{"id":6314,"date":"2026-08-03T12:58:13","date_gmt":"2026-08-03T12:58:13","guid":{"rendered":"https:\/\/homefirstindia.com\/blog\/?post_type=article&#038;p=6314"},"modified":"2026-08-04T12:49:53","modified_gmt":"2026-08-04T12:49:53","slug":"bbmp-bengaluru-property-tax","status":"publish","type":"article","link":"https:\/\/homefirstindia.com\/gu\/blog\/article\/bbmp-bengaluru-property-tax\/","title":{"rendered":"BBMP Bengaluru Property Tax: Online Payment, Calculation &amp; Complete Guide 2026"},"content":{"rendered":"\n<p>BBMP Bengaluru property tax is the annual levy collected by the Bruhat Bengaluru Mahanagara Palike \u2014 now transitioning to the Greater Bengaluru Authority (GBA) \u2014 from all property owners within Bengaluru city limits. India&#8217;s tech capital has one of the most structured and digitised property tax systems in the country, built on the Unit Area Value (UAV) method and the Self-Assessment Scheme (SAS). For FY 2026-27, the 5% early payment rebate deadline was extended to May 31, 2026 \u2014 and e-Khata can now be downloaded online using your SAS Property Tax ID. Whether you own a flat in Whitefield, a shop in Koramangala, or a house in Jayanagar, this complete guide covers UAV calculation, SAS filing, zone-wise rates, Khata certificates, GBA updates, and the step-by-step online payment process.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">About BBMP \/ GBA \u2014 Bengaluru&#8217;s Civic Authority in 2026<\/h3>\n\n\n\n<p>The Bruhat Bengaluru Mahanagara Palike (BBMP) has been Bengaluru&#8217;s civic governing body since 2007. In 2026, the Karnataka government initiated the formation of the <strong>Greater Bengaluru Authority (GBA)<\/strong> \u2014 a new apex civic body restructuring the Bengaluru Metropolitan Region into BBMP plus five new City Municipal Corporations.<\/p>\n\n\n\n<p><strong>Key 2026 update for property tax payers:<\/strong> The official property tax portal <strong><a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/strong> continues to operate without any change. Property owners do not need to take any action related to the GBA transition for their 2026-27 tax payment. The GBA has confirmed that the UAV system, zone structure, rates, and rebates carry over unchanged.<\/p>\n\n\n\n<ul>\n<li><strong>Official Property Tax Portal:<\/strong> <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/li>\n\n\n\n<li><strong>e-Khata Portal:<\/strong> <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a><\/li>\n\n\n\n<li><strong>GBA Announcement (X\/Twitter, May 2026):<\/strong> &#8220;The deadline to avail a 5% rebate on full payment of property tax for FY 2026-27 has been extended. New Deadline: 31-05-2026.&#8221;<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Why Property Tax Matters in Bengaluru<\/h3>\n\n\n\n<p>BBMP \/ GBA uses property tax revenue to fund:<\/p>\n\n\n\n<ul>\n<li>Road construction, maintenance, and pothole-filling<\/li>\n\n\n\n<li>Stormwater drain upkeep and flood mitigation<\/li>\n\n\n\n<li>Solid waste management and waste processing<\/li>\n\n\n\n<li>Street lighting and public parks<\/li>\n\n\n\n<li>Public health clinics and BBMP-run hospitals<\/li>\n\n\n\n<li>Primary schools under BBMP administration<\/li>\n\n\n\n<li>Smart city and digital governance initiatives<\/li>\n<\/ul>\n\n\n\n<p>Bengaluru&#8217;s property tax is one of the most significant revenue sources for urban civic infrastructure in Karnataka.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Who Must Pay BBMP Bengaluru Property Tax?<\/h3>\n\n\n\n<p>All property owners within BBMP \/ GBA limits must pay property tax annually. This includes:<\/p>\n\n\n\n<ul>\n<li>Residential property owners (apartments, independent houses, villas)<\/li>\n\n\n\n<li>Commercial property owners (offices, shops, co-working spaces, hotels)<\/li>\n\n\n\n<li>Industrial property owners (factories, warehouses, IT parks)<\/li>\n\n\n\n<li>Vacant plot owners within BBMP \/ GBA limits<\/li>\n\n\n\n<li>Landlords of rented properties \u2014 residential and commercial<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Properties Covered Under BBMP Property Tax<\/h3>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Property Type<\/th><th>Examples<\/th><\/tr><\/thead><tbody><tr><td>Residential<\/td><td>Flats, independent houses, villas, row houses<\/td><\/tr><tr><td>Commercial<\/td><td>Shops, offices, malls, hotels, co-working spaces<\/td><\/tr><tr><td>Industrial<\/td><td>Factories, warehouses, go-downs<\/td><\/tr><tr><td>Vacant Land<\/td><td>Open plots within BBMP \/ GBA jurisdiction<\/td><\/tr><tr><td>Mixed Use<\/td><td>Ground floor commercial + upper floor residential<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Exempt properties include those used exclusively for religious worship, registered charitable purposes, and properties owned and used by state or central government for official purposes.