BBMP/GBA Property Tax 5 Percent Rebate Cut-Off 31 May 2026: How to Pay, e-Khata Link and What Changes Under Greater Bengaluru Authority

On 19 May 2026, the Greater Bengaluru Authority (GBA) confirmed via X that the 5 percent property tax rebate deadline for FY 2026-27 had been extended to 31 May 2026. The rebate applies to GBA jurisdiction and the five new City Municipal Corporations. The e-Khata portal at BBMPeAasthi.karnataka.gov.in allows owners to download their e-Khata using the SAS Property Tax ID. GBA Chief Commissioner M Maheshwar Rao is rolling out 13 lakh e-Khata records under the new authority. For Bengaluru owners with three days to act, the maths is sharp: single payment before 31 May locks in the 5 percent rebate; missed deadline triggers 2 percent per month penalty plus 15 percent simple interest.

The short answer. GBA confirmed via X on 19 May 2026 that the 5 percent property tax rebate deadline for FY 2026-27 is 31 May 2026 for GBA jurisdiction and the 5 new City Municipal Corporations. Single-shot full-year payment before 31 May captures the rebate. Post-deadline: 2 percent per month penalty plus 15 percent simple interest. On a Rs 30,000 annual tax bill, the rebate saves Rs 1,500. Penalty on the same bill at 60 days late: Rs 3,600 plus interest. e-Khata at BBMPeAasthi.karnataka.gov.in.

What is the 31 May 2026 deadline

The 31 May 2026 deadline is the cut-off for capturing the 5 percent property tax rebate for FY 2026-27. The rebate applies only to single-payment full-year settlements. Two-instalment payments forfeit the rebate. Post-31 May, the penalty regime kicks in: 2 percent per month penalty on the outstanding amount, plus 15 percent simple interest. For owners who fail to pay for 2+ consecutive years, the cumulative penalty can reach 100 percent of the original tax bill. The deadline applies uniformly across GBA jurisdiction and the five new City Municipal Corporations.

Online payment step by step

What is e-Khata and how to download on 28 May

e-Khata is the digitised version of the property's Khata extract issued by BBMP-GBA. It is mandatory for property registration, home loan applications, and resale transactions post-October 2024. Download steps: First, log in to BBMPeAasthi.karnataka.gov.in. Second, enter the SAS Property Tax ID and registered mobile number. Third, complete Aadhaar eKYC. Fourth, the system generates the e-Khata certificate within 7 to 21 days. For owners completing 31 May tax payment, the e-Khata should reflect the latest tax payment within 48 hours.

How does UAV tax calculation work

UAV stands for Unit Area Value. BBMP-GBA classifies Bengaluru into zones A through F based on locality value, with Zone A being the highest tier and Zone F the lowest. The annual property tax = built-up area in sq ft x UAV rate per sq ft x usage factor x age depreciation, plus 24 percent cess. For example, a 1,500 sq ft 3 BHK apartment in Zone B (typical residential) with UAV rate Rs 5.40 and 0.5 usage factor for residential = Rs 4,050 plus Rs 972 cess = Rs 5,022 annual tax. Self-occupied properties qualify for further depreciation.

What are Zones A through F

What is the post-31 May penalty regime

From 1 June 2026, the penalty schedule is straightforward. 2 percent per month penalty on the outstanding tax amount. 15 percent simple interest per annum on the outstanding amount, accruing from 1 June. For owners who miss FY 2026-27 entirely, the cumulative cost at 12 months late is 24 percent penalty plus 15 percent interest equals 39 percent above the original bill. For 2+ year defaults, the cumulative penalty can reach 100 percent of the original tax bill. Pay before 31 May 2026 to avoid this trajectory.

Does GBA change anything practically right now

Operationally, no significant changes for FY 2026-27. The 5 percent rebate, UAV zones, penalty schedule, and e-Khata process remain the same as the pre-GBA BBMP framework. What has changed is jurisdictional management. The five new City Municipal Corporations under GBA share administrative responsibilities. For owners, this means the same portals (BBMPeAasthi.karnataka.gov.in and bbmptax.karnataka.gov.in) and the same procedures. GBA Chief Commissioner M Maheshwar Rao oversees the unified rollout. Material changes to the UAV zones are expected in the FY 2027-28 cycle.

Buyer checklist for 31 May 2026 deadline

1. Retrieve the PID or SAS number from last year's receipt
2. Log in to bbmptax.karnataka.gov.in with registered mobile
3. Verify property zone and built-up area on the portal
4. Pay full year amount before 31 May 2026 via UPI or net banking
5. Download tax receipt 24 hours after payment
6. Log in to BBMPeAasthi.karnataka.gov.in for e-Khata download
7. Update Aadhaar eKYC, sale deed, and BESCOM ID on the e-Khata portal

For complementary property tax and Khata context, see our coverage of the Greater Bengaluru Authority 5 corporations, the Bhu Guarantee 2 percent B-Khata deadline, and the Bengaluru property registration total cost guide.

Frequently asked questions

Can I pay in 2 instalments and still get the rebate?

No. The 5 percent rebate is available only for single-shot full-year payment before 31 May 2026. Two-instalment payments forfeit the rebate. The maths: a Rs 30,000 annual bill paid before 31 May saves Rs 1,500. The same bill paid in two instalments costs the full Rs 30,000. Cashflow-strapped owners can borrow short-term to capture the rebate if the loan cost is below 5 percent.

What if I do not have my PID?

Recover the PID number via three paths. First, log in to bbmptax.karnataka.gov.in with the owner's mobile number registered against the property. Second, search by property address on the BBMP-GBA portal. Third, visit the BBMP Citizen Service Centre with the sale deed and last property tax receipt. PID recovery typically takes 1 to 3 days. Allow buffer before 31 May 2026 deadline.

How long for e-Khata download?

e-Khata generation takes 7 to 21 days from application date on the BBMPeAasthi.karnataka.gov.in portal. Required documents include Aadhaar eKYC, current B-Khata or A-Khata extract, 3 years of property tax receipts, sale deed and the latest BESCOM electricity bill. The 13 lakh records being rolled out under GBA Chief Commissioner M Maheshwar Rao should ease processing speed.

Will GBA change the UAV zones?

GBA has not announced changes to the existing UAV (Unit Area Value) zones A-F as of May 2026. The 5 percent rebate, 24 percent cess, and zonal classifications remain unchanged. What has changed is jurisdictional management. The five new City Municipal Corporations under GBA share property tax administration with BBMP for the GBA jurisdiction. Owners should not expect zone changes before the FY27-28 cycle.

Last updated 28 May 2026. By the PropNewz Team.