Guide to Tax Name Change in BBMP in Bangalore

Index
1. Introduction
2. When to Change Tax Name
3. Documents for BBMP Tax Name
4. Steps for BBMP Tax Name Change
5. Tax Name vs. Khata Transfer
6. Conclusion
7. FAQ: BBMP Tax Name Change

Changing the name on the property tax records in Bangalore is a crucial step for new property owners. Whether you’ve recently purchased a property, inherited it, or received it as a gift, updating the tax records ensures that property tax bills are addressed to the correct owner.

Here’s an in-depth guide covering all scenarios and steps involved in changing the tax name in BBMP (Bruhat Bengaluru Mahanagara Palike).

Introduction to Name Change in BBMP

When you acquire a property in Bangalore, it’s essential to update the property tax records to reflect your ownership. This process, known as the tax name change, ensures that all property tax notices and bills are sent to the rightful owner. Here’s a detailed look at how you can navigate this process smoothly.

What is BBMP Property Tax?

The Bruhat Bengaluru Mahanagara Palike (BBMP) levies an annual property tax on all residential, commercial, and vacant properties under its jurisdiction.

The revenue collected is utilized to improve the city’s civic infrastructure, such as roads, sanitation, waste management, and street lighting.

Who is Liable to Pay BBMP Property Tax?

Every property owner within BBMP limits is required to pay property tax each year. This includes owners of houses, apartments, commercial establishments, and vacant plots.

The tax must be paid regardless of whether the property is self-occupied, rented out, or left vacant, as it is a legal obligation.

Who is Responsible for Collecting Property Tax in Bengaluru?

Property owners in Bengaluru must pay property tax annually to the city’s municipal authority, the Bruhat Bengaluru Mahanagara Palike (BBMP).

The BBMP calculates tax using the Unit Area Value (UAV) system, which is determined by the potential rental income of the property, taking into account its location and usage type.

The tax amount is worked out based on a fixed rate per square foot per month (Unit) linked to the property’s area and then multiplied by the applicable property tax rate (Value).

For tax purposes, the BBMP has divided its jurisdiction into six value zones, defined using the guidance values issued by the Department of Stamps and Registration. The tax rate for a property varies depending on which zone it falls under.

Benefits under the Income Tax Act

Property tax paid can be claimed as a deduction from the Gross Annual Value (GAV) of a property when calculating income from house property, provided these conditions are met:

1. The GAV of the property is not NIL (i.e., not self-occupied).
2. The property owner has paid the tax.
3. The payment is made within the ITR filing due date.

Scenarios Requiring Tax Name Change in BBMP

1. Property Purchase: After buying a property, the new owner needs to update the tax records.
2. Inheritance: If you inherit a property, the tax records must be updated to reflect the new ownership.
3. Gift Deed: When a property is received as a gift, the recipient must change the name on the tax records.
4. Company Ownership Changes: When a company owns a property, any change in the company’s name or ownership structure requires an update in the tax records.
5. Legal Disputes: After the resolution of a legal dispute involving property ownership, the tax records need to be updated accordingly.

Required Documents for Tax Name Change in BBMP

To change the name in the property tax records, you will need the following documents:

• Sale Deed or Gift Deed: Proof of ownership transfer.
• Previous Property Tax Receipts: To ensure all dues are cleared.
• Khata Certificate and Extract: Official record of property in BBMP’s register.
• Encumbrance Certificate: A record of all financial transactions related to the property.
• ID and Address Proof: For verification purposes.
• Application Form: Form for name change in tax records, available at BBMP offices or online.

How to Change Name in Property Tax Online (BBMP 2025)

For how to change name in property tax online, use BBMP’s updated portal for a seamless process in 2025:

• Log In: Access https://bbmptax.karnataka.gov.in/ using your SAS Property ID (from tax receipt or sale deed).
• Navigate to Grievances: Select “Grievances” > “Owner Name Correction/Update” in the portal.
• Upload Documents: Submit scanned copies of sale/gift deed, Khata extract, Aadhaar-linked ID proof, and encumbrance certificate (Form-15).
• Pay Fee: Pay the nominal processing fee (₹100-300) via debit/credit card or net banking.
• Track Application: Monitor status through the portal or BBMP mobile app; expect completion in 10-15 days (7 days with Aadhaar e-Khata mutation).

Tip: Clear all property taxes early to avail a 5% rebate and ensure eligibility for a name change. For faster processing, consider Aadhaar e-Khata mutation via https://bbmpeaasthi.karnataka.gov.in/. Contact our legal team for expert assistance.

Online Application Process

BBMP also offers an online application process for the tax name change:

1. Visit BBMP Website: Go to the BBMP property tax portal.
2. Login/Register: Create an account or log in if you already have one.
3. Fill the Online Form: Complete the online form for name change and upload scanned copies of the required documents.
4. Submit and Pay Fees: Submit the form and pay the applicable fees online.
5. Track Application: Use the portal to track the status of your application.