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">BBMP Property Tax Calculation \u2014 Unit Area Value (UAV) System<\/h3>\n\n\n\n<p>BBMP uses the <strong>Unit Area Value (UAV) System<\/strong>, introduced in 2008 and in force through FY 2026-27. This method assigns a per-square-foot annual value to a property based on its zone, usage, and type of construction.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">The BBMP Property Tax Formula<\/h4>\n\n\n\n<p><strong>Annual Tax = (Gross Unit Area Value \u2212 Depreciation) \u00d7 20% + 24% Cess<\/strong><\/p>\n\n\n\n<p>In expanded form:<\/p>\n\n\n\n<p><strong>Annual Tax = Built-up Area \u00d7 UAV Rate per sq ft per year \u00d7 Usage Factor \u00d7 Occupancy Factor \u00d7 Zone Factor + 24% Cess<\/strong><\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Zone-Wise UAV Rates (FY 2026-27)<\/h4>\n\n\n\n<p>BBMP divides Bengaluru into <strong>6 zones (A to F)<\/strong>:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Zone<\/th><th>Areas Covered<\/th><th>Residential UAV (Self-Occupied)<\/th><th>Commercial UAV<\/th><\/tr><\/thead><tbody><tr><td><strong>Zone A<\/strong><\/td><td>MG Road, Brigade Road, Residency Road<\/td><td>\u20b96 per sq ft\/year<\/td><td>\u20b920 per sq ft\/year<\/td><\/tr><tr><td><strong>Zone B<\/strong><\/td><td>Indiranagar, Koramangala, Jayanagar<\/td><td>\u20b94 per sq ft\/year<\/td><td>\u20b915 per sq ft\/year<\/td><\/tr><tr><td><strong>Zone C<\/strong><\/td><td>Whitefield, Sarjapur Road, Hebbal<\/td><td>\u20b93 per sq ft\/year<\/td><td>\u20b912 per sq ft\/year<\/td><\/tr><tr><td><strong>Zone D<\/strong><\/td><td>HSR Layout, Bannerghatta Road, Banashankari<\/td><td>\u20b92.50 per sq ft\/year<\/td><td>\u20b99 per sq ft\/year<\/td><\/tr><tr><td><strong>Zone E<\/strong><\/td><td>Outer ring road periphery, semi-urban areas<\/td><td>\u20b91.75 per sq ft\/year<\/td><td>\u20b96 per sq ft\/year<\/td><\/tr><tr><td><strong>Zone F<\/strong><\/td><td>Newly incorporated peripheral areas<\/td><td>\u20b91 per sq ft\/year<\/td><td>\u20b94 per sq ft\/year<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><em>Rates are approximate. GBA has confirmed no zone structure changes as of July 2026. Use the official portal calculator for exact figures.<\/em><\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Depreciation Allowance<\/h4>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Building Age<\/th><th>Depreciation<\/th><\/tr><\/thead><tbody><tr><td>Less than 10 years<\/td><td>0%<\/td><\/tr><tr><td>10\u201320 years<\/td><td>10%<\/td><\/tr><tr><td>20\u201330 years<\/td><td>20%<\/td><\/tr><tr><td>30\u201340 years<\/td><td>30%<\/td><\/tr><tr><td>40+ years<\/td><td>40%<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h4 class=\"wp-block-heading\">Cess on Tax<\/h4>\n\n\n\n<p>A <strong>24% cess<\/strong> is applied on the computed property tax. This includes education cess and other levies. It is a significant addition \u2014 factor it into your expected annual bill.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Self-Assessment Scheme (SAS)<\/h4>\n\n\n\n<p>BBMP uses the <strong>Self-Assessment Scheme (SAS)<\/strong> as its default property tax filing method. Property owners declare their own property details \u2014 built-up area, zone, usage, and construction type \u2014 and the portal computes the tax automatically.<\/p>\n\n\n\n<p><strong>SAS Forms:<\/strong><\/p>\n\n\n\n<ul>\n<li><strong>Form I<\/strong> \u2014 Properties with a PID (Property Identification Number), applicable to urban layout properties<\/li>\n\n\n\n<li><strong>Form II<\/strong> \u2014 Properties with Khata number only (older municipal records)<\/li>\n\n\n\n<li><strong>Form III<\/strong> \u2014 Properties with revenue survey numbers in village and rural areas<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Understanding PID, SAS Application Number &amp; AP Number<\/h3>\n\n\n\n<p>This is one of the most confusing aspects of BBMP property tax. Here is a clear breakdown:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Identifier<\/th><th>What It Is<\/th><th>Where to Find It<\/th><\/tr><\/thead><tbody><tr><td><strong>PID (Property Identification Number)<\/strong><\/td><td>Unique number assigned by BBMP to your property under the new system<\/td><td>Previous tax receipt, Khata certificate, or BBMP GIS portal<\/td><\/tr><tr><td><strong>SAS Application Number<\/strong><\/td><td>Number assigned when property was registered under the Self-Assessment Scheme<\/td><td>Previous SAS receipts<\/td><\/tr><tr><td><strong>AP Number (Application \/ Previous Number)<\/strong><\/td><td>Older identifier for properties assessed before the PID system<\/td><td>Older BBMP tax receipts<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>You only need ONE of these to proceed.