BBMP Property Tax Due Date 2026-27: Last Dates, Rebate and Interest

Bengaluru property tax for 2026-27 is due in two halves: the first by 31 May 2026 and the second by 30 November 2026. The 5% rebate for paying the full year early ended on 31 May 2026, so anyone who has paid only half, or nothing, should clear the balance by 30 November to limit interest.

BBMP no longer exists as a single body. The Greater Bengaluru Authority (GBA) now oversees five city corporations, but tax is still paid on the same portal, bbmptax.karnataka.gov.in.

Key dates for 2026-27

Who collects property tax in Bengaluru now

The Greater Bengaluru Governance Act, 2024 took effect in 2025 and replaced BBMP with the Greater Bengaluru Authority. The city is split into five corporations: Bengaluru Central, East, North, South and West. Each corporation levies property tax in its area under Section 147 of the Act.

For you as an owner, the practical change is small. Your PID and SAS application number still work, and the portal carries a “Know your ward and new city corporation” link. The portal now publishes its defaulter lists corporation by corporation.

BBMP property tax due date and rebate rules

Section 148 of the Act says tax is payable in two equal instalments: the first by the end of May and the second by the end of November of the financial year. You may also pay the whole year at once.

If you pay the full year within the first month (April), you get a rebate of up to 5%. The Act lets the government stretch that window to the end of May. For 2026-27 it did so, and The Hindu reported on 2 May 2026 that the extension covered about 25 lakh properties across the five corporations. Paying in two halves does not earn the rebate.

Interest and penalty if you pay late

The Act sets out a three-stage charge for unpaid tax, shown in its own worked example:

So 2026-27 tax still unpaid on 1 April 2027 attracts 15% interest until 31 March 2028. After that the penalty applies. The portal’s dates box also lists 29 November 2026 as the date penalty starts; check the demand shown against your PID before you pay.

Under-declared tax is treated separately. If a reassessment finds your tax more than 5% higher than what you paid, you pay the difference, a penalty equal to it, and 9% interest.

How to pay Bengaluru property tax online

1. Open bbmptax.karnataka.gov.in and find the “SAS Property Tax Payment” box.
2. Enter your 10-digit SAS application number or PID number.
3. Enter any three consecutive letters of the owner’s name as recorded (for “Bruhat Bengaluru”, “bru” or “alu” works).
4. Enter the OTP sent to the mobile number registered against the property.
5. Check the owner name, property details and the tax shown for 2026-27.
6. Pay through the HDFC Bank payment gateway using one of the payment options shown on screen.
7. Download the receipt from “Downloads → Receipt Print”.

If your registered mobile number has changed, use “Update Mobile No” on the portal; the site allows the change once. You can also generate a challan and pay at a designated bank branch, or use a Bangalore One centre.

For other cities’ portals, see how to pay property tax online.

How the tax is calculated

Bengaluru uses the Unit Area Value (UAV) method. The portal’s FAQ explains that tax depends on the property’s value zone (A to F, based on the stamps department’s guidance value), built-up area, use, and whether the property is self-occupied or rented. Stilt parking is charged at 50% of the zone rate. Depreciation is allowed once per block period.

The portal has a tax calculator and a sample calculation. For a rough estimate you can also try our property tax calculator, and our property tax by city page compares other cities.

Common problems

For disputes over assessment, a tax professional can help.

New for 2026-27: solid waste management data

Bengaluru Solid Waste Management Limited says the SWM user fee is now built into the property tax filing software, at serial number 12. If you live in a bulk waste generator complex, such as a large apartment association, you must self-declare how your association handles waste. If it neither processes waste on site nor uses an authorised processor, enter your average daily waste and pay the user fee with your property tax. Ask your RWA for the data before you file.

Frequently asked questions

What is the BBMP property tax last date for 2026-27?

The first half was due by 31 May 2026 and the second half is due by 30 November 2026. Interest on an unpaid second half runs from 1 December 2026.

Is the BBMP property tax rebate available in 2026?

The 5% rebate for 2026-27 ran until 31 May 2026 after the State government extended it, and it has now closed. Under the Act, the rebate for 2027-28 applies to full payment in April 2027, unless the government extends it again.

When should I pay BBMP property tax for 2026-27?

If you have not paid, pay both halves now: interest on the first half has run since 1 June 2026. Pay the second half before 30 November 2026.

What was the BBMP property tax due date for 2023-24?

That year’s tax is long overdue now. Log in with your PID to see the current demand with interest and penalty, and pay it on the portal.

Is BBMP property tax still paid on bbmptax.karnataka.gov.in?

Yes. The portal now runs for the five Bengaluru city corporations under the GBA, with the same PID and SAS numbers.

What happens if I miss the Bengaluru property tax deadline?

You pay 9% a year interest on the unpaid half until 31 March, then 15% a year for 12 months. After that a penalty equal to the tax is added.

Sources

• Information to RWAs on SWM user fee with property tax, 6 April 2026 — Bengaluru Solid Waste Management Limited (checked 17 Sep 2026)
• Property Tax System, Bengaluru City Corporations — GBA, Government of Karnataka (checked 17 Sep 2026)
• Revised returns — Bengaluru property tax portal (checked 17 Sep 2026)
• FAQs on property tax — Bengaluru property tax portal (checked 17 Sep 2026)
• The Greater Bengaluru Governance Act, 2024 (Karnataka Act 36 of 2025, with amendments) — PRS Legislative Research (checked 17 Sep 2026)
• Property tax rebate of 5% across Karnataka till May 31 — The Hindu (checked 17 Sep 2026)
• Rebate deadline extended to 31-05-2026 — Greater Bengaluru Authority (official page) (checked 17 Sep 2026)