Bengaluru property owners who haven't paid 2026-27 property tax should pay before 29 November 2026, when the penalty starts, and second-half interest kicks in on 1 December 2026. You pay on bbmptax.karnataka.gov.in using your 10-digit application or PID number and three letters of the owner's name.
Updated 30 October 2026
Quick facts
| Item | Details |
|---|---|
| Official portal | bbmptax.karnataka.gov.in (Property Tax System, Bengaluru City Corporations) |
| Helpline | Grievance section on the portal; your ward revenue office or a Bengaluru One centre |
| Fee | Your assessed tax for 2026-27; no extra charge for online payment through the portal gateway |
| Deadline | Penalty starts 29 November 2026; second-half interest applies from 1 December 2026; first-half interest has applied since 1 June 2026 |
| Documents | 10-digit SAS application number or PID, owner name as in records, earlier receipt, e-Khata if available |
| Related posts | Pay property tax online: common errors, Chennai property tax guide |
Why does 29 November 2026 matter?
The property tax portal for Bengaluru lists these dates for assessment year 2026-27:
| Date | What happens |
|---|---|
| 1 April 2026 to 30 April 2026 | Rebate period (now over) |
| 1 June 2026 | Interest on the first half starts |
| 29 November 2026 | Penalty starts |
| 1 December 2026 | Interest on the second half starts |
So if you still haven't paid, every week you wait adds to the bill. Paying before 29 November 2026 keeps you clear of the penalty. The 5% rebate for paying the full year early is already gone for 2026-27, so don't expect it now.
Which corporation does my property fall under now?
Bengaluru's old BBMP area has been split into five city corporations under the Greater Bengaluru Authority (GBA). Don't worry, the payment portal is the same for all of them. If you want to know which corporation and ward your property now falls in, use the "Know your ward" link on the portal.
Who needs to pay?
Every owner of a building or vacant land within the city corporation limits who hasn't paid the 2026-27 tax yet. That includes:
Flat owners in apartments (each flat is assessed separately)
Independent house owners
Owners of vacant sites
Commercial property owners
If your tenant pays for you, make sure it's actually done. The liability stays with the owner.
How do I pay Bengaluru property tax online, step by step?
1. Open the portal. Go to bbmptax.karnataka.gov.in.
2. Enter your number. Type your 10-digit application number or PID number. You'll find it on your earlier SAS application or last year's receipt.
3. Enter three letters of the owner's name. Use any three letters in a row, as they appear in records. The portal's own example: for "Bruhat Bengaluru" you can type bru, ruh or hat.
4. Verify with OTP. An OTP goes to the registered mobile number.
5. Check your details. Look at the owner name, property area, usage (residential or commercial) and the dues shown, including any interest.
6. Pay. Payment runs through the HDFC Bank gateway. Use UPI, debit card, credit card or net banking.
7. Download the receipt. Save the PDF and a screenshot of the transaction ID.
8. Recheck after a day. The portal updates records in near real time. Search your property again and confirm the payment shows.
What if my mobile number has changed?
The portal lets you change the registered mobile number, but it says this is allowed only once. Do it carefully with the correct new number. If the OTP still won't come, visit your ward revenue office with ID proof and your property documents.
What if the payment failed or I paid twice?
This happens more often than you'd think, especially near deadlines.
Money cut but receipt not generated. Wait a few hours and search your property again. If the payment still doesn't show, contact your bank first. The portal clearly says failed online transactions and auto-refunds are handled by your bank.
Paid twice by mistake. Raise a ticket in the Grievance section of the portal. The city corporations process refunds or adjustments for duplicate payments made through the gateway, not the payment gateway company.
Wrong amount shown. Don't pay a figure you think is wrong without asking. Visit the ward office with your sale deed, khata and old receipts.
Got a show-cause notice?
If you got a property tax show-cause notice, for example for under-declared area or wrong usage category, you can file objections and appeals online through the BBMP Court Case Monitoring System (BCCMS) at BBMPeNyaya.karnataka.gov.in. The portal also has a step-by-step PDF guide for paying a show-cause notice.
Can I pay offline?
Yes. The portal lists Bengaluru One centres that accept property tax. Carry your PID or application number and last receipt.
What about e-Khata?
Paying tax and getting e-Khata are separate. If you need your e-Khata for a sale, loan or bank work, download it from bbmpeaasthi.karnataka.gov.in with mobile OTP. Having up-to-date tax receipts helps when you apply.
How do I read the receipt and keep it safe?
Your receipt shows the PID or application number, the assessment year (2026-27), the tax, any interest or penalty, the cess amounts, the transaction ID and the date of payment. Check that the assessment year is right and the owner name matches. Save the PDF in two places, like your email and DigiLocker or a cloud drive. You'll need these receipts when you sell the property, take a home loan, apply for e-Khata, or answer a notice years later. A simple habit: rename the file with the year and PID so you can find it fast.
Should I pay the full year or in two halves?
You can clear the full year at once, which is the simplest option now since the rebate is gone. If you pay in halves, remember that interest on the first half has been running since 1 June 2026 and interest on the second half starts on 1 December 2026. For most families, paying the full balance in one go before 29 November 2026 is the cleanest way to avoid confusion.
Real-life examples
Example 1, a flat in Whitefield. Anitha forgot to pay in April 2026. She pays online on 10 November 2026 with first-half interest, but before the penalty from 29 November 2026.
Example 2, a vacant site in Yelahanka. Prakash didn't know vacant sites are taxed. He finds his PID on an old receipt and pays before 29 November 2026.
Example 3, a double payment. Meera's bank debited her twice. She raises a grievance on the portal and gets the excess adjusted.
Documents checklist
☐ 10-digit SAS application number or PID
☐ Owner's name exactly as in property records
☐ Registered mobile number for OTP
☐ Last year's property tax receipt
☐ e-Khata or khata extract, if available
☐ Bank app or card for payment
Final reminder
Pay before 29 November 2026. It takes ten minutes online, and it saves you penalty plus interest piling up from 1 December 2026. If roads, drains or garbage in your ward aren't being fixed despite the taxes you pay, raise it with your MLA. Look them up on NetaSampark's Karnataka page.
Frequently asked questions
What is the last date to pay Bengaluru property tax without penalty for 2026-27?
The portal shows the penalty starting on 29 November 2026. Interest on the second half applies from 1 December 2026.
Is the 5% rebate still available?
No. The rebate period for 2026-27 is over. It was meant for full-year payment early in the year.
Where do I find my PID number?
On your earlier SAS application, last year's tax receipt, or your khata documents.
My payment failed but money was debited. What should I do?
Check the portal again after some time. If it still doesn't show, contact your bank, since failed transactions and auto-refunds are handled by the bank.
Can I file an objection to a property tax notice online?
Yes, through the BCCMS system at BBMPeNyaya.karnataka.gov.in.
Sources
Property Tax System, Bengaluru City Corporations (dates for 2026-27, payment and grievance)