<\/strong> PID is the most common for newer properties.<\/p>\n<\/blockquote>\n\n\n\n<p><strong>How to Find Your PID if You Don&#8217;t Have It:<\/strong><\/p>\n\n\n\n<ol>\n<li>Visit <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/li>\n\n\n\n<li>Click the <strong>GIS Map<\/strong> option<\/li>\n\n\n\n<li>Locate your property by address on the map<\/li>\n\n\n\n<li>Hover over your property \u2014 the PID appears in the tooltip<\/li>\n\n\n\n<li>Alternatively, visit a BBMP Citizen Service Centre with your sale deed and last tax receipt \u2014 PID recovery typically takes 1\u20133 working days<\/li>\n<\/ol>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Required Documents for BBMP Property Tax<\/h3>\n\n\n\n<ul>\n<li>PID, SAS Application Number, or AP Number (any one)<\/li>\n\n\n\n<li>Previous BBMP property tax payment receipt<\/li>\n\n\n\n<li>Khata Certificate (A-Khata or e-Khata)<\/li>\n\n\n\n<li>Sale deed or registered agreement<\/li>\n\n\n\n<li>Aadhaar card (for e-Khata eKYC)<\/li>\n\n\n\n<li>BESCOM electricity bill (for e-Khata application)<\/li>\n<\/ul>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>Karnataka Property Documents \u2014 Essential Terminology:<\/strong><\/p>\n\n\n\n<ul>\n<li><strong>Khata Certificate:<\/strong> A document issued by BBMP certifying that a property has been assessed for property tax in the owner&#8217;s name. Essential for home loans, property registration, and resale.<\/li>\n\n\n\n<li><strong>A-Khata:<\/strong> The standard, fully compliant Khata for properties on approved layout plans. Banks prefer A-Khata for loan sanction.<\/li>\n\n\n\n<li><strong>B-Khata:<\/strong> Issued for properties on revenue sites or unapproved layouts. Banks often delay or reject loans for B-Khata properties. The GBA is progressively working toward converting B-Khatas to A-Khatas.<\/li>\n\n\n\n<li><strong>e-Khata:<\/strong> The digitised version of the Khata Extract, introduced by BBMP \/ GBA. Mandatory post-October 2024 for property registration, home loan applications, and resale. Download from <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a> using your SAS Property Tax ID.<\/li>\n\n\n\n<li><strong>Khata Extract:<\/strong> A detailed extract from BBMP records showing property details, area, and assessment information.<\/li>\n<\/ul>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">How to Register on the BBMP Property Tax Portal<\/h3>\n\n\n\n<ol>\n<li>Visit <strong><a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/strong><\/li>\n\n\n\n<li>Click <strong>&#8220;Register&#8221;<\/strong> or log in using your <strong>Aadhaar number or registered mobile number<\/strong><\/li>\n\n\n\n<li>Complete OTP verification<\/li>\n\n\n\n<li>Your account is linked to your property via PID or SAS number<\/li>\n<\/ol>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Login Process<\/h3>\n\n\n\n<ol>\n<li>Go to <strong><a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/strong><\/li>\n\n\n\n<li>Log in using your Aadhaar number or registered mobile number<\/li>\n\n\n\n<li>Complete OTP verification<\/li>\n\n\n\n<li>Your properties appear on the dashboard<\/li>\n<\/ol>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">How to Pay BBMP Bengaluru Property Tax Online \u2014 FY 2026-27<\/h3>\n\n\n\n<ol>\n<li>Visit <strong><a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/strong><\/li>\n\n\n\n<li>Select <strong>&#8220;Pay Your Tax Online&#8221;<\/strong> or navigate to the Property Tax section<\/li>\n\n\n\n<li>Select the assessment year: <strong>FY 2026-27<\/strong><\/li>\n\n\n\n<li>Enter your <strong>PID, SAS Application Number, or AP Number<\/strong> (whichever you have)<\/li>\n\n\n\n<li>Click <strong>&#8220;Fetch&#8221;<\/strong> to retrieve your property details<\/li>\n\n\n\n<li>Review the pre-filled SAS form. If no structural changes or usage changes have occurred since last year, proceed