# BDA Property Tax Online 2026-27: The Portal Moved

By Saurabh Garg, founder·7 min read·Published 2026-09-07
**Short answer:** BDA property tax is paid at app.bda.karnataka.gov.in, not at propertytax.bdabangalore.org. The old address still works but it redirects, and the login changed: the portal now opens with a mobile number, a captcha and an OTP, so the Property ID and owner-name lookup described on most guides is gone. BDA tax applies to a site BDA allotted and still holds on its own register. A site whose khata sits with BBMP is paid at bbmptax.karnataka.gov.in instead.

# BDA Property Tax Online, 2026-27

**BDA property tax is paid at app.bda.karnataka.gov.in, not at propertytax.bdabangalore.org. The old address still works but it redirects, and the login changed: the portal now opens with a mobile number, a captcha and an OTP, so the Property ID and owner-name lookup described on most guides is gone. BDA tax applies to a site BDA allotted and still holds on its own register. A site whose khata sits with BBMP is paid at bbmptax.karnataka.gov.in instead.**

Every address, redirect and screen on this page was checked against the live portal on 7 September 2026.

## The portal moved, and most guides still send you to the old one

`propertytax.bdabangalore.org` returns a 301 redirect to:

`https://app.bda.karnataka.gov.in/bdaptax-citizen/login
`
The redirect works, so an owner who follows an old bookmark still lands in the right place. What breaks is the instructions. The portal that answers today is BDA's Unified Land Management System, under the Urban Development Department, built by the Centre for Smart Governance, running version 1.2.1. It is a different application from the one the guides describe.

BDA's own front door is in worse shape. `bdabangalore.org` redirects to `kbda.karnataka.gov.in`, and that host does not load over HTTPS. The certificate it presents is issued to `app.bda.karnataka.gov.in` and names only that host, so a browser rejects it as a name mismatch. The certificate is valid from 8 May 2026 to 23 November 2026 and it is on the wrong hostname. An owner sitting in Dubai or New Jersey gets a full-page security warning on the authority's main site and concludes the whole thing is a scam.

## What the login asks for now

|  | What the portal asks |
| --- | --- |
| Address | app.bda.karnataka.gov.in/bdaptax-citizen/login |
| First field | Mobile number |
| Second field | Captcha |
| Then | OTP sent to that mobile number |
| Property ID at login | Not asked for |
| Owner name at login | Not asked for |

This is the part that costs an owner abroad a day. The published guides say to enter a Property Number and the owner's name and press Submit. That screen is gone. The portal opens with a mobile number and sends a one-time password to it. If the number registered against your site is an old Indian mobile you stopped paying for when you moved, you cannot get past the first screen, and no amount of Property ID hunting helps.

The portal carries its own note on the login page:

> 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.

Read that as the authority saying the dues shown on screen are the dues. It is the one number on this subject worth trusting, because it comes from the body that raised it.

## 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](/guides/pay-bbmp-property-tax-bangalore-nri) 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.

## 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 31 July 2026, and that a late bill carries 2% a month. Those figures are repeated across commercial property blogs and lending sites. They are not printed on the BDA portal, and we could not trace them to a BDA notification or a Karnataka gazette entry on 7 September 2026.

So this page does not repeat them. The portal states that the dues it shows include tax dues where they apply. Log in, read the figure BDA raises against your site, and pay that. A rebate you cannot find in a notification is not a rebate you can plan around, and 31 July 2026 has passed in any case.

If you want the number in writing, the BDA helpline listed against the property tax service is 080-23355111. Ask for the demand against your site number and the basis for it.

## 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 it before tax season, not during it, and fix it with the body that holds the record.

- **The certificate warning on kbda.karnataka.gov.in.** An owner checking that BDA is real hits a browser security screen. Go straight to `app.bda.karnataka.gov.in` and skip the main site until the certificate is corrected.

- **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. Reissuing a BDA receipt later means an office visit in Bengaluru, which is the specific thing the portal note says you should not need.

## What to keep after you pay

Three records, saved the day you pay, not looked for a year later.

- The receipt PDF from the session, named with the site number and the assessment year.

- A screenshot of the dues screen before payment, which shows what BDA raised and on what basis.

- 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.

## FAQ

**Is propertytax.bdabangalore.org still the BDA property tax website?**

No. It returns a 301 redirect to app.bda.karnataka.gov.in/bdaptax-citizen/login, checked on 7 September 2026. The old address still works as a redirect, but the steps written for it describe a screen that is gone.

**Can I pay BDA property tax without an Indian mobile number?**

Not through the citizen portal on its own. The login sends a one-time password to the mobile number on record, so an owner who cannot receive that message does not reach the payment screen. The number has to be corrected with BDA first.

**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.

**What is the BDA property tax rebate for 2026-27?**

The portal does not print one. The 5% figure and the 31 July 2026 date quoted across commercial property blogs could not be traced to a BDA notification or a Karnataka gazette entry on 7 September 2026, so this page does not repeat them. Read the dues the portal raises against your site and treat that as the amount.

**Why does the BDA website show a security warning?**

bdabangalore.org redirects to kbda.karnataka.gov.in, and that host serves a certificate issued to app.bda.karnataka.gov.in. The name does not match, so the browser blocks it. The certificate runs from 8 May 2026 to 23 November 2026 and is on the wrong hostname. The payment portal itself is not affected.

**Which portal shows my dues?**

app.bda.karnataka.gov.in for a BDA site, bbmptax.karnataka.gov.in for a BBMP property. The BDA portal states that the dues it shows are current and that you do not need to visit a BDA office to see them.

## Sources

- BDA Property Tax citizen portal, login screen and portal note, read 7 September 2026: [https://app.bda.karnataka.gov.in/bdaptax-citizen/login](https://app.bda.karnataka.gov.in/bdaptax-citizen/login)

- Redirect from the old portal address, HTTP 301, checked 7 September 2026: [https://propertytax.bdabangalore.org/](https://propertytax.bdabangalore.org/)

- BDA main site redirect target and its certificate name mismatch, checked 7 September 2026: [https://kbda.karnataka.gov.in/](https://kbda.karnataka.gov.in/)

- BDA main site, redirects to the above: [https://bdabangalore.org/](https://bdabangalore.org/)

- BBMP property tax system, the other Bengaluru portal: [https://bbmptax.karnataka.gov.in/](https://bbmptax.karnataka.gov.in/)

*Saurabh Garg, founder, 66 MG Road*

Information on this page is as on 2026-09-07. 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.

## Related guides

- [Paying Bengaluru Property Tax From Abroad, 2026-27](/guides/pay-bbmp-property-tax-bangalore-nri)
- [How to Pay India Property Tax From Abroad](/guides/pay-india-property-tax-from-abroad)
- [E-khata in Bengaluru, for owners living abroad](/guides/e-khata-bangalore-nri-guide)
- [Khata, Mutation, and Title Clean-up for Remote Owners: Why a Pending Record Blocks Your Sale](/guides/khata-mutation-remote-owner)

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Source: [https://66mgroad.com/guides/pay-bda-property-tax-bangalore-nri](https://66mgroad.com/guides/pay-bda-property-tax-bangalore-nri) · 66 MG Road. Full LLM brief: https://66mgroad.com/llms.txt