On this page
- Who Collects Property Tax in Bangalore Now?
- Property Tax Bangalore Online Payment, Step by Step
- SAS: The Self-Assessment Scheme Explained
- How Your Tax Is Calculated: Zones and Unit Area Value
- Due Dates, Rebate and Penalties
- Linking Property Tax with Your e-Khata
- Common Errors That Cost Property Owners Money
- Frequently Asked Questions
If you own a flat or house in the city, property tax is the one bill that arrives every year without fail. The good news is that property tax Bangalore online payment takes about ten minutes once you know where to go and what numbers to keep handy. This guide walks through the portal, the self-assessment form, how the amount is worked out, the early-payment rebate and the errors that trip people up.
One thing first: BBMP no longer exists as a single body. Since September 2025, the Greater Bengaluru Authority (GBA) oversees five city corporations (Bengaluru Central, North, South, East and West), and your tax now goes to whichever one covers your property. For tax-payers, very little has changed on the ground.
Who Collects Property Tax in Bangalore Now?
Most people still search for "BBMP property tax", and that is fine, because the old system carried over almost untouched. The GBA has said the tax rules, zones, rates and rebate structure continue as before for 2026–27. Your old PID (Property Identification Number) and SAS application number still work.
What changed is mostly administrative. Ward offices, revenue officers and helpdesks now sit under the new corporations, so if you need to visit an office in person, check which corporation your ward falls under. Properties outside GBA limits, such as many layouts under BMRDA or gram panchayats, pay tax to their local body instead, not through this portal.
Where to pay: the official portal
The official site is still bbmptax.karnataka.gov.in. It kept its old name after the GBA transition, and it is the only place you should pay online. Be careful with look-alike sites and payment links sent over WhatsApp or SMS; the government portal never needs you to pay through a personal UPI ID.
You can pay with UPI, net banking, debit card or credit card. After payment, the portal generates a receipt, and you can download past receipts from the same site. Keep every receipt. Banks ask for the latest tax-paid receipt during home loan processing, and buyers ask for several years of them when you sell.
Property Tax Bangalore Online Payment, Step by Step
- Go to bbmptax.karnataka.gov.in and log in with your registered mobile number (an OTP is sent to it).
- Enter your SAS application number or PID. If you bought recently and have never paid, you will need to file a fresh self-assessment instead (see the next section).
- Select the assessment year, which is 2026–27 for payments made now.
- Check the details the system pulls up: owner name, built-up area, usage (residential or commercial), occupancy (self-occupied or rented) and zone. Correct anything that is wrong before you pay.
- Choose to pay in full or in two instalments. Only a full, single payment made before the rebate deadline gets the 5% rebate.
- Pay through UPI, card or net banking, then download and save the receipt as a PDF.
If the payment fails but money leaves your account, do not pay again straight away. Wait a day or two and check the payment status on the portal. Failed transactions usually reverse, and paying twice creates a refund headache.
SAS: The Self-Assessment Scheme Explained
Bangalore uses a Self-Assessment Scheme (SAS). In plain terms, you declare the facts about your property and the system calculates the tax from them. Nobody inspects your flat before the bill is set, which is why accurate declarations matter. If the details are wrong, the corporation can raise a demand for the difference later, with penalties.
For a new flat, the builder usually hands over the property to the association, and each owner then files their own SAS form once the unit has its own Khata. If you bought a resale flat, the seller should have been paying under an existing SAS number; ask for it, along with the last few receipts, before registration. Our guide on A/B/e-Khata covers why the Khata and tax records need to match.
What you need to file a new SAS return
- Your sale deed and the e-Khata or property ID for the unit
- Built-up area of your flat, including your proportionate share of common areas as per the deed
- Usage and occupancy details (self-occupied or rented out)
- Year of construction, which decides depreciation
- Aadhaar and mobile number of the owner
How Your Tax Is Calculated: Zones and Unit Area Value
The city is divided into six zones (A to F) under the Unit Area Value (UAV) system. Each zone has a fixed rate per square foot, set by the expected rental value of property in that area. Central, high-value areas sit in higher zones and newer peripheral areas in lower ones. The zone is tied to your street, not just the locality, so two buildings a kilometre apart can fall in different zones.
