Paying BBMP Property Tax in Bengaluru for 2025-26? You’re at the right place. Bruhat Bengaluru Mahanagara Palike, BBMP, collects property tax from all property owners across 198 wards in Bengaluru. For 2025-26, BBMP continues with the Unit Area Value, UAV, system. Tax depends on your property’s zone, age, usage, built-up area, and occupancy type.
Missed the rebate deadline? BBMP charges 2% interest per month as late fee after 30th April 2026. But if you pay early, you get 5% rebate + 5% e-governance discount for online payment.
Instead of struggling with the BBMP portal, use our Bengaluru Property Tax Calculator 2025-26 below. It auto-selects Bengaluru and BBMP ward for instant results using official 2025-26 rates.
Calculate BBMP Property Tax Now
What is BBMP Property Tax?
BBMP Property Tax is a mandatory annual tax levied by BBMP under the Karnataka Municipal Corporations Act. Every owner of residential flats, independent houses, commercial shops, offices, and vacant land in Bengaluru must pay it.
BBMP follows the Self-Assessment Scheme, SAS. You declare your property details and calculate tax yourself. BBMP can verify and revise it later. The tax money is used for roads, drainage, garbage collection, street lights, and other civic services in Bengaluru.
Who must pay:
• Owners of flats, apartments, independent houses, and villas
• Commercial buildings, shops, offices, warehouses
• Vacant sites and open plots
• Even new constructions must register and pay tax from the year of completion
BBMP Property Tax Calculation Formula 2025-26
Annual Property Tax = UAV × Built-up Area × Age Factor × Occupancy Factor × Usage Factor × Floor Factor – Rebate
Component Breakdown:
1. Unit Area Value, UAV: Base rate per sqft fixed by BBMP for each zone.
2. Built-up Area: Total area in sqft including walls, balcony, staircase. BBMP uses built-up area, not carpet area.
3. Age Factor: Older buildings get depreciation benefit.
4. Occupancy Factor: 1.00 for self-occupied, 2.00 for rented.
5. Usage Factor: 1.00 residential, 2.00 commercial, 0.50 industrial.
6. Floor Factor: Ground = 1.00, each upper floor adds 0.05.
7. Rebate: 5% early payment + 5% online payment discount.
Example Calculation:
1,200 sqft flat in Zone B, 9 years old, self-occupied, 2nd floor, residential:
22 × 1200 × 0.95 × 1.00 × 1.00 × 1.10 = ₹27,612
After 10% rebate: ₹27,612 – ₹2,761 = ₹24,851/year
Our Bengaluru Property Tax Calculator applies all 7 factors automatically. No manual math needed.
Bengaluru BBMP Zone Rates & Ward List 2025-26
BBMP divides Bengaluru into 5 zones from A to E. UAV per sqft for residential property 2025-26:
| Zone | Areas Covered | Residential UAV/sqft | Commercial UAV/sqft |
| Zone A | Jayanagar, Indiranagar, Koramangala, Malleshwaram | ₹28 | ₹56 |
| Zone B | Rajajinagar, Vijayanagar, JP Nagar, BTM Layout | ₹22 | ₹44 |
| Zone C | Yeshwanthpur, HSR Layout, Banaswadi, Marathahalli | ₹18 | ₹36 |
| Zone D | Kengeri, Peenya, Mahadevapura, Bommanahalli | ₹15 | ₹30 |
| Zone E | Yelahanka, KR Puram, RR Nagar, Uttarahalli | ₹12 | ₹24 |
How to Find Your Zone & Ward: Check your old BBMP tax receipt. Zone and Ward number are printed on top. Or enter your area in our calculator – it auto-maps to the correct BBMP ward.
Age Factor Table for BBMP Property Tax
| Age of Building | Age Factor |
| 0 to 5 Years | 1.00 |
| 6 to 10 Years | 0.95 |
| 11 to 15 Years | 0.90 |
| 16 to 20 Years | 0.85 |
| 21 to 25 Years | 0.80 |
| 25+ Years | 0.75 |
BBMP Property Tax Rebate & Late Fee 2025-26
Rebates You Can Claim:
1. 5% Early Payment Rebate: Pay before 30th April 2026
2. 5% E-Governance Discount: Pay online via BBMP portal/UPI/Netbanking
Total savings = 10% if you pay online before April 30
Late Fee/Penalty: 2% interest per month after 30th April 2026. If you delay 6 months, 12% extra is added.
How to Pay BBMP Property Tax Online – Step by Step
Step 1: Visit official BBMP portal: bbmp.karnataka.gov.in
Step 2: Click “Property Tax” → “Online Payment”
Step 3: Enter PID Number, Property ID, or Owner Name + Ward
Step 4: Verify property details shown on screen
Step 5: Click “Calculate Tax” and check amount
Step 6: Pay via UPI, Debit Card, Netbanking
Step 7: Download and save payment receipt for future
Pro Tip: Use our BBMP Tax Calculator first to cross-check the amount shown on BBMP portal. It auto-selects Bengaluru so you save 2 clicks.
Property Tax Exemption in Bengaluru 2025-26
BBMP gives 100% exemption for:
1. Properties below 30 sqm used by EWS families
2. Properties owned by defence personnel/killed in action
3. Senior citizens above 70 years for 1 self-occupied property up to 60 sqm
FAQ
PID = Property Identification Number. It’s a 9-digit unique ID for every property in BBMP records. You’ll find it on your old tax receipt.
Yes. Tax starts from the year you get occupancy certificate, OC. For 2025-26, new flats need to pay from the month of OC.
Use our calculator above. Just type your area like “Koramangala” and it auto-selects the ward + zone. Or check bbmp.gov.in → Ward list.
No. BBMP allows only full year payment. But you can pay any time before 30th April to avoid penalty.
Only PID number. If paying first time, keep Sale Deed, Khata certificate, and OC handy for verification.