BBMP Property Tax Bengaluru: Pay Online, Calculation, Rebate and E-Khata
Checked against official government sources. General information, not legal or financial advice.
BBMP property tax is the yearly tax on flats, houses, shops and plots in Bengaluru. The BBMP has now been replaced by the Greater Bengaluru Authority (GBA) and five city corporations (Central, East, North, South and West), but the tax is still paid on the same portal, bbmptax.karnataka.gov.in, using your SAS application number or PID. Paying the full year in one go earns a 5% rebate. This guide explains how to pay, how the tax is worked out, the due dates, and what to check before you buy property in Bengaluru.
- Portal: bbmptax.karnataka.gov.in (Bengaluru City Corporations, under GBA)
- You need: your 10-digit SAS application number or PID
- Rebate: 5% when the full year is paid in one go by the deadline (30 April, extended to 31 May in 2025 and 2026)
- Method: Unit Area Value (UAV) system, in use since 2016
- Extra charge: garbage (solid waste) user fee billed with the tax since April 2025
- Khata: e-khata is required to register a property sale
In this guide
How to pay Bengaluru property tax online
- Go to bbmptax.karnataka.gov.in and open Pay property tax.
- Enter your SAS application number or PID, found on last year’s application or receipt.
- Enter any three letters in a row of the owner’s name as it appears in the records.
- Check the tax, the garbage fee and any arrears shown on screen.
- Pay by net banking, card or UPI.
- Check Payment Status and download the receipt from Downloads.
If you have received a notice, it is paid through the portal’s eAasthi section. Payment problems can be raised as a grievance ticket on the portal.
How Bengaluru property tax is worked out
Bengaluru uses the Unit Area Value (UAV) system. A move to tax based on guidance (market) value was proposed in 2024 but has not replaced it. Under UAV, the city is divided into zones A to F, and each zone has a set value per sq ft depending on whether the property is residential or commercial, and whether it is self-occupied or rented.
- The tax depends on the built-up area, the zone, the use and the age of the building (older buildings get a depreciation allowance).
- Rented property is charged at about double the self-occupied rate in the same zone.
- A cess is added on the tax.
- Since April 2025, a garbage (solid waste management) user fee is billed with the tax, rising with the size of the property, from about ₹10 a month for the smallest homes.
The portal works out the tax when you enter your property details, so use the figure shown there rather than a general estimate.
⌂Looking for a property?See homes, plots and shops listed by owners and agents.BrowseRebate, due dates and interest
| Item | Rule |
|---|---|
| 5% rebate | Pay the full year’s tax in one go by the deadline (usually 30 April; extended to 31 May in 2025 and 2026) |
| Two instalments | Allowed, but no rebate |
| Interest on first half (2026-27) | From 1 June 2026, as shown on the portal |
| Interest on second half (2026-27) | From 1 December 2026 |
Unpaid tax attracts interest and, after the date notified, a penalty. Check the dates and amounts shown on the portal for your property.
One-time settlement for arrears
In 2024 the BBMP ran a one-time settlement (OTS) scheme for property tax arrears, which waived interest and cut penalties. It closed on 30 November 2024. No new property tax OTS had been announced for 2026 at the time of writing, so watch for official notices if you have old dues.
E-khata and property tax
- An e-khata has been mandatory for registering a property sale in Bengaluru since 30 September 2024.
- Since July 2025, builders must get an e-khata for each flat before handing it over.
- E-khata is applied for on the state’s e-Aasthi portal. Make sure the property tax record and the e-khata show the same owner and property details.
Before you buy property in Bengaluru
- Ask the seller for the latest property tax receipts and check the SAS application or PID on the portal for arrears.
- Check that the property has an e-khata and whether it is an A-khata or B-khata property.
- Match the owner, area and address on the tax record, e-khata and sale deed.
- Get an encumbrance certificate for past sales and loans.
- For flats and new projects, check the registration on the Karnataka RERA website.
- After registration, update the khata and tax records to your name.
Read our guides to stamp duty in Karnataka, Bhoomi RTC, the encumbrance certificate and checking property documents, or see our property tax guide for India.
Frequently asked questions
How do I pay BBMP property tax online?
Go to bbmptax.karnataka.gov.in, open Pay property tax, enter your SAS application number or PID and three letters of the owner’s name, check the dues and pay online. Download the receipt from the portal.
Is BBMP still collecting property tax?
The BBMP has been replaced by the Greater Bengaluru Authority and five city corporations, but property tax is still paid on the same portal, bbmptax.karnataka.gov.in.
What is the rebate on Bengaluru property tax?
You get a 5% rebate when you pay the full year’s tax in one go by the deadline, usually 30 April. It was extended to 31 May in 2025 and 2026.
How is property tax calculated in Bengaluru?
Bengaluru uses the Unit Area Value system. The tax depends on the property’s zone, built-up area, use, age and whether it is self-occupied or rented, plus cess and the garbage user fee.
Is e-khata needed to pay property tax?
You pay tax with your SAS application number or PID. E-khata is needed to register a property sale, so keep both records matching.
Why is my property tax higher for a rented flat?
Under the UAV system, rented property is charged at about double the self-occupied rate in the same zone.
Property tax rates, rebates and due dates are set by the Bengaluru city corporations and the Government of Karnataka and can change. Check your property’s details and current notices on bbmptax.karnataka.gov.in before paying. This guide is general information, not legal or tax advice. Sources: Bengaluru City Corporations property tax portal; 2024–2026 reports on the Greater Bengaluru Authority, the property tax rebate, the garbage user fee and e-khata.
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