The simplified formula works like this:
- Multiply your built-up area by the UAV rate for your zone and by 10 months. This gives the gross annual value.
- Subtract depreciation based on the building's age.
- Take 20% of what is left. That is the base property tax.
- Add a cess of roughly 24% on the tax (for libraries, health, beggary relief and similar heads).
Rented-out flats are charged at a higher rate than self-occupied ones, and commercial use costs more again. For a typical 2BHK in an outer zone, the annual bill often lands in the low thousands of rupees, while a large flat in a central zone can run much higher. The portal shows the exact figure once your details are entered, so treat any online calculator as a rough guide only.
Due Dates, Rebate and Penalties
The 5% early-payment rebate
Pay the full year's tax in one go early in the financial year and you get a 5% rebate. The usual deadline is 30 April. For 2026–27 it was extended to 31 May 2026, and similar extensions have happened in earlier years, so check the portal each April for the current date. If you split the payment into instalments, you lose the rebate even if every instalment is on time.
What happens if you pay late
Tax that is not paid within the financial year attracts interest on the unpaid amount, and if dues stay unpaid for two years or more, the corporation can add a penalty on top. After the 2024 amendment to the municipal law, interest has been charged at around 15% a year, with heavier penalties for longer defaults and a cap on how far back penalties go for residential property. These rules have changed more than once in recent years, so check the latest on the portal before you work out arrears.
Unpaid tax also causes practical trouble. It shows up as dues during e-Khata applications, can hold up a sale or loan, and the corporation has seized commercial properties of large defaulters. A buyer should never take over a flat with tax arrears unless the amount is settled in the sale agreement.
Linking Property Tax with Your e-Khata
The e-Khata (also called e-Aasthi) is now the main record for property in GBA limits, and it is issued through BBMPeAasthi.karnataka.gov.in. Your property tax account should carry the same property ID as your e-Khata. When the two are linked, the owner name, area and address on your tax bill match the official record.
If you have an older Khata, the portal may prompt you to link it before you can pay or download receipts. Getting this done early saves trouble later, because banks and sub-registrar offices increasingly check the e-Khata and tax status together during a sale or loan.
Common Errors That Cost Property Owners Money
- Wrong area declared. Declaring a smaller built-up area to save tax tends to be caught when the e-Khata or a sale is processed, and the difference comes back with interest and penalty.
- Wrong zone or usage. Choosing a lower zone or marking a rented flat as self-occupied leads to revision notices.
- Paying for the wrong PID. In large apartment projects, unit numbers can be similar. Match the PID on screen with your e-Khata before you pay.
- Missing the rebate by splitting payments. If you can afford the full amount, one payment before the deadline is the cheapest way to pay.
- Not updating the owner name after purchase. If you bought a resale flat, update ownership in both the e-Khata and tax records; otherwise receipts stay in the seller's name.
- Not saving receipts. The portal keeps history, but having PDFs on hand makes loan and sale paperwork much faster.
Frequently Asked Questions
Is the BBMP property tax website still working after GBA?
Yes. Payments still go through bbmptax.karnataka.gov.in, and your old PID and SAS numbers continue to work. Only the collecting body has changed to the relevant city corporation under the GBA.
What is the last date to pay Bangalore property tax with the 5% rebate?
The standard deadline is 30 April each year. For 2026–27 it was extended to 31 May 2026. Check the portal every April, because the date is sometimes extended.
How do I find my SAS application number or PID?
Look at an old tax receipt or your e-Khata certificate. If you have neither, search on the portal using your mobile number or property details, or ask your apartment association, which often keeps a list for all units.
Can I pay property tax for an under-construction flat?
No. Tax begins once the building is complete and units are assessed, usually after the occupancy certificate and handover. Until then, the builder pays tax on the land.
Do I have to pay property tax if my flat is vacant?
Yes. Vacant flats are taxed as well; the self-occupied rate generally applies if the flat is not rented out. Leaving the tax unpaid while the flat sits empty still builds up interest.
Property tax is simple once your records line up, and messy when they don't. If you are buying a resale flat and want someone to check the tax receipts, Khata and dues before you pay a token amount, the Skyros Estates team can go through the paperwork with you.
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