Greater Bengaluru Authority: 5 Corporations, Khata, Tax 2026

This page explains the structure, which areas sit in which corporation, and what changed for khata, tax, approvals and complaints up to October 2026. For khata types and the checks before buying, read A-Khata, B-Khata and e-Khata in Bengaluru (2026): What a Buyer Must Check Now.

What changed from BBMP to GBA?

• Three tiers: the GBA as the apex body, five city corporations replacing the BBMP, and ward committees at the local level.
• Leadership: the Chief Minister chairs the GBA. The Minister for Bengaluru Development is vice-chairperson and M Maheshwar Rao is the GBA's chief commissioner.
• What the GBA does: metropolitan planning, coordination with agencies such as BWSSB, BDA and BMRCL, approval of cross-boundary infrastructure and resource distribution.
• What a corporation does for you: it issues your khata, collects your property tax, sanctions building plans and handles ward-level complaints, each through a corporation commissioner.
• Elections: the BBMP council's term ended in September 2020. The Supreme Court ordered on 17 July 2026 that elections to the five corporations be held by December 2026. The State Election Commission scheduled roll-preparation training for 15 and 16 October, with the final voter list due on 27 October.

Greater Bengaluru Authority corporations list (with wards and area)

Ward counts are from the final ward notification of 19 November 2025. Areas are from the government's 2025 categorisation as reported by Deccan Herald; they add up to the 712 sq km total.

• Bengaluru Central City Corporation: 63 wards, about 78 sq km.
• Bengaluru North City Corporation: 72 wards, about 158 sq km.
• Bengaluru South City Corporation: 72 wards, about 147 sq km.
• Bengaluru East City Corporation: 50 wards, about 168 sq km.
• Bengaluru West City Corporation: 112 wards, about 161 sq km. It got the one ward added between the draft (368) and final (369) notifications.

Which corporation covers my area?

Corporations follow Assembly constituencies, with five constituencies split. This list is from the 2025 categorisation reported by Deccan Herald. For a specific property, check the ward named on your e-khata or tax receipt.

• Central: CV Raman Nagar, Chamarajpet, Chickpet, Gandhinagar, Shanthinagar and Shivajinagar.
• East: KR Puram and most of Mahadevapura (Whitefield, Marathahalli and the eastern belt), except the Bellandur ward. Compare homes in Whitefield, Bangalore.
• North: Byatarayanapura, Hebbal, Pulakeshinagar (most), Sarvagnanagar, Yelahanka and parts of Dasarahalli and RR Nagar.
• South: BTM Layout, Bangalore South, Bommanahalli, Jayanagar and parts of Mahadevapura (Bellandur), Padmanabhanagar, RR Nagar and Yeshwanthpur.
• West: Basavanagudi, Govindarajanagar, Mahalakshmi Layout, Malleshwaram, Rajajinagar, Vijayanagar and parts of Dasarahalli, Padmanabhanagar, RR Nagar and Yeshwanthpur.
• Split constituencies: Mahadevapura (East and South), RR Nagar (South, West and North), Yeshwanthpur and Padmanabhanagar (South and West), Dasarahalli (North and West).

How does e-khata work under the GBA now?

Khata is still issued online, now on eAasthi 2.0 at GBAeAasthi.Karnataka.gov.in, which went live on 22 September 2026. It integrates with Kaveri for mutation after registration, and with BESCOM and BWSSB so a new owner can request the name change online. The minister said on 22 September that about 11 lakh people had received final e-khata and about 13 lakh draft e-khatas were in the system.

• Available from late September 2026: draft to final e-khata conversion, final e-khata with mutation, real-time tracking, and B-khata to A-khata conversion.
• Phased in after that: corrections to final e-khata, new khata and bulk khata for apartments, then commercial A-khata bifurcation, general bifurcation and amalgamation through October.
• Bifurcation: after a two-year freeze in which only four applications were approved, the GBA expected to launch online bifurcation for properties up to 2,000 sq m on 17 October 2026, pending a state notification. See Khata Bifurcation Online in Bengaluru: eAasthi 2.0 Rules.
• B to A conversion: the state order of September 2026 and its limits are covered in B Khata to A Khata Conversion Till 2027: Bengaluru Guide.
• New service centres: on 6 October 2026 the Cabinet approved five Guarantee Seva Kendras, one per corporation, to deliver about 28 services, including khata, within 48 to 72 hours at a higher fee.

