By the Godrej Whitefield Research Desk · Published 29 Jun 2026 · Last updated 29 Jun 2026

Every owner of a residential or commercial property in Whitefield owes BBMP property tax each year and holds — or should hold — a valid khata from the Bruhat Bengaluru Mahanagara Palike. Understanding both obligations matters whether you are a long-term homeowner managing recurring costs or a buyer doing due diligence before a purchase. Godrej Properties, the developer behind several projects in this micro-market, coordinates the initial tax and khata setup for new apartments at project handover, but every owner must independently manage annual tax payments thereafter. This guide covers the official payment portal, payment steps, rebate, penalty, and the critical A-Khata vs B-Khata distinction that affects loan eligibility and resale value.

How to Pay BBMP Property Tax Online

The only authorised portal for BBMP property tax payment is bbmptax.karnataka.gov.in. Avoid third-party aggregators that may levy additional convenience fees; the government portal accepts the full range of payment modes directly and issues an instant digital receipt.

The steps to pay online are straightforward:

1. Identify your property number. You need either the Application (AP) Number or the Property Identification Number (PID). Both appear on your previous tax payment receipt, on your sale deed, or on your khata certificate. If you do not have any of these documents, visit your BBMP ward office in person with proof of ownership to retrieve the number.
2. Retrieve your property details. Enter the AP Number or PID on the portal. The system displays the property address, owner name, assessed annual value and the current year's dues. Verify these details carefully before proceeding — if any detail is wrong, raise a correction request at the ward office first.
3. Choose your payment mode. The portal accepts debit cards, credit cards, net-banking and UPI. Select your preferred mode, complete the transaction, and save or print the digital payment receipt immediately.
4. Retain the receipt. The digital receipt is your proof of payment. It may be required for mortgage renewals, resale, building-plan applications or occupancy-certificate processes.

Offline payment is also available at any BBMP ward office and at authorised Bangalore One centres across the city, for property owners who prefer an in-person channel or whose records need a manual correction before the online portal can be used.

Rebate and Late-Payment Penalty

BBMP typically offers a rebate of approximately 5 percent on the full annual tax if the entire year's liability is paid in a single payment before the rebate deadline. This window typically opens at the start of the financial year (April) and closes within the first few months. Because the exact cut-off date varies each year, check the portal or the BBMP ward office at the start of the financial year to confirm the current deadline before the window closes.

Conversely, tax that remains unpaid past the due date attracts a late-payment penalty of approximately 2 percent per month on the outstanding amount, compounding until cleared. A full year's delay therefore adds roughly 24 percent to the original liability, making early payment strongly advisable. Paying before the rebate deadline achieves both goals: it captures the 5 percent discount and avoids the penalty clock entirely.

Rebate percentage, penalty rate and deadline dates are indicative based on BBMP norms and may be revised by BBMP each financial year. Verify the current figures at the ward office or on the official portal before your payment.

Khata: A-Khata vs B-Khata Explained

A khata is a municipal account or record maintained by BBMP for each property within its jurisdiction. It records the owner's name, property address, dimensions and assessed value, and it is the basis on which BBMP raises the annual property tax demand. Two categories of khata exist in Bengaluru's records, and the distinction carries significant practical consequences for owners and buyers.

A-Khata (Main Register)

An A-Khata entry means the property is fully regularised under BBMP's assessment, holds a valid PID, and meets the applicable planning and building norms. An A-Khata is required for:

• Obtaining a home loan or mortgage from any scheduled bank or housing finance company.
• Applying for a building plan sanction or structural modification.
• Obtaining a Khata Certificate and Khata Extract for resale or mutation purposes.
• A clean, unencumbered property sale without legal questions over municipal status.

B-Khata (B-Register)

A B-Khata (also called a B-register entry) is a semi-formal record BBMP maintains for properties that have not yet been fully regularised — typically properties in layouts where the developer or layout authority did not obtain all required approvals at the time of formation, or where regularisation remains pending. Key implications for owners and buyers:

• Loan financing is difficult: most banks and housing finance companies decline loans against B-Khata properties or impose onerous additional conditions.
• Building permits are harder to obtain: BBMP is generally reluctant to sanction structural plans for B-Khata properties until regularisation is complete.
• Resale buyer pool narrows: prospective buyers and their lenders will flag B-Khata status during due diligence, reducing demand and achievable price.
• Conversion to A-Khata is possible: B-Khata properties may be regularised and upgraded under eligible government schemes, but the process requires meeting specific criteria and paying applicable fees — timelines vary and are not guaranteed.

Khata Transfer: Process and Documents

When a property is sold, the khata must be transferred from the seller's name to the buyer's name in BBMP's records. The khata transfer process generally involves:

• Submitting a Khata Transfer application at the relevant BBMP ward office (the form is available at the ward office and on the BBMP portal).
• Attaching the registered sale deed (copy), the previous owner's Khata Certificate and Khata Extract, property tax paid receipts up to the current year, and an encumbrance certificate as applicable.
• Paying the Khata Transfer fee, which is typically a small percentage of the stamp-duty value — check the current fee schedule at the ward office.
• Receiving the updated Khata Certificate and Khata Extract in the buyer's name after BBMP processes the application. Timelines vary by ward; follow up proactively if processing is delayed.

The PID on the transferred khata then becomes the buyer's identifier for all future property-tax payments on the portal. It is advisable to complete the khata transfer promptly after registration of the sale deed to avoid complications in future tax payments or resale.

BBMP Property Tax & Khata: Quick Reference

Rates, fees and portal features are indicative and subject to revision by BBMP. Verify current figures at the ward office or on the official portal before acting on this information.

Whitefield Due-Diligence Note on Khata

Whitefield's rapid growth over the past two decades means that many layouts on the outer pockets — particularly those incorporated into BBMP limits from earlier panchayat or BDA jurisdictions — historically held B-Khata records. Some of these have since been regularised and upgraded to A-Khata; others have not. Before buying any property in or around Whitefield, prospective buyers should independently verify the khata status of the specific plot or apartment rather than relying solely on the developer's or seller's representations. Request the current Khata Certificate and Khata Extract directly from the relevant BBMP ward office, cross-check the PID against the BBMP portal, and confirm the property sits on the A-Khata main register. Buyers of new residential projects, such as Godrej Whitefield, should also confirm that the developer has secured the requisite approvals and is in the process of facilitating A-Khata transfer at handover — this is a standard due-diligence checkpoint alongside reviewing the title chain and the project's RERA registration status.

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