Aadhaar e-Khata Mutation BBMP: Fast-Track Name Change (2025 Update)

In August 2025, BBMP launched Aadhaar-based automatic e-Khata mutation for seamless aadhaar e-khata mutation bbmp. This cuts delays from weeks to 7 days, ideal post-purchase or inheritance.

How to Do Aadhaar e-Khata Mutation BBMP Online:

1. Visit https://bbmpeaasthi.karnataka.gov.in/ and select “eKhata Automatic Mutation.”
2. Enter ePID (from sale deed/tax receipt).
3. Authenticate buyer/seller via Aadhaar eKYC (OTP/biometric).
4. Upload docs: Sale deed, encumbrance certificate (Form-15), current tax receipt.
5. Pay ₹200-500 fee online.
6. If no objections in 7 days, auto-approval triggers name change in tax records and utilities (BESCOM/BWSSB).

This bbmp property tax name change method ensures your records reflect the new owner instantly. Clear dues first for eligibility. For issues, file a grievance at https://bbmptax.karnataka.gov.in/.

Offline Payment Method

• Visit a Bangalore One Centre or the Assistant Revenue Office to collect the relevant property tax application form.
  
• Complete the form, attach any required details, and submit it at the same center or office.
  
• You can make the payment using either a card or a demand draft.
  

The BBMP has partnered with several banks to facilitate property tax payments, including:

• Canara Bank
  
• Axis Bank
  
• HDFC Bank
  
• ICICI Bank
  
• IDBI Bank
  
• Corporation Bank
  
• Indian Overseas Bank
  
• YES Bank
  
• Kotak Mahindra Bank
  
• Indian Bank
  
• State Bank of India (SBI)
  
• Bank of Maharashtra
  
• IndusInd Bank
  

If you selected the challan payment option while filing the form online, the tax amount can be paid at any of these centers or banks.

How to Pay Property Tax using BDA Online Portal

Taxpayers can pay their overdue taxes to BBMP via BDA’s online portal- www.bdabangalore.org/ or https://propertytax.bdabangalore.org. They first need to be registered on BDA’s portal and sign in to make payments. 

Follow the given detailed steps to easily pay your property taxes online: 

Steps to Pay BDA Property Tax Online

• If you are not yet registered, visit the BDA property tax portal at https://propertytax.bdabangalore.org. Enter your Property ID and Site ID (as mentioned in your previous tax receipt) and click ‘Submit’.
  
• If you are already registered, simply click ‘Login Here’.
  
• On the next screen, enter your phone number and email ID, tick the box to agree to the terms and conditions, and click ‘Submit’.
  
• Enter the OTP sent to your registered phone number and press ‘Submit’.
  
• You will now be able to view your tax details such as payable tax amount, cess, payment date, and other information. Verify that all details are accurate.
  
• Go to the payment section and click ‘Pay Now’ to make the payment using a debit card, credit card, or net banking.
  
• Once the payment is successful, you will receive a confirmation SMS and email. You can also download or print the receipt for your records.

Tips for a Smooth Process

• Ensure All Dues are Paid: Clear any outstanding property tax dues before applying for a name change.
• Double-Check Documents: Verify that all documents are in order and correctly filled out to avoid delays.
• Keep Copies: Keep copies of all submitted documents and receipts for future reference.
• Follow Up Regularly: Regular follow-ups can expedite the process.

How to Download BBMP Property Tax Receipt

To get your BBMP tax receipt, follow these steps:

1. Visit the BBMP property tax portal.
   
2. Enter the required details:
   
   • Choose the assessment year
     
   • Provide your application number
     
   • Enter the captcha code and click ‘Submit’
     
3. Your property tax receipt will be available for download in PDF format.

Handling Delays and Issues

• Delays in Name Update: Sometimes, the name in the property tax record may not be updated during the Khata transfer process. In such cases, it is necessary to write a letter to the Assistant Revenue Officer, requesting the name change in the records.
• Average Time Frame: On average, it takes around 10 days to change the name in the property tax record after submitting the follow-up letter.

