Greater Bengaluru Authority Explained: What Changed for Property Owners

If you own a home in Bangalore, your property tax receipt probably still says BBMP somewhere, and you might be wondering what the Greater Bengaluru Authority actually changed. In September 2025 the old BBMP was replaced by the GBA and five new city corporations. This guide explains, in plain terms, what that means for your property tax, e-Khata, building plan approvals and day-to-day civic issues, and what has stayed exactly the same.

The new structure is still settling in, and rules and portals are being updated through 2026. Treat this as a practical overview and check the latest on official portals before you pay, apply or buy.

What is the Greater Bengaluru Authority?

The Greater Bengaluru Governance Act, 2024 was notified in May 2025, and the GBA formally took over from the Bruhat Bengaluru Mahanagara Palike (BBMP) on 2 September 2025. Instead of one giant municipal body running the whole city, Bengaluru now has two layers:

• The Greater Bengaluru Authority (GBA) at the top, which plans, coordinates and supervises the city as a whole, including big infrastructure and finances shared across corporations.
• Five city corporations below it, which handle local civic work: property tax collection, Khata, building approvals, roads, drains and garbage within their area.

The five are the Bengaluru Central, North, South, East and West City Corporations. Together they have 369 wards, up from BBMP's 198. Each corporation has its own commissioner and will have its own elected council and mayor once elections are held. The Supreme Court has directed that polls be held by around December 2026, so until then the corporations are run by officials. Check the latest on the election timeline.

People still search for BBMP, and many web addresses and documents still carry the old name. That is normal during the changeover and doesn't affect the validity of your papers.

Which corporation does your locality fall under?

The split broadly follows assembly constituency boundaries. A few examples based on published ward allocations:

• East: Mahadevapura, KR Puram, Whitefield, Bellandur and Varthur.
• West: Malleshwaram, Rajajinagar, Basaveshwaranagar, Yeshwanthpur and parts of Dasarahalli.
• North: Yelahanka, Byatarayanapura and Hebbal.
• South: Jayanagar, BTM Layout, Bommanahalli and Padmanabhanagar.
• Central: Shivajinagar, Shanthinagar, Chickpet and CV Raman Nagar.

Boundaries don't always match how people describe a neighbourhood, and a single locality name can span more than one ward. To be sure, look up your ward number on your latest property tax receipt or the e-Khata portal, then match it to the corporation. Some peripheral villages that sat outside BBMP limits may still fall under a gram panchayat or BMRDA rather than a city corporation.

Property tax: what changes and what doesn't

For most homeowners, very little has changed on the ground.

• The calculation is the same. Property tax is still worked out under the same self-assessment system and zonal guidance rates. Your tax didn't go up because of the GBA itself.
• The portal still works. The familiar property tax portal (bbmptax.karnataka.gov.in) continues to accept payments. Your SAS application number or property ID stays the same.
• Collection is now per corporation. The money goes to the corporation your property falls under, and receipts may show the new corporation name.
• Early payment rebate. The 5% rebate for paying early in the financial year continued in 2026, with the deadline extended to 31 May 2026 that year. Watch for the dates each April.

The new software charge

From 2026, a separate software charge started appearing on property tax bills: about ₹200 a year for residential and ₹1,000 for commercial properties. The GBA says it covers the cost of running and securing the civic digital systems. It has drawn political criticism and questions about its legal basis, so it may be revised. For now, expect to see it as a separate line on your bill, and check whether it applies to you if you paid early in the year.

e-Khata under the GBA

The e-Khata (the digital property record that replaced paper Khata for city properties) carries on under the new corporations. In practice:

• Your existing e-Khata stays valid. You don't need to apply again because of the GBA.
• All five corporations let owners download their e-Khata online using the SAS property tax ID, for a small fee.
• e-Khata is required to register a sale on the Kaveri 2.0 portal, so sellers and buyers both need it ready before the registration appointment.
• If your details are wrong, such as owner name, area or property type, apply for correction through the corporation that now covers your ward.

For buyers, the A-Khata and B-Khata distinction still matters. A-Khata properties are fully compliant and usually easier to finance. B-Khata properties have some irregularity and may face loan and approval limits. Ask for the e-Khata early and have a lawyer read it.

Building plan approvals and other services

Building plan sanctions, occupancy certificates and trade licences are now handled by the corporation that covers the plot, under norms set by the GBA. A self-declaration route has also been introduced for some small residential plans, though eligibility conditions apply.

Some things are outside the GBA's job altogether:

• BDA (Bangalore Development Authority) still approves its own layouts and many larger plans in its jurisdiction.
• BMRDA and local planning authorities still cover areas outside the GBA limits.
• RERA Karnataka still registers projects and handles buyer complaints about builders.
• Kaveri 2.0 under the Stamps and Registration department still handles sale deed registration.

If you are buying a new flat, ask the developer which authority sanctioned the plan, and check that the OC was issued by the right body for that area.

For anyone buying a resale flat right now, the practical effect is mostly paperwork. Documents issued by BBMP before September 2025 and those issued by a new corporation after it are both valid, so a mix of old and new names in a seller's file is normal. What matters is that the owner name, property ID and built-up area match across the e-Khata, tax receipts and sale deed. Any mismatch should be corrected by the seller before registration, not after.

Practical tips for property owners and buyers

1. Keep your latest property tax receipt and e-Khata copy handy. They show your ward, which tells you your corporation.
2. Pay property tax on time each year, and note the software charge as a separate line.
3. Download your e-Khata now, even if you aren't selling. Errors are easier to fix without a buyer waiting.
4. If you are buying, ask for the seller's e-Khata, the last few years of tax receipts and the encumbrance certificate before paying any token amount.
5. For complaints about roads, drains or garbage, use the corporation's helpline or app rather than older BBMP channels that may have changed.
6. Expect some rules, fees and portals to change after the corporation elections. Check official notices before acting.

The move from BBMP to the GBA is mostly a change of name and structure for owners, but it is worth getting your papers in order. If you are buying or selling, Skyros Estates can help with shortlisting, site visits and checking e-Khata and other documents before you commit.