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Property Tax Calculator

Bengaluru property tax by zone, area and use.

Your inputs

Home and zone
sq ft
sq ft
Zone
Use
years
Adjust category, payment and rates
Category
Payment
of net value
%
of tax
%
a year, from your bill

Your result

Indicative
Property tax for 2026-27
₹ 5,714

After the 5% rebate for paying in full. ₹ 6,014 without it.

₹ 4,850
Tax at 20%
₹ 1,164
Cess at 24%
− ₹ 301
Rebate
₹ 2.15
UAV per sq ft a month, zone C
Zone C, self-occupied, category I, 6% depreciation. Your demand on the GBA tax portal is final.

Quick answer: Bengaluru property tax = (built-up area × unit area value × 10 months − depreciation) × 20%, plus a 24% cess, less 5% if you pay in full in time. A five-year-old 1,200 sq ft self-occupied flat in zone C (₹ 2.15) pays ₹ 6,014, or ₹ 5,714 with the rebate.

Your property tax, step by step

Updates as you type
Unit Area Value method used by the Bengaluru city corporations.
StepAmount
Built-up area × UAV × 10 months1,200 sq ft × ₹ 2.15 × 10
Covered parking at half the UAV0 sq ft × ₹ 1.07 × 10
Gross annual value₹ 25,800
Depreciation for age− ₹ 1,548 (6%)
Net annual value₹ 24,252
Property tax₹ 4,850
Cess₹ 1,164
Tax with cess₹ 6,014
Rebate for paying in full− ₹ 301
Waste user fee₹ 0
To pay₹ 5,714

How do you use the property tax calculator?

  1. Enter the built-up area of your home and any covered or stilt parking, in sq ft.
  2. Pick your zone (A to F), say if you live in the home or rent it out, and enter the age of the building.
  3. Read the tax for the year. The building category, payment option, tax rate, cess and the waste user fee are under “Adjust category, payment and rates”.

Your zone depends on the street, not the locality name. Find it on your last tax receipt, or in the 2016 zonal classification on the GBA property tax portal.

How is property tax worked out in Bengaluru?

Bengaluru uses the Unit Area Value (UAV) system. Each street is placed in one of six zones, A to F, and each zone has a monthly value per sq ft for each type of building. A rented-out home is valued at twice the rate of a self-occupied one. The yearly value is the area times that rate times 10 months. Depreciation for the building’s age comes off that value; the tax is 20% of what is left, and a cess of 24% of the tax is added. Paying the whole year’s tax in one go within the rebate window earns a 5% rebate.

How the tax is worked out

1
Gross value(Built-up area + parking × 50%) × UAV × 10
2
Net valueStep 1 − depreciation for age
3
Tax with cessStep 2 × 20% × 1.24
4
To payStep 3 − 5% rebate (if paid in full in time) + waste user fee

Worked example: 1,200 sq ft flat in zone C

A self-occupied RCC flat of 1,200 sq ft in zone C has a UAV of ₹ 2.15, so its gross value is ₹ 25,800. At five years old it gets 6% depreciation, leaving ₹ 24,252. Tax at 20% is ₹ 4,850 and cess ₹ 1,164, a total of ₹ 6,014, or ₹ 5,714 after the 5% rebate. Rented out, the same flat pays ₹ 11,428.

Worked example: the portal’s own sample

The sample calculation on the GBA property tax portal takes a new 2,850 sq ft self-occupied house in zone D at ₹ 1.90. The gross value is ₹ 54,150, 3% depreciation is ₹ 1,625, the tax is ₹ 10,505 and the cess ₹ 2,521: ₹ 13,026 before any rebate, the same as the portal’s figure. A 1,650 sq ft flat in zone B, two years old, with 135 sq ft of covered parking pays ₹ 9,420 after the rebate.

What are the unit area values?

₹ per sq ft per month, residential, from the 2016 notification on the GBA property tax portal.
ZoneI, self-occupiedI, rentedII, self-occupiedIII, self-occupied
A₹ 3.00₹ 6.00₹ 2.40₹ 1.80
B₹ 2.40₹ 4.80₹ 2.10₹ 1.50
C₹ 2.15₹ 4.30₹ 1.80₹ 1.20
D₹ 1.90₹ 3.80₹ 1.50₹ 1.00
E₹ 1.50₹ 3.00₹ 0.95₹ 0.60
F₹ 1.20₹ 2.40₹ 0.85₹ 0.50

Category I is an RCC or Madras terrace building, which covers most flats and houses. Category II is the same, but only where the whole house has cement or red-oxide flooring. Category III is a tiled or sheet roof. Rented rates are twice the self-occupied rates in every category.

What depreciation applies for age?

Depreciation is 3% for a building up to three years old, rising by 3% for every further three years: 6% up to six years, 9% up to nine, and so on to 60% up to 60 years, and 70% after that.

What else can change your bill?

Frequently asked questions

Multiply the built-up area by the unit area value for your zone and use, then by 10 months. Take off depreciation for age, charge 20% tax and add a 24% cess. A five-year-old 1,200 sq ft self-occupied flat in zone C pays ₹ 6,014, or ₹ 5,714 with the 5% rebate.

Your zone is printed on your previous property tax receipt and shown when you search your PID or SAS application number on the GBA property tax portal. The portal also lists the 2016 zonal classification street by street. Zones run from A, the highest rate, to F.

The unit area value for a tenanted property is set at twice the owner-occupied rate in every zone and category, so the tax is roughly double. The rate is set in the published unit area value table, not by the rent you actually receive, so a low rent does not lower the tax.

Paying the full year’s tax in one instalment within the rebate window earns 5% off. For 2026-27 the window opened on 1 April and was extended to 31 May 2026. Paying in two halves gets no rebate, and late payment attracts interest.

Yes. Covered or stilt parking is taxed at half the unit area value for your category, zone and use. Enter the parking area separately from the home. For a flat, the covered parking area is usually shown in the sale deed or allotment letter.

Municipal tax you actually pay on a let-out property is deducted from the rent before the 30% standard deduction when working out income from house property. There is no such deduction for a self-occupied home. Indicative only. Please verify with your Chartered Accountant before acting.

Sources

Indicative estimate. Your demand on the property tax portal decides what you pay; zone limits, revisions and arrears can change it. Indicative only. Please verify with your Chartered Accountant before acting.

Buying a home in Bengaluru? Talk to an acre&key advisor.

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