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Bengaluru Property Tax Calculator – Official 2025-26 (BENMC)
Calculate Bengaluru Property Tax 2025-26 with official BENMC rates for 243 wards. Last Updated: 9 Aug 2026 | Source: bbmptax.karnataka.gov.in | System: Unit Area Value | Verified by Bharat Property Suite.
Our Bengaluru property tax calculator uses the official Unit Area Value formula as per BENMC circular 2025-26. Covers prime localities: Whitefield, Jayanagar, Koramangala, Indiranagar, Yelahanka and all 243 wards. Formula: Capital Value = Ready Reckoner Rate (4500-22000/sqm) x Built-up Area x Age Factor x Use Factor x Structure Factor. 5% rebate till 31 May 2026.
Bengaluru Ward Wise Rates – BENMC 243 Wards List
BENMC covers 243 wards / 243 wards. Prime locations like Whitefield, Jayanagar, Koramangala, Indiranagar, Yelahanka have Ready Reckoner rate around Rs 4500-22000/sqm. Property tax in Bengaluru is calculated on Unit Area Value basis as notified by state government. Bengaluru has seen 7-9 percent annual increase in RR rates for 2025-26 as per latest circular.
- Whitefield: RR 4500-22000/sqm – Residential and Commercial
- Jayanagar: RR 4500-22000/sqm – Prime area
- Koramangala: RR 4500-22000/sqm – Developing area
- Indiranagar: RR 4500-22000/sqm – Industrial and Residential
- Yelahanka: RR 4500-22000/sqm – New layouts
How to Calculate Bengaluru Property Tax? – Example
Bengaluru uses Unit Area Value: Property Tax = Capital Value x Tax Rate x Usage Factor. Capital Value is based on ready reckoner rate, carpet area, building age, and ward factor.
Example: 1000 sq ft flat in Whitefield, Bengaluru
RR Rate: 4500-22000/sqm = Rs 450/sq ft approx
Built-up Area: 1000 sq ft
Base Value: 1000 x 450 = Rs 450,000
Age Factor: 0.9 (10-year-old building)
Capital Value: Rs 405,000
Tax at 0.4 percent = Rs 1,620 + cess = Approx Rs 2,008/year
How to Pay Bengaluru Property Tax Online on bbmptax.karnataka.gov.in – 5 Steps
- Visit official portal: bbmptax.karnataka.gov.in – Property Tax section
- Select Quick Pay / Online Payment – Search by Property ID or by Area: Whitefield, Jayanagar, Koramangala, Indiranagar, Yelahanka
- Enter owner name and verify property details, carpet area, usage type (residential/commercial)
- System shows tax amount with 5% rebate till 31 May 2026 and 2% penalty after. Verify with our calculator above
- Pay via UPI / Net Banking / Card and download receipt with QR code
Bengaluru Property Tax Due Dates, Rebate and Penalty 2025-26
| Particular | Date / Rate |
|---|---|
| Early Rebate 5 percent | Pay full year before 31 May 2026 |
| Half Yearly Due | 31 May 2026 (first half), 31 Dec 2026 (second half) |
| Late Penalty | 2 percent per month after 31 May 2026 |
| Official Portal | bbmptax.karnataka.gov.in |
| Tax System | Unit Area Value |
| Wards Covered | 243 wards – Whitefield, Jayanagar, Koramangala, Indiranagar, Yelahanka |
FAQ – Bengaluru Property Tax 2025-26
Last date for Bengaluru BENMC property tax 2025-26 is 31 May 2026. You get 5% early rebate if you pay full year before 31 May 2026. Late fee is 2% per month after due date. Pay on official portal bbmptax.karnataka.gov.in.
Bengaluru uses Unit Area Value system. Formula: Property Tax = Capital Value x Tax Rate. Capital Value = Ready Reckoner Rate (4500-22000/sqm) x Built-up Area x Age Factor x Use Factor. Our calculator auto-applies BENMC 243 wards factor, 243 wards.
Step 1: Visit bbmptax.karnataka.gov.in. Step 2: Go to Property Tax Quick Pay. Step 3: Enter Property ID or search by Whitefield, Jayanagar, Koramangala, Indiranagar, Yelahanka. Step 4: Verify amount and pay via UPI or Card. Step 5: Download receipt. You can also use our calculator above to verify amount before payment.
Official website is bbmptax.karnataka.gov.in. This calculator at propertytaxcalculatorindia.com is not affiliated with BENMC or Government. It is for information only. Always verify final amount on bbmptax.karnataka.gov.in before payment.
Disclaimer: Bharat Property Suite is not affiliated with BENMC or bbmptax.karnataka.gov.in. This tool is for information purpose only. Rates from official circular 2025-26. Verify final tax on bbmptax.karnataka.gov.in before payment. For corrections email contact@propertytaxcalculatorindia.com
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Last Updated: 9 Aug 2026 | Next Update: 15 Aug 2026 | Made in India for Indian property owners