Short answer: BDA property tax for 2026-27 is paid at app.bda.karnataka.gov.in/bdaptax-citizen/login. The portal opens with a mobile number, a captcha and a 4-digit OTP, then lists the sites linked to that number, each with View/Pay, Download Demand Note and Download Tax Receipt. A site that is not linked to your number can be added by its PID, a challan number from any of the last five years and the amount paid on that challan. A site whose khata sits with BBMP is paid at bbmptax.karnataka.gov.in instead.
BDA Property Tax Online, 2026-27
BDA property tax for 2026-27 is paid at app.bda.karnataka.gov.in/bdaptax-citizen/login. The portal opens with a mobile number, a captcha and a 4-digit OTP, then lists the sites linked to that number, each with View/Pay, Download Demand Note and Download Tax Receipt. A site that is not linked to your number can be added by its PID, a challan number from any of the last five years and the amount paid on that challan. A site whose khata sits with BBMP is paid at bbmptax.karnataka.gov.in instead.
The portal, its screens and its labels were read on 12 October 2026, from the live login page and the portal's own published interface files. The page was first checked on 7 September 2026.
The BDA property tax citizen portal: which address works
The one address that answers is:
https://app.bda.karnataka.gov.in/bdaptax-citizen/login
It loads over HTTPS with a valid certificate for that host, which runs from 8 May 2026 to 23 November 2026. The page calls itself the BDA Property Tax Payment System, part of BDA's Unified Land Management System under the Urban Development Department, designed and developed by the Centre for Smart Governance.
The other addresses an owner finds in old guides fail, each in its own way, as tested on 12 October 2026:
| Address | What happened on 12 October 2026 |
|---|---|
| propertytax.bdabangalore.org | No answer within 40 seconds, over HTTP or HTTPS. On 7 September 2026 it returned a 301 redirect to the address above. |
| bdabangalore.org | No answer within 40 seconds. |
| kbda.karnataka.gov.in | The certificate names only app.bda.karnataka.gov.in, so a browser blocks it as a name mismatch. |
| bda.karnataka.gov.in | The certificate expired on 3 October 2026. Past the warning, the home page returns 404 Not Found. |
An owner in Dubai or New Jersey who starts from BDA's main site meets a security warning and concludes the whole thing is a scam. Type the app.bda address in full and skip the rest.
BDA property tax login with a mobile number
| Step | What the portal asks |
|---|---|
| 1 | Enter Mobile Number |
| 2 | Enter the captcha, then Get OTP |
| 3 | A 4-digit OTP sent to the registered mobile number |
| Property ID at login | Not asked for |
| Owner name at login | Not asked for |
The published guides say to enter a Property ID and the owner's name and press Submit. That screen is gone. If the mobile number is not on BDA's records, the portal replies: "You are not yet registered. Please register with your mobile number." The citizen portal we read has no registration screen of its own, so a number that BDA does not hold cannot get past the login.
This is the part that costs an owner abroad a day. If the number on BDA's record is an Indian mobile you gave up when you moved, the OTP goes to a SIM you no longer hold. Fix the number with BDA before the bill is due, not on the day you want to pay.
BDA property tax payment for 2026-27: the screens after login
Once the OTP is accepted, the portal opens a Property List headed "Properties linked to your mobile number". Each row carries:
- PID, Site No. and Premise No.
- Division Name, Circle Name, Layout Name and Sub Layout Name
- Owner(s) and the communication address
- Status, with the portal's labels Pending, Due and Paid
- Actions: View/Pay Property Tax, Download Demand Note, Download Tax Receipt
View/Pay opens the Property and Tax Details screen for the Financial Year. It shows the Tax Assessment Year, the Property ID, the Site Status, the owner details and the tax lines below. To pay, tick "I have read and accept the Terms and Conditions" and press Pay Now. The portal hands over to a payment gateway and then checks the order status against the bill.
A second list on the same dashboard, "Previous year transaction details", holds earlier years, with their own demand note and receipt downloads.
Site not listed against your mobile number: search by PID
The dashboard carries a link, "Property not listed?", that opens Search More Properties. It asks for four fields:
| Field | What to enter |
|---|---|
| PID | The property ID BDA gave the site |
| Previous Challan No. | A challan from any of the last 5 years |
| Amount Paid | The amount paid on that challan |
| Captcha | As shown |
A site found this way shows under "Other Transacted Properties" and can be paid from there. If the PID is already on your list, the portal says so and does not add it twice.
Two limits follow from the screen itself. You still need a mobile number BDA recognises to reach the dashboard. And you need one old challan with its exact amount, which is why the receipt you file this year matters for every year after it.
What the BDA tax bill is made of
The demand note and the receipt list the same eight lines, in this order:
| Line | Tax component |
|---|---|
| a | Property Tax |
| b | Cess |
| c | Arrears |
| d | Interest on Arrears |
| e | Maintenance Fee |
| f | Arrears Maintenance Fee |
| g | Rebate |
| h | Penalty for the assessment year |
The receipt states the total as (a + b + c + d + e + f - g + h). The rebate is the one line taken off. The penalty is added for the assessment year it is raised in.
The rebate and penalty figures: read your own dues
Search for BDA property tax and you will be told the 2026-27 rebate is 5% for paying in full by a date in May or July, and that a late bill carries 2% a month. Those figures are repeated across commercial property blogs and lending sites, and the dates do not agree with each other. We could not trace them to a BDA notification or a Karnataka gazette entry, on 7 September 2026 or on 12 October 2026.
