How to Pay Property Tax Online in Bengaluru (2016-17)

UPDATE: BBMP has now rolled back the change in zonal classification, which means the hike in property tax is now limited to 20% for residential and 25% for commercial properties (see this link).

UPDATE 2: The option to pay property tax for previous years has now been enabled in the new portal (click here to access it). Those who have not paid property tax for previous years can use this link to pay the same and then proceed to pay for the current year. Thanks to reader Sagar for highlighting this.

In this blog post, I explain how to pay your Property Tax online in a matter of minutes. This is an updated version of my earlier article on the same, and is necessitated because BBMP has hiked the Property Tax rates by 20-25% and also revised the zonal classification and has launched a new Property Tax payment website in April 2016.

The following are the steps to pay Property Tax using the updated portal:

1. Go to the new BBMP Property Tax portal (http://bbmptax.karnataka.gov.in/) and click on “Property Tax Payment” link.

BBMP Property Tax portal

2. Enter the SAS Base Application Number or Renewal Application Number (or PID number, if your property has it) in the given box and click on “Click Here”.

If you have filed Property Tax online before on the earlier BBMP SAS portal, use the same SAS Application Number that you used last time as the SAS Base Application Number. If you are filing Property Tax online for the first time, or are not sure of your SAS Base Application Number, try entering any of your previous SAS Application Numbers in the Renewal Application Number field.

3. If the SAS Application Number or PID number entered by you is valid, you should see the property’s first/sole owner’s name in the box below. Select it and click on “Continue” below.

Property Tax form

4. On the next page, in Rows 1-4 you need to enter your personal details such as occupation, age, telephone numbers, email ID, etc. You also need to select the name of the area and ward number from the respective drop down lists. You can also choose to enter additional details such as BESCOM and BWSSB RR numbers and your Aadhaar number (whichever are applicable).

Property Tax form page 2

5. Next (and most important), in Row 5 you need to select your area’s previous and current Zonal Classification in fields (i) and (ii). All areas are classified into one of six tax “zones” from A to F, with A being the highest taxed zone and F the lowest. Use the following links to find out your previous and current Zonal Classification:



For the “Cap on Zone applied” field (iii), here is how to select it:

  • If your new zone is higher than your previous zone by one or more value zones, then as a concession only one zone upgrade will be considered for taxation purposes. For example, if your previous zone was D, and your new zone is B, then it means your property has been upgraded by two zones (from D to B). But only one zone jump will be considered while calculating property tax. Therefore, you should enter C in the “Cap on Zone applied” field.
  • However, if your new zone is lower than your previous zone by one or more value zones, then you cannot benefit from the downgrade in zonal classification and you will still be taxed on the old (higher) zone itself. For example, if your previous zone was D and your new zone is E, then it means your property has been downgraded by one zone (from D to E). But you still need to enter D in “Cap on Zone applied” field.
  • If your previous and new zone are the same, enter the same zone in “Cap on Zone applied” field.

NOTE: BBMP has rolled back the change in zonal classification, which means now the “Previous Zonal Classification” must be filled in the “New/Revised Zonal Classification” as well as “Cap on Zone” field. This will effectively restrict the hike in Property Tax to 20% for residential and 25% for non-residential properties since there is no change in zone anymore.

6. Next, in Row 6 select the type of property (vacant land, apartment, etc.) and enter the site dimensions, built-up area, etc. as applicable. Also specify whether the property is residential or non-residential (commercial). Lastly, click on “Save & Go to Step 2”.



Property Tax form page 2 part 2

7. On the next page, in Row 7 details of the property (category/type of property, built-up area and car parking area, year of completion of construction, etc.) need to be entered under the proper head (self-occupied or tenanted). After entering it, click on “Add” to save the same. If your property has any hoardings, mobile towers or land parking spots on lease, please enter those details as well.

