BBMP Property Tax Bengaluru 2026 — Online Pay, PID Number & 5% Rebate | bbmptax.karnataka.gov.in

A flat owner in Whitefield, Bengaluru had been postponing his BBMP property tax for two years. Penalty was adding up — 2% per month.

His colleague told him: “Pay before May 31 — you get 5% rebate on current year. And previous dues — pay separately.”

He opened bbmptax.karnataka.gov.in. Entered his PID number. Saw the outstanding amount. Paid current year’s tax — 5% rebate applied.

₹4,200 saved on rebate. Penalty stopped from next month.

BBMP (Bruhat Bengaluru Mahanagara Palike) — Bengaluru’s civic authority — collects property tax from all properties within Bengaluru’s jurisdiction. As of 2026, Greater Bengaluru Authority (GBA) restructuring is underway — but property tax continues via bbmptax.karnataka.gov.in.

💡 Quick Answer: BBMP Property Tax Portal: 👉 bbmptax.karnataka.gov.in Need: PID Number or AP Number or SAS Application Number 5% Rebate Deadline: May 31, 2026 (FY 2025-26) Penalty after deadline: 2% per month Helpline: 080-22660000 | BangaloreOne: 080-22340000

⚡ 2026 Key Updates: ✅ 5% rebate deadline extended to May 31, 2026 (from April 30) ✅ GBA (Greater Bengaluru Authority) restructuring — BBMP portal continues ✅ Pay in 2 installments option available — but NO rebate if split ✅ Receipt available after 24 hours of payment

PID, AP Number, SAS Number — What’s the Difference?

This is the most confusing part — and almost no competitor explains it clearly:

⚡ Use any ONE of these on the portal — whichever you have. PID is most common for newer properties.

How to Find Your PID Number

Method 1 — Previous Receipt / Khata Certificate

Your PID is printed on:

• Previous year’s BBMP tax payment receipt
• Khata certificate
• Sale deed (some)

Method 2 — BBMP GIS Portal (Recommended for New Properties)

Step 1: Login to bbmptax.karnataka.gov.in → Register with mobile number

Step 2: After login → Property shown on Google Map of your area

Step 3: Mouse over (hover) on your property location on map → Property details + new PID Number appears

Step 4: Note your PID number for future use

Method 3 — Portal Address Search

bbmptax.karnataka.gov.in → “SAS Property Details” section → Search by:

• Owner’s name
• Address
• Old SAS application number

How to Pay BBMP Property Tax Online — Step by Step

Step 1: 👉 bbmptax.karnataka.gov.in

Step 2: Homepage → “Property Tax Payment” click करें

Step 3: Enter your Application Number / PID / Renewal Application Number + Owner Name → Click “Retrieve”

Step 4: Property owner details appear → Verify they are correct

Step 5: Click “Proceed”

Step 6: Property details page opens:

• If details are correct → proceed as-is
• If changes needed (usage, occupancy, area) → check the edit box → “Proceed”

Step 7: Form IV opens — shows tax calculation:

• Built-up area
• Zone classification
• Usage type
• Applicable cess
• 5% rebate (if paying before May 31)
• Total payable amount

Step 8: Select Assessment Year → Verify amount → “Pay”

Step 9: Choose payment method:

• UPI (GPay, PhonePe, Paytm)
• Net Banking
• Debit/Credit Card

Step 10: Payment complete → Receipt Number generated

⚡ Receipt Note: Download receipt after 24 hours of payment. bbmptax.karnataka.gov.in → “Tax Paid Details” → Enter PID → Download.

5% Rebate — How to Get It

Pay full tax amount in one shot before May 31, 2026 → 5% rebate automatic.

⚡ 2 installments = no rebate. If your tax amount is manageable — pay in full before May 31 and save 5%.