The portal does not print a rate. It prints the amount: the rebate and the penalty each sit on your bill as a line in rupees. The login page carries this note:
Note: The Property Tax details available in this BDA Property Tax Portal is up to date and includes tax dues (if applicable). The user need not visit BDA office to access information on Property Tax dues.
So read the rebate and penalty lines on your own demand note and pay the total. If you want the basis in writing, the BDA helpline listed against the property tax service on 7 September 2026 was 080-23355111. Ask for the demand against your site number and the order behind it.
BDA property tax receipt and demand note PDF download
Two documents come out of the portal, both as PDF, both from the Actions on your Property List:
- Download Demand Note gives the "Property Tax - Demand Note": the bill, before you pay.
- Download Tax Receipt gives the "Property Tax - Receipt": the proof, after you pay.
The receipt carries the Receipt No., Assessment Year, PID and Base PID, Site No., layout, owner name, the eight tax lines, the Total Amount Paid in figures and words, and the payment details: Demand Note No., Amount Paid, Payment Mode, Bank Name, Transaction Reference No., Challan No., Payment Date and Payment Status. It states that it is a computer-generated document and needs no seal or signature, and that "Payment is subject to realisation and reconciliation."
Receipts for earlier years come from "Previous year transaction details" on the same dashboard. The Challan No. on this year's receipt is the number the PID search asks for if the site ever drops off your list.
What breaks when you pay from outside India
Four failures, in the order they happen.
- The OTP. The registered mobile is Indian and the owner is not. This stops the login before anything else. Fix the number with BDA before tax season, not during it.
- The certificate warnings. bda.karnataka.gov.in and kbda.karnataka.gov.in both throw a browser security screen. Go straight to app.bda.karnataka.gov.in.
- The card. Indian government payment gateways decline most foreign-issued cards. Pay from an NRO account through Indian net banking, or have the person who holds your papers pay and send the receipt.
- The receipt. Download it in the session and keep the Challan No. You need it to find the site again by PID.
If a payment fails or a site shows the wrong owner or address, the dashboard has Report an Issue for a specific property, Update Address Details, and Track my Queries, which returns a Reference Number for each issue raised.
What to keep after you pay
Three records, saved the day you pay, not looked for a year later.
- The receipt PDF, named with the site number and the assessment year. Note its Challan No.
- The demand note PDF, which shows what BDA raised on each of the eight lines.
- The bank reference for the transfer, in case the portal marks the payment late.
An owner who holds those three can answer a demand notice from abroad in one email. An owner who holds none of them books a flight.
BDA or BBMP: which one bills you
Bengaluru has two property tax systems and an owner pays one of them, not both.
- BDA bills a site it allotted and still carries on its own register, in a layout it has not handed over.
- BBMP bills everything inside its limits, on an A khata or a B khata, at
bbmptax.karnataka.gov.in.
The practical test is the khata. If your khata certificate was issued by BDA and your last receipt came from BDA, you are on the BDA portal. If it came from BBMP, you are on the BBMP portal and the BBMP guide has the rates and the rebate dates. A site that was handed over to BBMP moves, and the year it moves is the year owners double-pay or skip a year without noticing.
FAQ
What is the BDA property tax website for 2026-27?
app.bda.karnataka.gov.in/bdaptax-citizen/login. On 12 October 2026 the old address propertytax.bdabangalore.org did not answer, and BDA's main site bda.karnataka.gov.in was serving a certificate that expired on 3 October 2026.
Can I pay BDA property tax without an Indian mobile number?
Not through the citizen portal on its own. The login sends a 4-digit OTP to the mobile number on record, and a number BDA does not hold gets the reply "You are not yet registered." The number has to be corrected with BDA first.
How do I download my BDA property tax receipt?
Log in, find the site on your Property List and choose Download Tax Receipt under Actions. It saves a PDF titled "Property Tax - Receipt". Earlier years sit under "Previous year transaction details".
My site does not show after login. What now?
Use "Property not listed?" on the dashboard. Enter the PID, a challan number from any of the last five years, the amount paid on that challan and the captcha. The site then appears under Other Transacted Properties.
What is the BDA property tax rebate for 2026-27?
The portal does not print a rate. It shows the rebate as a line in rupees on your demand note, deducted from the total. The 5% figures quoted on commercial sites could not be traced to a BDA notification or a Karnataka gazette entry on 12 October 2026, so this page does not repeat them.
Do I pay BDA and BBMP both?
No. One body bills a site. BDA bills a site it allotted and still carries on its own register. BBMP bills a property on an A khata or a B khata inside its limits. Check which body issued your khata and which body issued your last receipt.
Sources
- BDA Property Tax citizen portal, login page and portal note, read 12 October 2026: https://app.bda.karnataka.gov.in/bdaptax-citizen/login
- The portal's English interface file, with every screen label, field and receipt line quoted on this page, read 12 October 2026: https://app.bda.karnataka.gov.in/bdaptax-citizen/assets/i18n/en.json
- Old portal address, 301 redirect on 7 September 2026, no answer on 12 October 2026: https://propertytax.bdabangalore.org/
- BDA main site, certificate expired 3 October 2026 and home page 404, checked 12 October 2026: https://bda.karnataka.gov.in/
- kbda.karnataka.gov.in, certificate name mismatch, checked 12 October 2026: https://kbda.karnataka.gov.in/
- BBMP property tax system, the other Bengaluru portal: https://bbmptax.karnataka.gov.in/
Saurabh Garg, founder, 66 MG Road
Information on this page is as on 2026-10-12. Rules, rates, deadlines and government portals change without notice, so verify against the official source before you act. This page is for information only. It is not tax or legal advice, and it is not a substitute for a qualified adviser who knows your position.