Property Tax form page 3

8. In Row 8, your previous property tax details will be displayed below. Review the same. In Row 9, if you have lodged and/or won any appeal against earlier property tax assessment notice, mention those details. Lastly, click on “Save & Go to Step 3”.

Property Tax form page 3 part 2

9. On the next page, the property tax computation for the current year will be displayed, with all fields pre-filled. You can then proceed to pay via Challan Payment (cash/cheque/DD) or Online Payment (via credit/debit card or netbanking) option by clicking on the appropriate button.

Property Tax form page 4 Property Tax form page 4 part 2

10. If you choose the online payment option, the Property Tax receipt will be generated instantly (in PDF format) once you make the payment. You must save it for reference. You can also download the receipt later by going to the BBMP SAS website and clicking on “Document Print > Receipt Print” after 24 hours.

If you face any technical glitch while making the online payment, you can check the status here and complete the payment. If the link does not have a record of your application number, please wait for a few hours for the status to update and try again.

11. If you choose the challan payment option, a challan will be generated (in PDF format) and you must carry a print-out of the same to the local BBMP Ward Office to make the payment via cash, cheque or DD. You can also download the challan later by going to the BBMP SAS website and clicking on “Document Print > Challan Print”. Once the payment is credited, the Property Tax receipt can be downloaded as above, by clicking on “Document Print > Receipt Print” after 24 hours.

12. If you face any technical problems while using the portal, please try again from a different browser. If that doesn’t help, please report the issue to BBMP using one of the below methods:

Frequently Asked Questions

  1. When I enter my SAS application number in the SAS Base Application Number field, it is not accepted. Portal says “Application number does not exist”. Why is this so? Please try entering the application number in the Renewal SAS Application Number field. If that doesn’t work, try with another of your previous SAS application numbers.
  2. How do I find out my PID number? Use this link to find out: http://bbmp.gov.in/en/gis-based-new-pid1
  3. When I enter my SAS application number, portal says “You have not paid property tax for 2015-2016”. How do I pay property tax for earlier years? The facility to pay property tax for previous years has now been enabled. The link is: http://bbmptax.karnataka.gov.in/Forms/form4.aspx
  4. I have selected wrong zone (either 2008-09 or 2016-17 or both) in Row 5 and now the portal is not allowing me to change it. What do I do? Please wait for 10 days and then try again. System will reset your form after 10 days.
  5. I have selected the wrong zone and made the payment also. How do I rectify it now? Currently BBMP does not allow online revision or rectification of property tax returns where the payments are completed; however they are working to introduce the same shortly. Please wait till then or visit your local BBMP ward office and enquire about the procedure.
  6. While making the payment online I faced a technical problem and was unable to complete payment. If I retry, portal says “You application is in payment stage, please complete the payment process”. How do I check the status or complete the payment? You can check the status of payment in progress and continue making payment via this link: http://bbmptax.karnataka.gov.in/Forms/continuepayment.aspx
  7. While going to Step 2, I get an error “This form Contains RESERVE KEY WORDS. Please Change and Continue”. What do I do? This is due to use of special characters in one of the auto-filled non-editable fields. BBMP is aware of this problem and will hopefully fix it soon. Please try again after a few days.
  8. What options should I use in Row 7 for apartments and for vacant sites? For apartments use “I – RCC/Madras Terrace buildings” and for vacant land use “XIII – Excess Vacant Land or Vacant Land Not Built Upon”. Also, for vacant land, enter the site area in “Extent of built up area” field. Don’t forget to click on “Add”.
  9. The property tax calculated by the portal is much higher / lower than what I paid last year. Have I made a mistake? Please use the BBMP property tax calculator to verify whether the tax calculated by portal is correct or not: http://bbmptax.karnataka.gov.in/Forms/Calculator.aspx
  10. I have completed the payment online but I am not able to view the receipt at “Document Print > Receipt Print”. Please check after 24 hours.
  11. I have not paid my property tax for earlier years. How to pay it now? Please refer to FAQ #3.

