How to Pay Property Tax Online in Bengaluru (2016-17)

NOTE: For 2017-18 property tax payment, check this link.

UPDATE: The option to pay property tax for previous years has now been enabled in the new portal (read FAQ #3 below). Those who have not paid property tax for previous years can use this link to pay the same and then proceed to pay for the current year. Thanks to reader Sagar for highlighting this.

In this blog post, I explain how to pay your Property Tax online in a matter of minutes. This is an updated version of my earlier article on the same, and is necessitated because BBMP has hiked the Property Tax rates by 20-25% and also revised the zonal classification and has launched a new Property Tax payment website in April 2016.

The following are the steps to pay Property Tax using the updated portal:

1. Go to the new BBMP Property Tax portal ( and click on “Property Tax Payment” link.

BBMP Property Tax portal

2. Enter the SAS Base Application Number or Renewal Application Number (or PID number, if your property has it) in the given box and click on “Click Here”.

If you have filed Property Tax online before on the earlier BBMP SAS portal, use the same SAS Application Number that you used last time as the SAS Base Application Number. If you are filing Property Tax online for the first time, or are not sure of your SAS Base Application Number, try entering any of your previous SAS Application Numbers in the Renewal Application Number field.

3. If the SAS Application Number or PID number entered by you is valid, you should see the property’s first/sole owner’s name in the box below. Select it and click on “Continue” below.

Property Tax form

4. On the next page, in Rows 1-4 you need to enter your personal details such as occupation, age, telephone numbers, email ID, etc. You also need to select the name of the area and ward number from the respective drop down lists. You can also choose to enter additional details such as BESCOM and BWSSB RR numbers and your Aadhaar number (whichever are applicable).

Property Tax form page 2

5. Next (and most important), in Row 5 you need to select your area’s previous and current Zonal Classification in fields (i) and (ii). All areas are classified into one of six tax “zones” from A to F, with A being the highest taxed zone and F the lowest. Use the following links to find out your previous and current Zonal Classification:

For the “Cap on Zone applied” field (iii), here is how to select it:

  • If your new zone is higher than your previous zone by one or more value zones, then as a concession only one zone upgrade will be considered for taxation purposes. For example, if your previous zone was D, and your new zone is B, then it means your property has been upgraded by two zones (from D to B). But only one zone jump will be considered while calculating property tax. Therefore, you should enter C in the “Cap on Zone applied” field.
  • However, if your new zone is lower than your previous zone by one or more value zones, then you cannot benefit from the downgrade in zonal classification and you will still be taxed on the old (higher) zone itself. For example, if your previous zone was D and your new zone is E, then it means your property has been downgraded by one zone (from D to E). But you still need to enter D in “Cap on Zone applied” field.
  • If your previous and new zone are the same, enter the same zone in “Cap on Zone applied” field.

6. Next, in Row 6 select the type of property (vacant land, apartment, etc.) and enter the site dimensions, built-up area, etc. as applicable. Also specify whether the property is residential or non-residential (commercial). Lastly, click on “Save & Go to Step 2”.

Property Tax form page 2 part 2

7. On the next page, in Row 7 details of the property (category/type of property, built-up area and car parking area, year of completion of construction, etc.) need to be entered under the proper head (self-occupied or tenanted). After entering it, click on “Add” to save the same. If your property has any hoardings, mobile towers or land parking spots on lease, please enter those details as well.

Property Tax form page 3

8. In Row 8, your previous property tax details will be displayed below. Review the same. In Row 9, if you have lodged and/or won any appeal against earlier property tax assessment notice, mention those details. Lastly, click on “Save & Go to Step 3”.

Property Tax form page 3 part 2

9. On the next page, the property tax computation for the current year will be displayed, with all fields pre-filled. You can then proceed to pay via Challan Payment (cash/cheque/DD) or Online Payment (via credit/debit card or netbanking) option by clicking on the appropriate button.