Difference between BBMP Tax Name Change and BBMP Khata Transfer

Aspect	BBMP Tax Name Change	BBMP Khata Transfer	2025 Updates
Definition	Updating the property tax records to reflect the new owner’s name.	Transferring the Khata, a document that records property details in municipal records, to the new owner.	Aadhaar e-Khata mutation automates both processes via https://bbmpeaasthi.karnataka.gov.in/.
Purpose	To ensure property tax name change results in bills and notices sent to the correct owner.	To officially update property records in BBMP to reflect the new owner’s name.	Streamlined for bbmp property tax name change with Aadhaar eKYC.
Required Documents	1. Sale Deed or Gift Deed 2. Previous Property Tax Receipts 3. ID and Address Proof 4. Application Form	1. Sale Deed or Gift Deed 2. Previous Khata Certificate and Extract 3. Encumbrance Certificate 4. Latest Tax Paid Receipt 5. ID and Address Proof 6. Affidavit Declaring Ownership Transfer	Aadhaar eKYC mandatory for online mutation; Form-15 (encumbrance) now digital.
Process Steps	1. Collect necessary documents. 2. Fill out the application form. 3. Submit at BBMP office or online. 4. BBMP verifies documents. 5. Pay processing fee. 6. Receive acknowledgment. 7. Track status. 8. Get updated tax documents.	1. Collect necessary documents. 2. Fill out Khata transfer form. 3. Submit at BBMP office. 4. BBMP verifies and may inspect property. 5. Pay fees. 6. Receive updated Khata certificate.	Online submission via e-Aasthi portal; auto-approval in 7 days if no objections.
Time Frame	Typically a few weeks.	Few weeks to months, depending on verification.	Aadhaar auto-mutation: 7 days; standard bbmp property tax name change: 10-15 days.
Fees	Nominal processing fee (₹100-300).	Includes transfer fees and pending taxes.	₹200-500 for mutation; 5% rebate on taxes if paid by May 31, 2025.
Complexity	Relatively simple; involves document verification.	More complex; includes verification and possible inspection.	Simplified with e-Aasthi portal; no inspection for Aadhaar mutation.
Scope	Limited to updating name in property tax name change records.	Comprehensive update of property records in BBMP’s register.	Unified process links tax and Khata updates via Aadhaar.
Legal Importance	Ensures correct billing for property taxes.	Legally transfers property ownership in municipal records.	Enhances compliance with digital records.
Scenarios	1. Property purchase 2. Inheritance 3. Gift deed 4. Company ownership changes 5. Legal disputes	1. Property purchase 2. Inheritance 3. Gift deed 4. Regularization of unauthorized properties 5. Legal disputes	Aadhaar mutation covers all scenarios; faster for purchases/inheritances.
Follow-up	Regular follow-up for status updates.	Follow-up for verification and inspection.	Minimal follow-up; track via e-Aasthi app.

Steps to Calculate Property Tax

1. Built-up Area × Unit Area Value × 10 months = Total 1 (T1)
   
2. T1 – Depreciation (if applicable) = Taxable Annual Value
   
3. Taxable Annual Value × 20% = Property Tax
   
4. Property Tax × 24% = Cess
   
5. Property Tax + Cess = Gross Property Tax Payable
   
6. Gross Property Tax Payable × 5% = Rebate (for early payment)
   
7. Gross Property Tax Payable – Rebate = Net Property Tax Payable

BBMP Property Tax Due Date & Discounts

If you pay your property tax in one lump sum before the BBMP deadline, you’ll receive a 5% rebate. Late payments, however, attract a 2% monthly interest charge.

Alternatively, you can choose to pay the amount in two instalments without incurring interest, but in this case, the rebate won’t apply. Make sure the full payment is completed by July 31st.

Skilled Agents for Hassle-Free Tax Name Change in BBMP – Bangalore

Changing the property tax name in BBMP (Bruhat Bengaluru Mahanagara Palike) records is an essential step when ownership of a property changes due to purchase, inheritance, or transfer. Keeping tax records updated ensures legal compliance, avoids ownership disputes, and makes property dealings smoother in the future.

However, the BBMP Tax Name Change process involves documentation, verification, and procedural steps that can often be confusing and time-consuming for property owners across Bangalore.

This is where experienced agents and legal experts step in. With their knowledge of BBMP regulations and documentation requirements, they make the process smooth, accurate, and hassle-free for property owners throughout Bangalore.

Below is a list of trusted agents who specialize in handling BBMP Tax Name Change services in different parts of the city:

1. Karthik Reddy

• Services: Specializes in BBMP Tax Name Change for residential and commercial properties across Bangalore.
• Address: MG Road, Bengaluru – 560001
• Contact: +91-8588887480
• Qualification: LLB from Bangalore University
• Experience: 12 years
• Description: Karthik has extensive experience in municipal property matters. He ensures quick updates to BBMP tax records, guiding clients from paperwork collection to final approval with minimal delays.

2. Priya Sharma

• Services: Expert assistance in BBMP Tax Name Change applications for property owners across Bangalore.
• Address: Koramangala, Bengaluru – 560095
• Contact: +91-8588887480
• Qualification: B.Com from Christ University
• Experience: 9 years
• Description: Priya is known for her meticulous documentation skills and client-focused service. She has successfully handled numerous BBMP cases, helping clients avoid common mistakes during the process.