Useful Links


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528 Comments

  1. DiganthDiganth03-23-2017

    how to get bbmp tax receipt for previous years say 2015,2014 etc ,in the website it asks for application number which i dont know (though i have sas number)

  2. ConradConrad03-22-2017

    Hi Vijay,

    My sale deed says “right to use one top covered car parking”. From what I understand, this is not a sale and “right to use” should mean I do not have to pay property tax on car parking.

    Could you please confirm this?

    Also, in case you say we still have to pay property tax for the above mentioned car parking, BBMP folks (Sarjapur) insisted that parking area used for calculation will be standard measurement of 180 sq feet, even though my space is only 128 sq feet. Any suggestions about this?

    Thanks.

    • Vijay PadiyarVijay Padiyar03-23-2017

      As per Supreme Court guidelines, builders are not allowed to sell parking spaces as they form part of common areas. So there is a lot of confusion on the legal aspect as many have purchased parking lots from the builders. But as far as BBMP regulations are concerned, you have to pay tax on the car parking belonging to you. The size has to be calculated by you and can’t be dictated by them (hence the name Self-Assessment Scheme).

  3. RajeshRajesh03-18-2017

    I have a question sir,
    I have constructed a house completed in Jan 2017, How do I pay tax for 2016-17 vacant land upto Dec 2016 and then building from Jan 2017. Which form needs to be filled…
    I have paid tax for vacant land till 2015-16

    • Vijay PadiyarVijay Padiyar03-18-2017

      Property tax is an advance tax, so for 2016-17 you can pay tax for vacant land and this year (2017-18) onwards for constructed house.

  4. praneshpranesh03-14-2017

    Dear vijay,
    Last year we paid TAX money In bank in advance but after that TAX MONEY HAS GOT COME DOWN – Reduced so this time how much we need to pay

  5. Lokesh SLokesh S03-11-2017

    Hi Vijay

    I am first time Tax payer. My arrear to 2011-12 have been paid via Challan, today I tried paying online however made a mistake and selected the Challan by mistake, the site keeps hanging and showing errors. Now how can I revert back to Online mode of payment.

  6. Mrs RizviMrs Rizvi03-09-2017

    Hi Vijay,
    I have misplaced my last years Tax receipt so do not have my SAS number – Is there anyway I can get it online, to enable me to pay my house tax online

  7. Deepak KumarDeepak Kumar03-09-2017

    I have moved my apartment from owner occupied to tenant and I am trying to file Form V for 2015-16 and it ask for Application Number. (bbmpkarnatkatax.gov.in/Form/Form5.arp). Not sure what application number to put. Last Year application number doesn’t exit).
    Form IV I can file easily but then I can’t modify it. How to File Form v.

  8. UmaUma03-08-2017

    Dear Mr. Vijay

    1. Mine is a residential property. Should we select zone for non-residential? I find it is not allowing to proceed further without selecting the zone. Kindly advise.
    2. My property is 10 yrs and I wanted to pay tax for the additional sq ft for another portion constructed last year. How do we do this?
    3. In the bargain of entering the additional property I made a mistake in point 7 and now I am not able to change it.

    It would be helpful if you could advise on the above.

    Thanks a lot for your kind initiative in writing this blog

    • Vijay PadiyarVijay Padiyar03-08-2017

      1. Why will you select non-residential zone if yours is a residential property? Just select the zone in the residential section. Select the same zone for old, new and cap.
      2. You can enter the new property dimensions in the property details section.
      3. You can delete the entry added in Section 7 and re-add.

      In case of any issues please contact BBMP.

  9. Srinivas VSrinivas V03-06-2017

    For last 5yrs my father didn’t paid the tax, how much amount will be paid now I don’t know how to calculate and how it will be take tell me sir

    • Vijay PadiyarVijay Padiyar03-07-2017

      Provision for payment of arrears from 2009-10 onwards is there on the property tax payment site. Please make use of it.

