If you own a home in Bengaluru, you'll have noticed the name on your tax bill change. BBMP was dissolved in September 2025, and property tax is now collected by five city corporations, Central, East, North, South and West, under the Greater Bengaluru Authority (GBA), as Deccan Herald explained at the time.

The good news: the payment portal and your numbers haven't changed. This guide walks through paying online in 2026, finding your PID or SAS number, getting receipts, and the dates still ahead this year.

The portal: still bbmptax.karnataka.gov.in

Tax is still paid at bbmptax.karnataka.gov.in, now titled for the Bengaluru city corporations and run for the GBA by NIC. If you're not sure which new corporation your ward falls under, the 'Know Your New Corporation' tool on bbmp.gov.in will tell you. You can also pay in person at Bengaluru One centres.

How to pay, step by step

  • Open bbmptax.karnataka.gov.in and go to 'SAS Property Tax Payment'.
  • Enter your 10-digit SAS application number or your PID number.
  • Enter any three consecutive letters of the owner's name, as the portal asks.
  • Enter the OTP sent to the registered mobile number. Note that the portal allows the mobile number to be changed only once.
  • Check the property details and file the return for the year. If something has changed, such as an extra floor, you can file a revised return.
  • Pay by UPI, net banking or card. The portal states payments run through the HDFC Bank gateway.
  • Large apartment complexes (over 100 units) and other bulk waste generators must also declare bulk-waste details when filing in 2026-27, Deccan Herald reported.

PID, SAS number and e-khata: what's what

  • SAS application number: the 10-digit number from the Self-Assessment Scheme, printed on your previous tax receipts. It is the number most owners use to pay.
  • PID (Property Identification Number): the number on your khata certificate, which also works on the portal.
  • e-khata: the digital khata. Since April 2026 about 13 lakh e-khatas can be downloaded from the e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) by logging in and entering the SAS property tax ID, Deccan Herald reported. To use one for a sale or loan, the owner adds Aadhaar e-KYC, sale-deed details, a photo and the BESCOM ID.
  • We found no official source saying you need an e-khata just to pay property tax: the SAS number or PID still works. You do need an e-khata to register a sale. Full guide and fee calculator: e-Khata guide, Bangalore

Downloading the receipt

Under the portal's Downloads menu you'll find Receipt Print, Challan Print and Acknowledgement Print; enter your application number to download the receipt for a year. The Payment Status page shows whether a payment went through. If you pay twice, the portal says the excess is refunded automatically within 10 working days; otherwise raise a ticket on the portal.

Dates that matter for 2026-27

  • The 5% rebate for paying the full year early ran until 31 May 2026 this year, after an extension from 30 April (Deccan Herald). It has now closed.
  • The portal's dates list shows interest on the second half-year from 1 December 2026, with penalties starting at the end of November. If you pay in two halves, clear the second instalment before then.
  • Unpaid tax attracts interest of 15% a year. A penalty equal to the tax applies only to owners who have not paid for two consecutive years, BBMP clarified in March 2025.

How the tax is worked out

Bengaluru still uses the Unit Area Value system. The city is divided into six value zones, A to F, each with a rate per sq ft. Tax is worked out from the built-up area, the zone rate, the use (self-occupied, rented or commercial) and the building's age, and cesses are added on top. The portal has a tax calculator, and ours estimates it from the same formula: Bangalore property tax calculator

A switch to tax based on guidance value was proposed in 2024 but did not go ahead, according to Deccan Herald and Citizen Matters. Two newer additions to bills: a solid-waste user fee collected with property tax, about ₹1,200–1,800 a year for independent houses, and a 'software charge' of ₹200 for homes that appeared on demands in 2026 (Deccan Herald). Guidance values by area: Bangalore guidance values

Help and safety

The portal lists the revenue helpline at (080) 2297 5555 and (080) 2266 0000, Monday to Saturday except the second and fourth Saturdays. The corporations have warned that officials never ask for an OTP or UPI PIN over the phone.