3. Vikram Desai

• Services: Consultation and end-to-end support for BBMP Tax Name Change.
• Address: Jayanagar 4th Block, Bengaluru – 560041
• Contact: +91-8588887480
• Qualification: BBA from St. Joseph’s College of Commerce
• Experience: 14 years
• Description: With a strong background in real estate documentation, Vikram provides transparent guidance and quick resolutions, making the BBMP name update process stress-free for clients.

4. Neha Kapoor

• Services: Legal and procedural support for BBMP Tax Name Change in Bangalore.
• Address: Malleshwaram, Bengaluru – 560003
• Contact: +91-8588887480
• Qualification: LLB from National Law School, Bengaluru
• Experience: 11 years
• Description: Neha specializes in ensuring compliance with municipal regulations. Her expertise helps clients secure approvals without unnecessary delays.

5. Arvind Kumar

• Services: Handles BBMP Tax Name Change applications for both residential and commercial properties.
• Address: Whitefield, Bengaluru – 560066
• Contact: +91-8588887480
• Qualification: B.Com from Mount Carmel Institute of Management
• Experience: 10 years
• Description: Arvind is known for his accuracy in documentation and smooth handling of BBMP procedures, ensuring a seamless experience for property owners.

Conclusion

Updating the tax name in BBMP records is a critical step for new property owners. By following the outlined steps and ensuring all documents are in order, you can smoothly navigate this process.

Whether you’re dealing with a property purchase, inheritance, or any other scenario, this guide provides all the information you need to ensure your property tax records are accurately updated.

BBMP Tax Name Change Services by ezyLegal in Major Localities of Bangalore

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Frequently Asked Questions on Tax Name Change in BBMP

Q1. How do I change the name on my BBMP property tax records?

Ans1. To change the name on your BBMP property tax records, you need to submit an application with the required documents, including the sale deed, previous property tax receipts, and ID proof. The process typically involves applying at the local BBMP office or online through the BBMP portal.

Q2. What documents are required for changing the name in BBMP property tax records?

Ans2. The required documents include the sale deed or gift deed, previous property tax receipts, Khata certificate and extract, encumbrance certificate, and ID and address proof of the new owner.

Q3. How long does it take to change the name in BBMP property tax records?

Ans3. The process usually takes around 15 working days after submitting the application. However, delays can occur, and it might take additional follow-up to ensure the name is updated.

Q4. Can I change the name in BBMP property tax records online?

Ans4. Yes, you can change the name in BBMP property tax records online by visiting the BBMP property tax portal, logging in, and following the instructions to submit the required documents.

Q5. What is the fee for changing the name in BBMP property tax records?

Ans5. The fee for changing the name in BBMP property tax records can vary but typically includes a nominal processing fee. It’s advisable to check the latest fee structure on the BBMP website or at the local BBMP office.

Q6. What should I do if my name is not updated in the BBMP property tax records after Khata transfer?

Ans6. If your name is not updated after the Khata transfer, you should submit a follow-up letter to the Assistant Revenue Officer (ARO) along with copies of the Khata certificate, Khata extract, and the current year’s property tax receipt.

Q7. Why is it important to update the name in BBMP property tax records?

Ans7. Updating the name ensures that property tax bills and legal communications are sent to the correct owner, avoiding potential legal and financial complications.

Q8. Can the name change in BBMP property tax records be done without a Khata transfer?

Ans8. No, a Khata transfer is usually a prerequisite for updating the name in BBMP property tax records. The Khata document officially records the property details and ownership.

Q9. How can I verify if my name has been updated in the BBMP property tax records?

Ans9. You can verify the name change by checking the BBMP property tax portal using your property identification number (PID) or the application number provided on the receipt.

Q10. What are common issues faced during the name change process in BBMP property tax records?

Ans10. Common issues include delays in document verification, incomplete applications, outstanding property tax dues, and the need for additional follow-ups with BBMP officials to ensure the name update is processed correctly.

Q11. How to change name in property tax online in BBMP?

Ans11. Visit https://bbmptax.karnataka.gov.in/, log in with Property ID, select “Owner Name Update” under Grievances. Upload docs & pay fee, processed in 10-15 days.

Q12. BBMP property tax name change online: What are the fees?

Ans12. Nominal ₹100-500 processing fee via portal. No extra for Aadhaar mutation if eligible.

Q13. Aadhaar e-Khata mutation BBMP: Is it mandatory?

Ans13. Not mandatory but recommended for 2025, auto-approves in 7 days via e-Aasthi portal.

Q14. How to change owner name in property tax online after sale?

Ans14. Use Aadhaar eKYC on https://bbmpeaasthi.karnataka.gov.in/ for mutation, then update tax via grievances form.

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