without modifications<\/li>\n\n\n\n<li>Click <strong>&#8220;Renewal Application Number&#8221;<\/strong> if you need to link your old SAS number to the new system<\/li>\n\n\n\n<li>Verify the computed tax amount \u2014 check area, zone, usage factor, and depreciation<\/li>\n\n\n\n<li>Choose payment mode:\n<ul>\n<li><strong>Full annual payment<\/strong> (required to claim the 5% rebate)<\/li>\n\n\n\n<li><strong>Two instalments<\/strong> (no rebate available)<\/li>\n<\/ul>\n<\/li>\n\n\n\n<li>Select payment method:\n<ul>\n<li>UPI (Google Pay, PhonePe, BHIM)<\/li>\n\n\n\n<li>Net Banking<\/li>\n\n\n\n<li>Credit Card or Debit Card<\/li>\n\n\n\n<li>Challan for bank payment (Canara Bank, HDFC Bank, Axis Bank)<\/li>\n<\/ul>\n<\/li>\n\n\n\n<li>Complete the transaction<\/li>\n\n\n\n<li>Download your receipt immediately \u2014 note that receipt generation may take up to 24 hours in case of portal load<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>5% Rebate Deadline for FY 2026-27:<\/strong> Pay the full annual tax amount in a single payment <strong>before May 31, 2026<\/strong> to earn the 5% rebate. This deadline was extended from April 30 to May 31, 2026 following requests from resident welfare associations. <strong>Two-instalment payers do not qualify for the rebate.<\/strong><\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Offline Payment Options<\/h3>\n\n\n\n<p>BBMP \/ GBA has authorised three banks for offline property tax payments:<\/p>\n\n\n\n<ul>\n<li><strong>Canara Bank<\/strong><\/li>\n\n\n\n<li><strong>HDFC Bank<\/strong><\/li>\n\n\n\n<li><strong>Axis Bank<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Alternatively, you can visit any <strong>BBMP Citizen Service Centre<\/strong> or ward office to pay in person.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">How to Download BBMP Property Tax Receipt<\/h3>\n\n\n\n<ol>\n<li>Visit <strong><a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/strong><\/li>\n\n\n\n<li>Navigate to <strong>&#8220;Tax Paid Details&#8221;<\/strong> or the receipt download section<\/li>\n\n\n\n<li>Enter your PID or SAS Application Number<\/li>\n\n\n\n<li>Select the relevant assessment year (FY 2026-27)<\/li>\n\n\n\n<li>Click to view and download the payment receipt as a PDF<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>Note:<\/strong> If the receipt is not visible immediately after payment, wait a few minutes and try again. Server delays can sometimes cause a lag of up to 24 hours before the receipt appears.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">How to Download e-Khata Using SAS ID (2026 Update)<\/h3>\n\n\n\n<p>The GBA now allows property owners to download their <strong>e-Khata<\/strong> online using the SAS Property Tax ID \u2014 no office visit required for most properties.<\/p>\n\n\n\n<p><strong>Steps:<\/strong><\/p>\n\n\n\n<ol>\n<li>Visit <strong><a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a><\/strong><\/li>\n\n\n\n<li>Enter your SAS Property Tax ID and registered mobile number<\/li>\n\n\n\n<li>Complete <strong>Aadhaar eKYC<\/strong> verification<\/li>\n\n\n\n<li>The system generates your e-Khata within <strong>7 to 21 working days<\/strong><\/li>\n<\/ol>\n\n\n\n<p><strong>Documents needed for e-Khata:<\/strong><\/p>\n\n\n\n<ul>\n<li>Aadhaar eKYC<\/li>\n\n\n\n<li>Current B-Khata or A-Khata extract<\/li>\n\n\n\n<li>3 years of property tax receipts<\/li>\n\n\n\n<li>Sale deed<\/li>\n\n\n\n<li>Latest BESCOM electricity bill<\/li>\n<\/ul>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>Why e-Khata Matters in 2026:<\/strong> As of October 2024, e-Khata is mandatory for property registration, home loan applications, and resale in Bengaluru. Banks and Housing Finance Companies insist on Khata or A-Khata Extract before approving home loans. If the builder has not transferred Khata, banks often delay sanction, reduce valuation, or reject the loan outright.