Bangalore, a vibrant city renowned for its infrastructure and opportunities, is a prime location for real estate investments. Owning a property here, whether residential or commercial, entails certain responsibilities, such as paying the annual Bangalore Development Authority (BDA) property tax. This tax is utilized by the Bruhat Bangalore Mahanagara Palike (BBMP) to fund developmental projects and maintain essential infrastructure.
This blog provides a detailed overview of BDA property tax, including its calculation, payment methods, and depreciation rates. We’ll also guide you through the process of making a BDA property tax online payment, ensuring a seamless experience.
Understanding BDA Property Tax
The BDA property tax is an annual levy imposed on properties under the jurisdiction of the Bangalore Development Authority. This tax applies to vacant lands, self-occupied properties, and rented properties. The funds collected contribute to local development initiatives, street lighting, garbage clearance, and other public services.
Residential Zones for BDA Property Tax
The BDA has categorized properties into six zones, each with specific rates for different property types. Here is a breakdown:
| Zones | Per Sq.Ft rate for vacant land | Per Sq.Ft rate for self-occupied residential property | Per Sq.Ft rate for tenanted residential property | Per Sq.Ft rate for self-occupied commercial property | Per Sq.Ft rate for commercial residential property |
| A | Rs 0.50 | Rs 2.50 | Rs 5.00 | Rs 10.00 | Rs 20.00 |
| B | Rs 0.40 | Rs 2.00 | Rs 4.00 | Rs 7.00 | Rs 14.00 |
| C | Rs 0.30 | Rs 1.80 | Rs 3.60 | Rs 5.00 | Rs 10.00 |
| D | Rs 0.25 | Rs 1.60 | Rs 3.20 | Rs 4.00 | Rs 8.00 |
| E | Rs 0.20 | Rs 1.20 | Rs 2.40 | Rs 3.00 | Rs 6.00 |
| F | Rs 0.12 | Rs 1.00 | Rs 2.00 | Rs 1.50 | Rs 3.00 |
BDA Property Tax Depreciation Rate
The age of a building impacts its property tax due to depreciation. Below is a table outlining the depreciation rates:
| Building Age | Depreciation Percentage |
| <3 years | 3 |
| 3-6 years | 6 |
| 6-9 years | 9 |
| 9-12 years | 12 |
| 12-15 years | 15 |
| 15-18 years | 18 |
| 18-21 years | 21 |
| 21-24 years | 24 |
| 24-27 years | 27 |
| 27-30 years | 30 |
| 30-33 years | 33 |
| 33-36 years | 36 |
| 36-39 years | 39 |
| 39-42 years | 42 |
| 42-45 years | 45 |
| 45-48 years | 48 |
| 48-51 years | 51 |
| 51-54 years | 54 |
| 54-57 years | 57 |
| 57-60 years | 60 |
| >60 years | 70 |
How to Pay BDA Property Tax Online? Online Process Explained
Making a BDA property tax online payment is quick and efficient. Follow these steps to ensure a smooth process:
- Visit the Official Portal Access the Bangalore Development Authority’s Property Tax Portal at https://propertytax.bdabangalore.org/.
- Login: Enter your Property Number, Site ID, and Owner’s Name. Confirm your details and provide your registered mobile number.
- Verify OTP: A One-Time Password (OTP) will be sent to your mobile. Enter the OTP to complete the login process.
- View Your Tax Details: After logging in, check your outstanding amount and other details for the assessment year.
- Make the Payment: Use internet banking, debit card, or credit card to pay the tax. Ensure that the transaction is completed successfully.
- Download the Receipt: Save the electronic receipt for future reference. If you face issues downloading the receipt, contact the BDA helpline.
BDA Property Tax Offline Payment Options
Alternatively, you can pay the BDA property tax offline at any
- ARO office
- Bangalore One Centre
- HDFC Bank
- IDBI Bank
- Canara Bank.
Ensure to carry the required documents, such as property registration details.
How to Calculate BDA Property Tax?
To calculate the BDA property tax, you can use the following property tax calculation formula:
Gross Unit Area Value – (Gross Unit Area Value × Depreciation Rate / 100) × 20% + 24% cess.
Components of Gross Unit Area Value:
- Rented Area: Total square footage rented to tenants × applicable per-zone tax rate × 10 months.
- Owner-Occupied Area: Total square footage of the owner-occupied property × applicable per-square-foot rate × 10 months.
- Parking Space: Total parking area in square footage × applicable rate × 10 months.
Key Considerations
- Timely Payments: Avoid penalties by paying property tax on time. Late payments attract a 2% penalty per month, which adds up to 14% annually.
- Tax Responsibility: Property owners cannot transfer the tax liability to their tenants.
- Early Payment Benefits: Tax payments made before the deadline (July 31st) for the 2025-2026 assessment year are eligible for a 5% rebate.
Conclusion
Paying your BDA property tax on time is crucial to avoid penalties and contribute to Bangalore’s development. Whether you choose the convenience of a BDA property tax online payment or the traditional offline method, staying informed about the process ensures a hassle-free experience.
By adhering to the outlined steps and understanding the calculation methods, you can efficiently manage your property tax obligations. Remember, contributing to the city’s growth benefits everyone. Start your BDA tax payment online journey today and be a part of Bangalore’s progressive future.
A Comprehensive Guide to BDA Property Tax in Bangalore FAQs:
1. What is the due date for payment of property tax in Bangalore?
2. What is Form 5 in BBMP property tax?
1. PID numbers (filed in Form I)
2. Katha numbers (filed in Form II)
3. Revenue survey numbers without PID or Katha (filed in Form III).
3. Is it worth buying a BDA site in Kempegowda Layout?
4. How to calculate BBMP property tax?
Property Tax (K) = (G - I) × 20% + Applicable Cess (24%)
G = Gross Annual Value
I = Depreciation (G × D/100)
A = Rented area × rate per sq. ft × 10 months
B = Self-occupied area × rate per sq. ft × 10 months
C = Parking area × rate per sq. ft × 10 months
