Bangalore · Property tax
How to Pay Bangalore Property Tax from Abroad: BBMP to GBA, SAS and e-Khata
Bangalore's civic structure changed: the BBMP has been replaced by the Greater Bengaluru Authority (GBA) with five city corporations. The online e-Khata system that BBMP launched in October 2024 continues, and the tax portal is unchanged. Many pages online still describe the old BBMP set-up. This guide explains what is the same, what moved, and how to pay from outside India.
What changed from BBMP to GBA
Reports in 2026 describe the Greater Bengaluru Authority replacing the BBMP, with five corporations, while the tax portal address, bbmptax.karnataka.gov.in, continued to be used for payment. Your bill and your property identification (the SAS application number or property ID on earlier receipts) are what matter. If a page tells you to go to a "BBMP office", that office may now sit under a corporation; check the current notice.
At a glance
| Item | Detail |
|---|---|
| Portal | bbmptax.karnataka.gov.in (reported to continue after the GBA change) |
| Identifier | SAS application number / property ID from your last bill or e-Khata |
| Pay by | UPI, net banking, cards; offline at ward offices, Bangalore One centres and authorised banks |
| Early-payment rebate | 5% for paying the full year's tax at once; for FY 2026-27 the cut-off was extended from 30 April to 31 May 2026 |
| Late payment | Reported as 2% a month after the due date. If tax stays unpaid across consecutive years, reports describe a penalty equal to the unpaid tax (100%) plus interest (reported as 9% or 15% a year). Confirm on the portal |
The e-Khata factor
The 2026 extension was reported to follow confusion over property classifications, including which housing societies count as bulk waste generators. Separately, your property tax and your e-Khata record are linked: a mismatch (old owner name, wrong area) can block payment or generate a demand you do not recognise. If you bought or inherited the flat recently, check that the khata is in your name before you pay.
Step by step
- Find your SAS application number or property ID from a previous receipt.
- Open the tax portal, enter the ID and check the outstanding amount.
- Pay the full year if you can before the rebate cut-off; keep the receipt.
- Update the email and mobile on the account so demands reach you abroad.
Paying from abroad
The tax portal lists UPI, net banking and cards. Offline, a relative can pay at a ward office, a Bangalore One centre or an authorised bank branch with your SAS or property ID. We could not confirm whether foreign cards are accepted online.
Some city portals accept only Indian UPI, cards or net banking, and a foreign-issued card may be declined. The dependable route is to pay from your Indian account, or to ask a relative to pay and reimburse them.
Keep every receipt: municipal taxes you pay are deducted from the rent when you compute house-property income (how that works in your return).
Bangalore-specific tips
- Societies and complexes sometimes pay property tax collectively and recover it in the maintenance bill. Ask the association before you pay twice.
- Because Bangalore tenancies churn quickly, put "owner pays municipal tax" in the agreement so a new tenant does not assume otherwise.
- For the wider picture of letting in the city, see Bangalore property management.
Where Rent Connect fits
Most of this is admin that someone has to remember every month. Rent Connect is a property management tool for owners who rent out property in India, currently in early access. It sends WhatsApp rent reminders, records each payment as pending, overdue or paid, and generates a rent receipt when a payment is marked paid. Tenant details, the agreement and maintenance issues (with photos) sit on one tenancy record, and a Deposit Ledger records the agreed deposit and any move-out deductions. The ledger is a shared record only: Rent Connect does not hold the money.
It does not file police intimations, compute or deposit TDS, or file tax returns for you. Those stay with you, your tenant and your CA. To follow the launch, join the waitlist.
How this page was checked
Figures here were compiled on 16 October 2026 from the sources below. Where we could not open an official page, the note at the end says so. Government portals and rates change, so confirm the live number or form with the office before you pay or file.
- Angel One: Bengaluru property owners get 5% tax rebate extension until 31 May 2026
- PropNewz: BBMP / GBA property tax rebate, May 2026
- Vault Proptech: how to pay property tax using SAS ID in Bangalore
What we could not verify: We could not open the official portal or a GBA notice. The portal continuity, the e-Khata link and the penalty rates come from secondary reports that sometimes conflict (the repeat-default interest is reported as 9% or 15% a year).
Frequently asked questions
Is BBMP property tax now paid to GBA?
The BBMP was replaced by the Greater Bengaluru Authority with five corporations, but reports say payment continues through the bbmptax.karnataka.gov.in portal. Check the current notice for the correct office.
When is the rebate cut-off?
For FY 2026-27 the 5% rebate for paying the full year at once was extended to 31 May 2026. Look for the next year's notice rather than using that date.
What is the penalty for late payment?
Reports say 2% a month after the due date, and for default across consecutive years a penalty equal to the unpaid tax plus interest. Check the portal for your property.
Do I need my e-Khata to pay?
Your property tax is linked to your property record, so a missing or mismatched khata can block payment. Fix it before you pay.
Can I pay with a foreign card?
Sometimes not. Use Indian net banking from your NRO account, or ask a relative to pay and reimburse them.
General information, not tax advice. Check the Bengaluru tax portal and the current GBA notices.
Manage your Indian property from anywhere
WhatsApp rent reminders, a receipt for every paid month, tenant details and the agreement on one record, and a Deposit Ledger that records the deposit without holding it. Someone local still handles keys and repairs.
Join the waitlist