  10. MercyMercy03-01-2017

    Hello,

    My Mother a residential vacant land purchased in 1993 but has not paid any tax till now, how do we rectify this situation?

    • Vijay PadiyarVijay Padiyar03-01-2017

      You will have to approach your respective BBMP ward office and calculate and pay the property tax.

  11. Amit KumarAmit Kumar02-17-2017

    Hi Vijay,
    Let me take a moment here Sir, to thank you for illustrating in great detail the steps to pay property tax online. I am sure several people would have found this to be useful. I think BBMP should have had something of this nature in their website if they don’t already have one. And your page ranks pretty high in Google search as well. Thanks again.
    -Amit

  12. RonaldRonald02-16-2017

    I have already paid property tax for 2016-17. I want to reprint tax receipt. How do I go about?

  13. GhoshGhosh02-10-2017

    Hi Vijay,

    I paid the tax online for this year 2016-2017. Somehow it was not allowing me to edit the address. The reciept printed now with incomplete address . Falt number and name as well not there. Is there a way to get this edited and printed again. Or else next time when i pay , is there a way to furnish the correct address. Please advice, also will it be a problem for this year if it is not editable.

  14. Pavan Kumar NamaPavan Kumar Nama02-06-2017

    How do I generate or get the SAS Application Number as I need to pay property tax for the first time. Do I need to visit any local BBMP office and then submit my Sale deed/Registration Document and then they will provide me the SAS Application Number.

    Please anyone suggest .

  15. Amit PaliwalAmit Paliwal01-29-2017

    I’ve purchased a 1387 sqft flat (one covered car parking included). At the same time i’ve also purchased a additional car parking also for my personal use. Do i need to pay property tax of this additional car parking also in BBMP. Till now i am paying tax for flat only.

    Please revert.

    Thanks,

    Amit

  16. jeevanjeevan01-24-2017

    Hello Vijay,

    I have filled the details of the property of the current year
    Under document print to get the challan payament
    when I enter application no & click on submit to take print out of challan no. It shows a popup message challan not found.

    Can you please help me on this

  17. PayasPayas01-21-2017

    I had paid property tax before zonal re-classification was rolled back for year 2016-2017. How do I claim the extra tax that had been paid before the rollback due to re-classification?

    • Vijay PadiyarVijay Padiyar01-21-2017

      BBMP says they will adjust the extra amount in next year’s property tax payment. For now we can only wait and watch for more details.

  18. RamaRama01-10-2017

    Thanks for this useful blog. It benefitted me.

    In case the above link doesn’t work for anyone for payment of property tax for previous years (and if you are paying online for first time), then you may use this link to pay (it worked for me)

    http://bbmptax.karnataka.gov.in/Forms/Aro_New_Property.aspx

  19. RajeevRajeev01-09-2017

    Hi

    I am filing the current year 2016 – 2017 tax and I am confused by zonal classification. When I load the application the Residential Zonal classification for 2016-2017 comes prefilled as E. The links for zonal classification for 2008 doesnt work and also what we need to fill for Cap on Zone. Can we assume for 2008 is also E?.

    I appreciate any direction on this.

  20. laxmi kalamkarlaxmi kalamkar01-05-2017

    Hi,
    what is this SAS number, is it the khatha no.?

  21. Gopinath ChandraGopinath Chandra01-04-2017

    I am trying to pay property tax online for my flat in Purva Venezia, New Yelahanka.
    Since I didn’t pay from 2011-2012 onwards, I went ahead could pay for that year (2011-2012).
    However when I try to pay for the following years, I get the following errors:

    Trasaction detail are already saved

    This is for 2012-2013. Any suggestion how to resolve this?

    • G ManojG Manoj01-10-2017

      Please check “Payment Status” section. You will have option to pay there.

  22. SantoshSantosh01-04-2017

    Hi Vijay,

    I got the sms containing Application Number but accidentally deleted it. How to get it back as I am unable to login without that. (This is first time tax payment)

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