GBA property tax: what changed in 2026?

• Where to pay: online through the property tax portal, bbmptax.karnataka.gov.in, or at your ward or assistant revenue officer's office. The West corporation has warned that it never asks for OTPs, card numbers or UPI PINs over phone calls.
• New software charge: from September 2026 tax demands include ₹200 a year for residential properties and ₹1,000 for non-residential and mixed-use properties, added mid-year without a formal announcement, as Deccan Herald reported on 18 September.
• Khata service charges reported by Trade Brains on 7 October: ₹2,000 (residential) or ₹10,000 (non-residential) for B to A conversion, up to ₹10,000 per plot for layout khata, ₹400 for a standard e-khata application and ₹50 for a reprint.
• Enforcement is coming: the Cabinet approved a private agency to send 1,585 staff door to door to verify assessments, look for under-assessment and find rented properties declared as self-occupied. Only about 23 lakh properties pay tax, and the GBA estimates 7 to 10 lakh are outside the net.
• Scale: the five corporations collect about ₹5,000 crore a year. The West corporation alone recovered about ₹35.11 crore of arrears between March and June using automated calls.
• How to pay step by step: Bangalore Property Tax 2026: How to Pay Online, Find Your PID or SAS Number, and Download the Receipt.

Worked example: what a buyer pays the corporation in year one

Say you buy a resale B-khata flat and want it converted to A-khata after registration. Using the reported software charges only (the conversion itself can carry other fees under the state order):

• B to A conversion software charge, residential: ₹2,000.
• Final e-khata application: ₹400.
• Annual software charge on the property tax bill: ₹200.
• Total software charges: ₹2,000 + ₹400 + ₹200 = ₹2,600, on top of the property tax itself and any arrears the seller left.
• Ask the seller for the last tax receipt and a no-dues position before registration. Arrears follow the property, and the door-to-door checks make under-assessment more likely to be caught.

Who approves building plans now?

Building plan sanctions inside the GBA area are issued by the city corporation. A January 2026 building licence we reviewed, for a large residential project at Kudlu, was issued from the Bengaluru South City Corporation's Additional Chief Town Planner office and accepted by that corporation's commissioner, under Section 15 of the Karnataka Town and Country Planning Act 1961 and Section 231 of the GBA Act 2024. It was valid for five years.

For a buyer the check is the same as before, but with new names. The sanction plan, commencement certificate and occupancy certificate should carry the corporation's or GBA's reference, and a BBMP-era document is fine for work approved before September 2025. Read Occupancy Certificate vs Completion Certificate in Bengaluru: What to Demand Before You Take Possession before taking possession.

How do complaints work under the five corporations?

• Sahaaya 2.0 remains the main app for civic complaints. Residents told Deccan Herald in July 2026 that some complaints are closed citing confusion over which corporation is responsible, so note your ward number when you file.
• Sahaaya Plus is being built as one dashboard for complaints from all channels, including social media, with plans to bring BWSSB, BDA and BMRCL onto it.
• e-khata complaints: in December 2025 the GBA's revenue special commissioner asked citizens to use the helpline 94806 83695. Cases go to the assistant revenue officer through the internal tracking system.
• Until councillors are elected, there is no ward councillor to escalate to. The corporation's zonal officers and commissioner are the next step.

What GBA changes mean when you buy

• Confirm the corporation and ward on the e-khata, tax receipt and plan sanction all match.
• Get a final e-khata, not a draft, before registration, or make conversion a condition of the sale.
• Check property tax is paid to date and correctly assessed (usage, built-up area, rented or not).
• For under-construction projects, verify the plan sanction and RERA registration, and read Bhoomi, Kaveri 2.0 and e-Khata: How to Check Karnataka Land Records Online Before You Buy (2026) for the land-record side.
• Expect fees and procedures to keep changing until the elected councils settle in after the December 2026 polls.