BBMP Tax Calculation — UAV Method

BBMP uses Unit Area Value (UAV) method:

Annual Tax = Built-up Area × UAV (per sq.ft/year)
           × Usage Factor × Occupancy Factor × Zone Factor
           + Applicable Cess

Bengaluru Zones (A to F) — UAV varies:

Quick estimate: bbmptax.karnataka.gov.in → Tax Calculator → Enter your details → See estimated amount

Receipt Download — Step by Step

After payment (wait 24 hours):

Step 1: bbmptax.karnataka.gov.in → “Tax Paid Details” or “Receipt Download”

Step 2: Enter PID / Application Number + Assessment Year

Step 3: Payment record appears → “Print/Download Receipt” → PDF

⚡ Receipt not generating? Common issue — wait full 24 hours. Then try Chrome browser. If still not available after 48 hours → Call helpline 080-22660000.

Offline Payment Options

BangaloreOne locator: bangaloreone.karnataka.gov.in

Common Issues and Solutions

Issue 1: PID not found Try AP Number or SAS Application Number. Or login → GIS map → hover on property → New PID appears.

Issue 2: Property details wrong on portal Click edit option on property details page → Correct the details → Proceed. Correction will be verified by BBMP.

Issue 3: Payment done but receipt not generated Wait 24 hours. Then check “Tax Paid Details” section. If nothing after 48 hours → helpline 080-22660000.

Issue 4: 5% rebate not showing You may be selecting 2 installment option. Switch to single payment option → rebate will apply automatically before May 31.

Issue 5: Property not in BBMP jurisdiction Verify your area is under BBMP. Some Bengaluru areas come under CMC (City Municipal Council) — different portal.

GBA — Greater Bengaluru Authority (2026 Update)

2026 mein ek important update:

Karnataka Government ne Greater Bengaluru Authority (GBA) form kiya hai — BBMP ke saath aur surrounding municipal bodies ko integrate karne ke liye.

For property tax in 2026: BBMP portal bbmptax.karnataka.gov.in continues as before. No change in payment process yet.

Monitor: bbmptax.karnataka.gov.in for any GBA-related notifications.

Official Links

Frequently Asked Questions

BBMP property tax online kaise pay karein? (ಬಿಬಿಎಂಪಿ ಆಸ್ತಿ ತೆರಿಗೆ) bbmptax.karnataka.gov.in → Property Tax Payment → PID/AP Number enter → Retrieve → Proceed → Form IV → Pay → Receipt download (after 24 hrs).

5% rebate kab milega? May 31, 2026 se pehle full payment karne par — 5% rebate automatic apply hota hai. 2 installments mein pay karoge to rebate nahi milega.

PID Number kahan se milega? Previous BBMP receipt, Khata certificate, ya portal par login → GIS map → property hover → PID appears.

PID aur AP Number mein kya fark hai? PID = GIS-mapped properties ka ID. AP Number = BBMP application number (older properties). Dono portal par use ho sakte hain — jo available ho woh use karein.

Receipt kab download hogi? Payment ke 24 ghante baad — bbmptax.karnataka.gov.in → Tax Paid Details → PID → Download.

2 installments mein pay kar sakte hain? Haan — Installment 1: May 31 tak, Installment 2: November 30 tak. Lekin 5% rebate nahi milega 2 installments par.

GBA kya hai — kya BBMP band ho gaya? Nahi — BBMP portal and tax process continues as before in 2026. GBA is restructuring — no immediate impact on tax payment.

Final Note

That Whitefield flat owner — ₹4,200 saved on rebate. Penalty stopped.

“ಬಿಬಿಎಂಪಿ ಟ್ಯಾಕ್ಸ್ ಆನ್‌ಲೈನ್‌ನಲ್ಲಿ ಪಾವತಿಸಿದೆ — ರಿಬೇಟ್ ಸಹ ಸಿಕ್ಕಿತು।” (Paid BBMP tax online — got the rebate too.)

If you own property in Bengaluru:

1. Find your PID Number — previous receipt or BBMP GIS portal
2. Pay before May 31, 2026 — 5% rebate
3. Pay in one shot — not installments (rebate lost otherwise)
4. Download receipt after 24 hours

👉 bbmptax.karnataka.gov.in

Based on official information from bbmptax.karnataka.gov.in and BBMP. Rebate deadlines and rates may change — verify at official portal before payment.