangala, Jayanagar | ₹4.00 | ₹16.00 |
C | BTM Layout, Rajajinagar | ₹3.60 | ₹14.00 |
D | Vijayanagar, Banashankari | ₹3.20 | ₹12.00 |
E | Hebbal, Yelahanka | ₹2.80 | ₹10.00 |
F | Outer rural areas | ₹2.40 | ₹8.00 |
Residential vs Commercial Property Tax Rates
Residential Property Tax:
Self-occupied houses are taxed lower than rented properties.
Apartments may qualify for rebates for common amenities.
Commercial Property Tax:
Higher rates apply due to commercial usage.
Includes retail shops, offices, godowns, malls, hotels, etc.
Mixed-use properties (like home + shop) are charged accordingly.
Property Tax Rebates and Penalties
Rebates:
5% rebate if tax is paid in full before April 30th each year.
Rebates may apply for solar installations, rainwater harvesting, etc.
Penalties:
2% penalty per month for late payments.
Incorrect declarations can attract legal action and reassessment charges.
How to Pay BBMP Property Tax Online
Follow these steps to pay online:
Visit the official BBMP Property Tax Portal
Enter your SAS (Self Assessment Scheme) ID or Property Identification Number (PID)
Verify property details
Generate challan or proceed to online payment
Pay via credit/debit card, UPI, or net banking
Download payment receipt
How Construction Managers and BOQ Help Property Owners
If you're planning to build, buy, or extend a property, understanding potential tax liabilities is crucial. This is where Construction Managers and BOQ (Bill of Quantities) come in.
How BOQ Supports Property Tax Planning:
Accurate measurement of built-up area
Lists all materials, labor, and finishing specs
Forecasts final property value and taxation brackets
Helps determine whether the property falls under residential or commercial use (in case of hybrid)
Construction Managers can also:
Ensure your building meets BBMP norms
Handle approvals and occupancy certifications
Create documentation for tax filing or mutation process
Advise on cost-saving measures that also reduce tax liabilities
Common Mistakes While Paying Property Tax
Entering incorrect built-up area
Wrongly declaring occupancy status
Delaying payments beyond rebate deadline
Not checking for pending dues while purchasing property
Overlooking penalties from previous years
Tips to Save on Property Tax in Bangalore
Install solar panels and rainwater harvesting systems
Pay early to claim rebates
Regularly update ownership and property size if modified
Use expert help to assess property type and avoid overpayment
Conclusion
Property tax in Bangalore isn’t just a formality—it’s a key legal responsibility. Whether you own a 2BHK flat in Whitefield or a commercial outlet in Koramangala, understanding BBMP property tax rates ensures compliance, avoids penalties, and even helps in resale or refinancing.
If you're planning construction or home purchase, consult a construction expert or architect to align your design and paperwork with BBMP norms. Having a detailed BOQ and professional guidance helps manage costs—not just in building, but also in your long-term property tax liabilities.
FAQs: BBMP Property Tax Rates in Bangalore
1. What is the last date to pay BBMP property tax with rebate?
You can claim a 5% rebate if the full tax is paid before April 30th every year.
2. How is BBMP property tax different for commercial properties?
Commercial properties have higher Unit Area Values (UAV) and usage factors, resulting in higher taxes compared to residential properties.
3. How do I find my zone classification in BBMP?
You can check your ward and zone using the BBMP tax portal or by referring to your property’s tax receipt.
4. What if I miss the BBMP property tax payment deadline?
A 2% monthly penalty is charged on the outstanding amount. Continuous default can lead to legal action.
5. Can I pay property tax online for multiple years?
Yes, the BBMP portal allows payment for previous and current years.
6. What documents are needed for BBMP tax payment for a new property?
You need the Khata certificate, sale deed copy, PID/SAS number, and property layout for assessment.
7. How can a BOQ help with property tax planning?
A BOQ gives accurate built-up area and property usage data, helping predict the exact tax bracket and avoiding over/under declaration.
8. Can I revise or correct my property tax details in BBMP records?
Yes, through the revision request form available on the BBMP website or at local ward offices.