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Check BBMP Property Tax Payment Status<\/h3>\n\n\n\n<ol>\n<li>Visit <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/li>\n\n\n\n<li>Enter your PID or SAS Application Number<\/li>\n\n\n\n<li>View your payment history, current year demand, and outstanding dues<\/li>\n<\/ol>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Rebates &amp; Exemptions \u2014 BBMP Bengaluru Property Tax<\/h3>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Benefit<\/th><th>Details<\/th><\/tr><\/thead><tbody><tr><td><strong>Early Payment Rebate<\/strong><\/td><td><strong>5% rebate<\/strong> on full annual payment made before <strong>May 31, 2026<\/strong> (extended from April 30)<\/td><\/tr><tr><td><strong>Self-Occupied Residential<\/strong><\/td><td>Lower UAV rate compared to rented \/ commercial properties<\/td><\/tr><tr><td><strong>Ex-Defence Personnel \/ Martyrs&#8217; Families<\/strong><\/td><td>Eligible for property tax concessions on self-occupied residential property (documentation from Ministry of Defence required)<\/td><\/tr><tr><td><strong>Religious \/ Charitable Properties<\/strong><\/td><td>Full or partial exemption \u2014 must be registered and non-commercial<\/td><\/tr><tr><td><strong>Government Properties<\/strong><\/td><td>Properties owned and used by State \/ Central Government for official purposes are generally exempt<\/td><\/tr><tr><td><strong>Monthly Instalment Option (Proposed)<\/strong><\/td><td>Fifth State Finance Commission has recommended a 12-monthly instalment option \u2014 expected rollout between October 2026 and March 2027<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>5% Rebate Spotlight for 2026:<\/strong> For a property with \u20b930,000 annual tax, paying before May 31, 2026 saves \u20b91,500 in a single year. Over a 10-year ownership period, that is \u20b915,000 saved with zero effort beyond paying on time. The rebate applies to residential, commercial, and rented properties \u2014 as long as the full amount is paid in one transaction.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Penalties &amp; Interest for Late Payment<\/h3>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Situation<\/th><th>Consequence<\/th><\/tr><\/thead><tbody><tr><td>Payment after May 31, 2026 (rebate lost)<\/td><td>No rebate; standard tax applies<\/td><\/tr><tr><td>Payment after June 30, 2026<\/td><td><strong>2% per month penalty + 15% simple interest<\/strong> on outstanding amount<\/td><\/tr><tr><td>2+ consecutive years of non-payment<\/td><td>Cumulative penalty can reach <strong>100% of original tax bill<\/strong><\/td><\/tr><tr><td>Prolonged default<\/td><td>Legal action, property notice, and BBMP \/ GBA recovery proceedings<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>2026 Warning:<\/strong> Post-May 31, the penalty regime kicks in immediately. At 2% per month compounding, an unpaid \u20b920,000 bill accumulates \u20b94,000 in additional dues in 10 months \u2014 a 20% premium for delay.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Name Change \/ Khata Transfer Process in Bengaluru<\/h3>\n\n\n\n<p>When you buy a property in Bengaluru, you must transfer the Khata to your name \u2014 this updates both BBMP \/ GBA tax records and the official ownership entry.<\/p>\n\n\n\n<p><strong>Steps for Khata Transfer:<\/strong><\/p>\n\n\n\n<ol>\n<li>Pay all outstanding property tax dues for the property<\/li>\n\n\n\n<li>Visit <strong><a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a><\/strong> to apply for e-Khata transfer online<\/li>\n\n\n\n<li>Submit required documents:\n<ul>\n<li>Registered sale deed<\/li>\n\n\n\n<li>Previous owner&#8217;s Khata certificate<\/li>\n\n\n\n<li>Last 3 years of property tax receipts (nil dues)<\/li>\n\n\n\n<li>Aadhaar card of new owner<\/li>\n\n\n\n<li>BESCOM electricity bill<\/li>\n<\/ul>\n<\/li>\n\n\n\n<li>Pay the applicable Khata transfer fee<\/li>\n\n\n\n<li>e-Khata is generated in the new owner&#8217;s name within 7\u201321 working days<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p><strong>2026 Khata Transition Note:<\/strong> GBA is rolling out 13 lakh updated e-Khata records under Chief Commissioner M. Maheshwar Rao to speed up processing. Some applicants may face delays due to the file movement phase during the BBMP-to-GBA transition. Allow buffer time and track status on the e-Aasthi portal.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Grievance &amp; Citizen Services<\/h3>\n\n\n\n<ul>\n<li><strong>BBMP \/ GBA Portal:<\/strong> <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a><\/li>\n\n\n\n<li><strong>e-Khata Portal:<\/strong> <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a><\/li>\n\n\n\n<li><strong>BBMP Helpline:<\/strong> 080-22221188<\/li>\n\n\n\n<li><strong>BBMP Citizen Service Centres:<\/strong> Located across all BBMP zones \u2014 visit for PID recovery, Khata issues, or payment disputes<\/li>\n\n\n\n<li><strong>Karnataka One Portal:<\/strong> <a href=\"https:\/\/www.karnatakaone.gov.in\">karnatakaone.gov.in<\/a> \u2014 pay property tax and access civic services<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Important