Bangalore property tax calculator (formerly BBMP)

How it works

Bengaluru uses the Unit Area Value system: built-up area times your zone rate per sq ft times 10 months, less depreciation for building age, taxed at 20 percent plus 24 percent cess. Find your zone rate (A to F) on the official portal and enter it for an accurate figure.

A note on the name. BBMP was replaced in May 2025 under the Greater Bengaluru Governance Act 2024 by the Greater Bengaluru Authority and five city corporations (Bengaluru East, West, North, South and Central). The Unit Area Value method and the zone rates carried over, so this calculator still applies, but your tax is now administered by the corporation your ward falls in. Most people still search and speak of BBMP, which is why we keep the name here.

How the Unit Area Value method works

Bengaluru does not tax you on what your property would sell for. It uses a Unit Area Value system, which taxes a notional rent instead. The chain is: your built-up area, multiplied by the per-square-foot rate for your zone, multiplied by 10 months, less a depreciation allowance for the age of the building. That gives the taxable annual value, and the tax is a percentage of it plus a cess.

The 10 months is the part that puzzles people. It is simply a convention built into the formula, not a statement about your property being vacant for two months. The rate for your zone is the number that actually drives your bill, which is why this tool asks you to enter it rather than guessing on your behalf.

Finding your zone rate

Zones run from A to F, with A the highest value, and the rate differs by zone, by property use and by whether the property is self-occupied or tenanted. A tenanted property is charged at a higher unit rate than the same property occupied by its owner, so answer that honestly: mismatches surface later and are corrected with arrears.

Look up the current rate for your zone and category on the official portal rather than reusing a figure from an old receipt, because rates and zone classifications are revised from time to time.

Depreciation and age

Older buildings receive a depreciation allowance that reduces the taxable value, stepped by the age of the structure. If you have recently completed a new house, expect no depreciation benefit and a correspondingly higher figure. If you have just finished building, also expect your first assessment to be based on the completed built-up area rather than on whatever the vacant site was taxed at.

What this estimate excludes

• Arrears, interest and penalties on unpaid earlier years
• Any rebate for paying the full year early, which has historically been offered. Check the current notification before relying on it
• Separate charges some properties attract, and any category-specific adjustments
• Changes following a reassessment, for example after an extension or a change of use

Frequently asked questions

Is property tax annual?

Yes, it is assessed for the financial year, and paying the full amount early in the year has historically attracted a rebate. Paying in instalments is generally possible but forfeits that benefit.

Does it change if I rent the property out?

Yes. Tenanted properties are assessed at a higher unit rate than self-occupied ones, so letting out a property you previously lived in should prompt you to update the category rather than continue paying the old amount.

I just finished building. What do I do?

Get the completed property assessed rather than waiting to be found. Unassessed or under-assessed construction accumulates arrears quietly, and an unclean tax record complicates khata, resale and loans later. Sorting it at completion is much cheaper than sorting it at sale.