Property Tax form page 4 Property Tax form page 4 part 2

10. If you choose the online payment option, the Property Tax receipt will be generated instantly (in PDF format) once you make the payment. You must save it for reference. You can also download the receipt later by going to the BBMP SAS website and clicking on “Document Print > Receipt Print” after 24 hours.

If you face any technical glitch while making the online payment, you can check the status here and complete the payment. If the link does not have a record of your application number, please wait for a few hours for the status to update and try again.

11. If you choose the challan payment option, a challan will be generated (in PDF format) and you must carry a print-out of the same to the local BBMP Ward Office to make the payment via cash, cheque or DD. You can also download the challan later by going to the BBMP SAS website and clicking on “Document Print > Challan Print”. Once the payment is credited, the Property Tax receipt can be downloaded as above, by clicking on “Document Print > Receipt Print” after 24 hours.

12. If you face any technical problems while using the portal, please try again from a different browser. If that doesn’t help, please report the issue to BBMP using one of the below methods:

Frequently Asked Questions

  1. When I enter my SAS application number in the SAS Base Application Number field, it is not accepted. Portal says “Application number does not exist”. Why is this so? Please try entering the application number in the Renewal SAS Application Number field. If that doesn’t work, try with another of your previous SAS application numbers.
  2. How do I find out my PID number? Use this link to find out:
  3. When I enter my SAS application number, portal says “You have not paid property tax for 2015-2016”. How do I pay property tax for earlier years? The facility to pay property tax for previous years has now been enabled. Click on “Property Tax” at the top and select the year for which you want to make the payment.
  4. I have selected wrong zone (either 2008-09 or 2016-17 or both) in Row 5 and now the portal is not allowing me to change it. What do I do? Please wait for 10 days and then try again. System will reset your form after 10 days.
  5. I have selected the wrong zone and made the payment also. How do I rectify it now? Currently BBMP does not allow online revision or rectification of property tax returns where the payments are completed; however they are working to introduce the same shortly. Please wait till then or visit your local BBMP ward office and enquire about the procedure.
  6. While making the payment online I faced a technical problem and was unable to complete payment. If I retry, portal says “You application is in payment stage, please complete the payment process”. How do I check the status or complete the payment? You can check the status of payment in progress and continue making payment via this link:
  7. While going to Step 2, I get an error “This form Contains RESERVE KEY WORDS. Please Change and Continue”. What do I do? This is due to use of special characters in one of the auto-filled non-editable fields. BBMP is aware of this problem and will hopefully fix it soon. Please try again after a few days.
  8. What options should I use in Row 7 for apartments and for vacant sites? For apartments use “I – RCC/Madras Terrace buildings” and for vacant land use “XIII – Excess Vacant Land or Vacant Land Not Built Upon”. Also, for vacant land, enter the site area in “Extent of built up area” field. Don’t forget to click on “Add”.
  9. The property tax calculated by the portal is much higher / lower than what I paid last year. Have I made a mistake? Please use the BBMP property tax calculator to verify whether the tax calculated by portal is correct or not:
  10. I have completed the payment online but I am not able to view the receipt at “Document Print > Receipt Print”. Please check after 24 hours.
  11. I have not paid my property tax for earlier years. How to pay it now? Please refer to FAQ #3.

Useful Links



  1. SrinivasaSrinivasa04-13-2016

    I have completed all steps while doing payment getting Transaction Failure message. Any one solved this. Please share the details to solve.
    Thanks in advance.

    • RohiniRohini12-28-2016

      I had a Transaction Failure because of clicking back button. Retrying the application gave the error – “Unable Modify the data, Active Transanctions / Challan found for your application”. Found a way to make the payment in those cases.

      Click on Payment Status tab ( and enter the Application number or Transaction number and click on Repay.

  2. DelsonDelson04-13-2016

    while continuing to 2 page I am getting Property with option will be available shortly.. what will be the reason…

    • Vijay PadiyarVijay Padiyar04-13-2016

      The new property tax portal is still a work in progress. Please drop an email to BBMP and try again after few days.