Property Documents in Karnataka<\/h3>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Document<\/th><th>Relevance in Bengaluru<\/th><\/tr><\/thead><tbody><tr><td><strong>Khata Certificate<\/strong><\/td><td>BBMP \/ GBA document confirming property is assessed for tax in owner&#8217;s name<\/td><\/tr><tr><td><strong>A-Khata<\/strong><\/td><td>Fully compliant Khata for approved layout properties \u2014 preferred by banks<\/td><\/tr><tr><td><strong>B-Khata<\/strong><\/td><td>For revenue site \/ unapproved layout properties \u2014 banks may reject loans<\/td><\/tr><tr><td><strong>e-Khata<\/strong><\/td><td>Digitised Khata; mandatory post-October 2024 for registration and home loans<\/td><\/tr><tr><td><strong>Khata Extract<\/strong><\/td><td>Detailed BBMP \/ GBA record of property details and assessment<\/td><\/tr><tr><td><strong>Sale Deed<\/strong><\/td><td>Registered proof of ownership transfer<\/td><\/tr><tr><td><strong>Encumbrance Certificate<\/strong><\/td><td>Confirms property is mortgage-free<\/td><\/tr><tr><td><strong>Occupancy Certificate (OC)<\/strong><\/td><td>BBMP \/ GBA certificate confirming building compliance<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Property Tax and Home Buying in Bengaluru<\/h3>\n\n\n\n<p>Bengaluru remains India&#8217;s most active real estate market in 2026. Here is what buyers must know about property tax:<\/p>\n\n\n\n<ol>\n<li><strong>Verify dues before purchase:<\/strong> Outstanding BBMP \/ GBA property tax and penalties follow the property. Always get a No Dues Certificate before finalising any transaction.<\/li>\n\n\n\n<li><strong>Check Khata type:<\/strong> A-Khata properties are fully bank-loan-eligible. B-Khata properties may face loan rejection. Verify Khata type and status on the e-Aasthi portal before buying.<\/li>\n\n\n\n<li><strong>Pay by May 31 for the rebate:<\/strong> If purchase is finalised before May 31, ensure the seller has paid FY 2026-27 tax under the rebate window \u2014 this simplifies your Khata transfer.<\/li>\n\n\n\n<li><strong>Apply for e-Khata immediately:<\/strong> Post-purchase, apply for e-Khata transfer on <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a>. Allow 7\u201321 working days.<\/li>\n\n\n\n<li><strong>LiDAR survey risk:<\/strong> BBMP \/ GBA uses aerial surveys to detect unreported floor additions. Ensure your property&#8217;s built-up area is accurately registered to avoid retrospective reassessment.<\/li>\n\n\n\n<li><strong>Affordable home loans:<\/strong> First-time buyers in Bengaluru can explore home loan options with <a href=\"https:\/\/homefirstindia.com\">Home First Finance Company<\/a> for a smooth purchase journey.<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote\">\n<p>For a broader overview of property tax across Karnataka, refer to our <strong><a href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-in-karnataka\/\">Property Tax in Karnataka<\/a><\/strong> guide.<\/p>\n<\/blockquote>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Common Mistakes to Avoid<\/h3>\n\n\n\n<ul>\n<li>\u274c <strong>Paying in two instalments to claim the 5% rebate:<\/strong> The rebate is only for single full-payment before May 31. Split payments lose the rebate entirely<\/li>\n\n\n\n<li>\u274c <strong>Not downloading e-Khata before a property transaction:<\/strong> e-Khata is mandatory post-October 2024. Missing it delays registration and home loan sanction<\/li>\n\n\n\n<li>\u274c <strong>Confusion between PID, SAS number, and AP number:<\/strong> You need only one. Use PID for newer properties \u2014 find it on the BBMP GIS portal if you have misplaced old receipts<\/li>\n\n\n\n<li>\u274c <strong>Buying B-Khata properties without understanding home loan risks:<\/strong> Banks often reject or delay home loans for B-Khata properties<\/li>\n\n\n\n<li>\u274c <strong>Missing the penalty deadline:<\/strong> After May 31, the 5% saving is lost. After June 30, 2% monthly penalty plus 15% interest begins accumulating<\/li>\n\n\n\n<li>\u274c <strong>Not applying for Khata transfer immediately after purchase:<\/strong> Delays in the BBMP-to-GBA transition mean processing can take longer \u2014 start early<\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h3 class=\"wp-block-heading\">Frequently Asked Questions<\/h3>\n\n\n\n<p><strong>How do I pay BBMP Bengaluru property tax online in 2026?<\/strong><br>Visit <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a>, log in using your Aadhaar or mobile number, enter your PID or SAS Application Number, select FY 2026-27, verify the tax amount, and pay via UPI, net banking, or card.