Property Tax Calculator
Calculate your annual property tax across six major Indian municipal corporations: BBMP Bangalore, BMC Mumbai, MCD Delhi, GHMC Hyderabad, CMC Chennai, and PMC Pune. Each city uses a different formula — this calculator applies the correct method automatically.
How this calculator works
Property tax in India is calculated differently across cities. The three main methods are:
Unit Area Value (UAV) method
Used by BBMP Bangalore, MCD Delhi, GHMC Hyderabad. Tax is computed as:
Tax = Unit Area Value × Built-up Area × Age Factor × Usage Factor × Tax Rate
The UAV is a per-square-foot rate assigned by the municipality based on your zone. Bangalore has 6 zones (A-F) with rates from ₹5/sqft (premium) to ₹1.20/sqft (outskirts). Delhi uses 8 categories (A-H) with rates from ₹630/sqm to ₹230/sqm.
Capital Value System (CVS)
Used by BMC Mumbai, PMC Pune. Tax is computed as:
Tax = Capital Value × Tax Rate × Usage Factor × Age Factor
Capital Value is based on the ready reckoner rate (government-notified property value) of your area. Tax rate in Mumbai is approximately 0.316% of capital value for residential.
Annual Rental Value (ARV) method
Used by CMC Chennai and older Kolkata bills. Tax is based on expected annual rent the property could fetch. Phasing out in favour of UAV.
Factors affecting your bill
- Age of property — most cities give 10-30% depreciation on buildings older than 5/15/30 years
- Usage — commercial properties pay 50-100% more than residential. Rental properties pay ~20% more than self-occupied.
- Zone — prime areas pay 2-3× more than outskirts
- Early payment rebate — most cities offer 5% off for paying before April/May
Worked example
Example — 1,200 sqft residential flat in Zone B (Bangalore), 10 years old, self-occupied:
- UAV Zone B rate: ₹4.00/sqft/year
- Gross Annual Value = ₹4 × 1,200 × 10 = ₹48,000
- Age depreciation (10% for 6-15 year property): −₹4,800
- Net Annual Value = ₹43,200
- Tax @ 20% + 24% cess = ₹43,200 × 0.20 × 1.24 = ₹10,714
- After 5% early payment rebate = ₹10,178
Example — ₹1.5 crore flat in Mumbai, 10 years old, self-occupied:
- Capital Value: ₹1,50,00,000
- Tax rate: 0.316% residential
- Base = ₹1.5 cr × 0.00316 = ₹47,400
- Age depreciation (0.90): ×0.90 = ₹42,660
- After 5% rebate = ₹40,527
Frequently asked questions
Why does Mumbai property tax use a different formula?
Mumbai switched to the Capital Value System in 2010-12 because it better reflects current market values. Ratable Value System (older method) undervalued properties and led to disputes. Now BMC uses ready reckoner rates multiplied by a fixed tax rate.
Is this calculator exactly accurate?
It gives a close estimate using the correct method and standard multipliers. Actual final tax can vary ±10-15% due to micro-zone-specific rates, sub-category factors (e.g., lift/no-lift buildings in Delhi), accumulated arrears, or specific rebates you may qualify for. Always verify on the municipal portal before paying.
How do I find my property zone in BBMP?
Visit bbmptax.karnataka.gov.in and enter your PID (Property Identification) number. Zones are assigned based on guidance value and infrastructure. Koramangala/Indiranagar are typically Zone A, Whitefield is Zone C-D, newer outskirts are E-F.
Can I get senior citizen concession?
Yes in most cities. Mumbai and Chennai offer 20-30% reduction for senior citizens (60+). Bangalore offers up to 50% for physically handicapped. Rules vary — check your municipal portal for exact concessions and the documents you need to submit.
What happens if I do not pay property tax?
Unpaid property tax accrues 1-2% monthly interest in most cities. After prolonged default (typically 2+ years), the municipal corporation can seal the property, attach rental income, or in extreme cases auction the property. Outstanding dues will also block any future sale registration.
Is property tax tax-deductible on my income tax?
Yes, under Section 23 of the Income Tax Act, municipal taxes paid during the year are deductible from the Gross Annual Value of house property. Maximum benefit is for rental properties. Under the new tax regime, this is not available.
When is the deadline for property tax payment?
Most cities have April-July as the payment window with an early-payment rebate (usually 5% for paying by April 30 or June 30). Late payment penalties (1-2% per month) start from the rebate deadline. BBMP extends deadlines occasionally due to portal issues.
Does commercial property really pay 2× tax?
Typically 1.5-2× residential rates. In Delhi, commercial is 20% vs 12% residential. In Bangalore, commercial pays 1.5× the residential UAV rate. Rental residential gets a +20% multiplier over self-occupied.