  3. NizamNizam04-13-2016

    In the final screen, when i click online payment, it says “Trasaction detail are already saved, please continue from payment screen”. But if i go to, “payment status” and click repay, it shows the billdesk and payumoney options along with my property tax details, but if i click “paynow”, there is a “Transaction Failure” error. Anyone is facing this problem?.

  4. SSSS04-13-2016

    Truly a well detailed article. Thanks for writing it up. Useful for all Banagloreans.

  5. BabuBabu04-13-2016


    If my base SAS (2008) has zone classification “D”, current valuation also has “D”, so the current cap zone also will be “D” right as per your explanation.


  6. Nithin GNithin G04-13-2016

    Hello Vijay,

    I have selected incorrect zone while updating application.

    I started fresh also, but still uneditable.

    Could you please help!!!

    • Vijay PadiyarVijay Padiyar04-13-2016

      Please drop an email to BBMP and ask them to rectify it.

      • Oswald SequeiraOswald Sequeira04-18-2016

        The BBMP email is undeliverable. Is there any other email add. pls?

        • Vijay PadiyarVijay Padiyar04-18-2016

          That’s shocking! It was working a few weeks ago. I had reported 2-3 issues in initial days of April and they had fixed it within 24 hours. Anyway, you can try the email IDs and contact numbers on this page:

  7. RK NAIRRK NAIR04-13-2016

    Dear Vijay

    By posting this you have done an excellent job for the benefit of the common man.

    Keep it up

  8. RamRam04-13-2016

    The information provided in this site very helpful. Thanks a lot Vijay for all your effort.
    Could you let me kniw what is the cap on for E to D?

  9. PrashantPrashant04-13-2016

    what if the zone E has changed/moved to zone B, what should the cap be entered as D or C

  10. RajRaj04-13-2016

    Hi Vijay. Good work.. Had one question
    Zonal classification of the property as per 2008 is “F” – auto populated
    Zonal classification of the property under 2016-17 is “E” comes under RR Nagar zone which is “E”
    Cap on Zone applied if any – ? what should be this value


    sir i NITHYANANDA made mistake paid for ( higher zone A instead C) is there any way i can get the excess amount back or adjust in next year tax payment please reply me

  12. sapnasapna04-13-2016

    Sir, if the sas 2008 zone is E and 2016-17 is B, then how will be cap on zone.Thank you.

    • Vijay PadiyarVijay Padiyar04-13-2016

      Please read the article carefully, it is already explained. Cap will be D (one grade above E).

      • RamRam04-13-2016

        Dear Vijay, Could you let me know what is the cap on for E to D

        • vkvk04-18-2016

          E to D… Cap should be “D” as per the article above

  13. sapnasapna04-13-2016

    Hello sir, all your informations were useful, I am unable to pay online as the result shows failure transaction. could you please guide me. I have also tried with repay button. but still unable to pay online.Thank you.Sapna

    • SriSri04-13-2016

      I am also facing same issue.let me know if it is solved.

      • PadmaPadma04-15-2016

        Hello, even I am getting the same error. Let me know if this issue is solved and how did you make payment.

  14. GeoGeo04-13-2016

    Thanks for putting up some instructions, the property tax website is definitely not designed for ease of use. Also looks like they didnt test it well enough and just unleashed it on the public without much thought.

    I have a question – I managed to pay through online transaction, but in the the payment status it is shown as ‘payment transition’ and paid amount is shown as 0. Does the payment reflect immediately or will it take time?

    • Vijay PadiyarVijay Padiyar04-13-2016

      For me it wasn’t reflected immediately but was there when I checked again the next day. So give it 24 hours.

  15. S.SridharanS.Sridharan04-12-2016

    Vijay, I made a mistake and paid for a higher zone (Zone B instead of Zone C). Is there any way I can get the excess money back? Thanks in advance.