<\/p>\n\n\n\n<p><strong>What is the 5% rebate deadline for FY 2026-27?<\/strong><br>May 31, 2026. The deadline was extended from April 30 at the request of resident welfare associations. Pay the full annual tax in a single transaction before this date to claim the rebate.<\/p>\n\n\n\n<p><strong>What is the difference between BBMP and GBA?<\/strong><br>The Greater Bengaluru Authority (GBA) is the new apex civic body replacing BBMP in 2026 as part of Karnataka&#8217;s civic restructuring. For property tax purposes, the portal, calculation system, zones, rates, and rebates remain unchanged. No action is needed from property owners for the transition.<\/p>\n\n\n\n<p><strong>What is e-Khata and how do I download it?<\/strong><br>e-Khata is the digitised Khata Extract \u2014 mandatory since October 2024 for property registration and home loans. Download it from <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a> using your SAS Property Tax ID and Aadhaar eKYC. Generation takes 7\u201321 working days.<\/p>\n\n\n\n<p><strong>What is the penalty for late payment of BBMP property tax in 2026?<\/strong><br>After June 30, 2026, BBMP \/ GBA charges 2% per month compounding penalty plus 15% simple interest on the outstanding amount. Non-payment for 2+ consecutive years can accumulate penalties equal to 100% of the original bill.<\/p>\n\n\n\n<p><strong>What is the difference between A-Khata and B-Khata?<\/strong><br>A-Khata is for properties on BBMP-approved layouts \u2014 fully bank-loan eligible. B-Khata is for properties on revenue sites or unapproved layouts \u2014 banks often delay or reject home loans for these. GBA is progressively converting B-Khatas to A-Khatas.<\/p>\n\n\n\n<p><strong>Can I pay in two instalments?<\/strong><br>Yes. But two-instalment payers do not qualify for the 5% early payment rebate. Only single full-payment before May 31 earns the rebate.<\/p>\n\n\n\n<p><strong>How do I find my PID number?<\/strong><br>Check your previous BBMP tax receipt, Khata certificate, or use the BBMP GIS portal at <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a> to locate your property on the map and retrieve your PID.<\/p>\n\n\n\n<p><strong>Which banks accept offline BBMP property tax payments in 2026?<\/strong><br>GBA has authorised Canara Bank, HDFC Bank, and Axis Bank for offline property tax payments.<\/p>\n\n\n\n<p><strong>Is a monthly instalment option available for BBMP property tax?<\/strong><br>Not yet. The Fifth State Finance Commission has recommended a 12-monthly instalment option, expected to roll out between October 2026 and March 2027 with auto-debit facility through bank accounts and UPI.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p><em>For official BBMP \/ GBA property tax services, visit <a href=\"https:\/\/bbmptax.karnataka.gov.in\">bbmptax.karnataka.gov.in<\/a>. For e-Khata, visit <a href=\"https:\/\/BBMPeAasthi.karnataka.gov.in\">BBMPeAasthi.karnataka.gov.in<\/a>. BBMP helpline: 080-22221188.<\/em><\/p>\n\n\n\n<style>\n.tax-links{\n    margin:20px 0;\n}\n\n.tax-links h3{\n    font-size:20px;\n    font-weight:700;\n    margin:0 0 15px;\n    color:#111;\n}\n\n.tax-links .chip{\n    display:inline-block !important;\n    margin:0 6px 10px 0;\n    padding:7px 14px;\n    border:1px solid #1a73e8;\n    border-radius:999px;\n    background:#fff;\n    color:#1a73e8 !important;\n    text-decoration:none !important;\n    font-size:14px;\n    line-height:1.3;\n    white-space:nowrap;\n    transition:.2s;\n}\n\n.tax-links .chip:hover{\n    background:#1a73e8;\n    color:#fff !important;\n}\n<\/style>\n\n<div class=\"tax-links\">\n\n<h3>Explore Property Tax <\/h3>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-in-karnataka\">Karnataka Property Tax<\/a>\n<!