  16. VenkateshVenkatesh04-12-2016

    While I type my SAS no. to find out new pid no., it says property missing.My SAS no. is 22507420. How to find correct new pid no.

    • Vijay PadiyarVijay Padiyar04-12-2016

      If PID is not available then use the SAS number itself to file property tax.

  17. Madan SMadan S04-12-2016

    Hello Sir,

    Our home is in Rajarajeshwari nagar. I am not able to get the Zonal Classification Residential information. Please help me this.Last year the total amount paid was 1615 rps.

  18. saikat dassaikat das04-12-2016

    hi Vijay, i am stuck with a unique problem. i selected the incorrect zone while filling the form online and realized it when i had moved to the 3rd step. when i tried to go back to the earlier step to change it, i am unable to as the fields are not editable.

    by any chance do you know how to make corrections.

  19. JaipagJaipag04-11-2016

    hello vijay thanks for the guidance . I have a question I completed the form the way you mentioned but in the end while paying it says transaction failed . Could you let me know why it is says so .

    • Vijay PadiyarVijay Padiyar04-11-2016

      No idea, please contact BBMP. But before that, check the payment status here:

    • Vikram17000Vikram1700004-12-2016

      Hello Jaipag and Vijay – We are also getting an error transaction failure at the time of payment. Can you please suggest if or how it can be resolved to make the payment online. Have also dropped an email to BBMP but no response yet.


      • AnilAnil04-12-2016

        Hello, I’m having the same Transaction Failure. Tried different browsers, but same result. Have gone to the Payment Status page and entered the application number. It shows up as Pay Online, but get the failure when trying to make the payment.

  20. KishoreKishore04-11-2016

    What is the cap on for D to A, please reply.

    • Vijay PadiyarVijay Padiyar04-11-2016

      As mentioned, cap is restricted to one jump, so in your case it’s obviously C.

  21. RajuRaju04-11-2016

    Hello Vijay,
    Thanks very much for your article. I wish I had seen this earlier before filling up my form.

    Unfortunately I made a mistake in entering the zonal information. I am not able to correct it now.

    Is there any way for me to correct it?


    • Vijay PadiyarVijay Padiyar04-11-2016

      No idea, you can send an email to BBMP using the email ID specified above and ask them.

      • VIJAYVIJAY04-13-2016


  22. Liju RajuLiju Raju04-11-2016

    Thanks for posting this online Vijay.
    It was really helpful.
    Appreciate your efforts, and i am sure many more would agree on this !

    Cheers ~ keep up the good work !

  23. S S MURTHYS S MURTHY04-11-2016

    Dear Sir,
    We have registered our property # 2162 in our joint names – Husband & Wife.
    It is reflected in our previous tax payment. Now, we understand, we have to
    have only one name to enter personal particulars – like age, occupation etc.,
    Pls advice us, How to go about it as we are unable to change in their system.

    • Vijay PadiyarVijay Padiyar04-11-2016

      You can enter the details of the first owner as per the sale deed.

  24. VSVS04-11-2016

    Thank you for offering these useful guidelines with screenshots. It will certainly take away the ‘mystery’ of what to expect in the next page once a page has been filled in :-). I will certainly recommend your website to anyone who needs help in attempting the online method. Just one query – is it possible to make corrections in a particular page after hitting the ‘Save & go to Step x’ button ?

    • Vijay PadiyarVijay Padiyar04-11-2016

      Yes, but only till you click on the payment options. After that you cannot edit anything.

  25. Anantha BhatAnantha Bhat04-09-2016

    I have purchased a property in 2012 and khatha transfers are made in 2013.However while selecting SAS of 2008-09, previous owners name still appears and i am not able to pay tax in my name. Please guide

    • Vijay PadiyarVijay Padiyar04-10-2016

      While paying property tax the first time after purchase, you must use Form V to file the property tax. And next time, use the SAS application number of that form.

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