-- Karnataka -->\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/bbmp-bengaluru-property-tax\">BBMP Bengaluru<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/mcc-mysuru-property-tax\">MCC Mysuru<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/mcc-mangaluru-property-tax\">MCC Mangaluru<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/hdmc-hubballi-dharwad-property-tax\">HDMC Hubballi-Dharwad<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/belagavi-city-corporation-property-tax\">BCC Belagavi<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/shivamogga-city-corporation-property-tax\">Shivamogga City Corporation<\/a>\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/ballari-city-corporation-property-tax\">Ballari City Corporation<\/a>\n\n<a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/davanagere-city-corporation-property-tax\">Davanagere City Corporation<\/a>\n\n<\/div>\n\n\n\n<style>\r\n.popular-searches {\r\n    margin: 20px 0;\r\n}\r\n\r\n.popular-searches h3 {\r\n    font-size: 20px;\r\n    font-weight: 600;\r\n    margin: 0 0 12px;\r\n    color: #111827;\r\n}\r\n\r\n.popular-searches h3:not(:first-child) {\r\n    margin-top: 28px;\r\n}\r\n\r\n.popular-searches .chip {\r\n    display: inline-block !important;\r\n    margin: 0 6px 8px 0;\r\n    padding: 7px 14px;\r\n    border: 1px solid #1976d2;\r\n    border-radius: 999px;\r\n    background: #fff;\r\n    color: #1976d2 !important;\r\n    text-decoration: none !important;\r\n    font-size: 14px;\r\n    line-height: 1.3;\r\n    white-space: nowrap;\r\n    transition: all .2s ease;\r\n}\r\n\r\n.popular-searches .chip:hover {\r\n    background: #1976d2;\r\n    color: #fff !important;\r\n    border-color: #1976d2;\r\n}\r\n<\/style>\r\n\r\n<div class=\"popular-searches\">\r\n\r\n    <h3>Helpful Guides<\/h3>\r\n\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-calculator\">Property Tax Calculator<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-payment\">Property Tax Payment<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-receipt\">Property Tax Receipt<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-penalty\">Property Tax Penalty<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-status\">Property Tax Status<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/property-tax-assessment\">Property Tax Assessment<\/a>\r\n\r\n     <h3>Frequently Searched<\/h3>\r\n\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/15-lakh-home-loan-emi-calculation-20-years\/\">15 Lakh Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/20-lakh-home-loan-emi-calculation\/\">20 Lakh Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/25-lakh-home-loan-emi-calculation\/\">25 Lakh Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/30-lakh-home-loan-emi-calculation\/\">30 Lakh Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/40-lakh-home-loan-emi-calculation\/\">40 Lakh Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/50-lakh-home-loan-emi-calculation\/\">50 Lakh Home Loan<\/a>\r\n\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/home-loan-eligibility-20000-salary\/\">Home Loan for \u20b920,000 Salary<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/home-loan-eligibility-30000-salary\/\">Home Loan for \u20b930,000 Salary<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/home-loan-eligibility-on-40000-salary\/\">Home Loan for \u20b940,000 Salary<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/home-loan-eligibility-on-45000-salary\/\">Home Loan for \u20b945,000 Salary<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/home-loan-eligibility-on-a-50000-salary\/\">Home Loan for \u20b950,000 Salary<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/blog\/article\/what-home-loan-amount-can-you-get-on-a-60000-salary\/\">Home Loan for \u20b960,000 Salary<\/a>\r\n\r\n    <h3>More About Loans<\/h3>\r\n\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/product\/home-loan\">Home Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/pradhan-mantri-awas-yojana-pmay\">PMAY 2.0<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/product\/home-construction-loans\">Construction Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/product\/loan-against-property\">Loan Against Property<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/product\/home-extension-renovation-loan\">Home Extension Loan<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/home-loan-emi-calculator\">Home Loan EMI Calculator<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/home-loan-prepayment-calculator\">Home Loan Prepayment Calculator<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/product\/home-loans-top-up\">Home Loan Top Up<\/a>\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/home-loan-eligibility-calculator\">Home Loan Eligibility Calculator<\/a>\r\n\r\n    <h3>Popular Locations &#038; Branches<\/h3>\r\n\r\n    <a class=\"chip\" href=\"https:\/\/homefirstindia.com\/branch-locator\/home-loan-in-mumbai?utm_source=branchlocator&#038;utm_medium=website&#038;leadSource=Organic\">Home Loan in Mumbai<\/a>\r\n    <a class=\"chip\" 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