Land Tax Karnataka: How to Pay Land Tax Online (2026 Guide)
Land tax in Karnataka explained. What is land tax, the 3 types (agricultural, urban, GP), and step-by-step how to pay each online with portals and fees.
Quick Summary (TL; DR)
Land tax in Karnataka covers three types: (1) Agricultural Land Revenue paid to the Revenue Dept via Bhoomi portal, (2) BBMP/GBA Urban Property Tax for city properties via bbmptax.karnataka.gov.in, and (3) Gram Panchayat Property Tax for rural/peri-urban properties via bsk.karnataka.gov.in.
Agricultural land tax (Jama Bandi) is nominal typically ₹10–₹100 per year. But non-payment blocks loan applications, DC conversion, and inheritance transfers.
Urban property tax (BBMP/GBA) is based on the Unit Area Value (UAV) system across Zones A–F. 5% rebate available till May 31, 2026.
Gram Panchayat property tax uses an 18-digit Property ID (PID) and is paid at bsk.karnataka.gov.in.
All three can be paid fully online. No office visit required in most cases.
What Is Land Tax?
Land Tax in India and Karnataka: The Complete Definition
Land tax is a periodic charge levied by a government authority on the ownership or use of land. In Karnataka, the term 'land tax' is used broadly and can refer to different taxes depending on the type of land and the authority that governs it.
In Karnataka law, the primary statute governing land revenue is the Karnataka Land Revenue Act, 1964 (KLR Act). Under this Act, the Revenue Department collects land revenue (also called Jama Bandi) on agricultural land. Additionally, Urban Local Bodies (BBMP, BDA, Gram Panchayats) collect property tax on built-up and urban land.
The word 'land tax' therefore covers three distinct payment obligations in Karnataka, depending on where your land is and what it is used for.
Type | What It Is | Who Collects It | Portal |
Agricultural Land Revenue (Jama Bandi) | Annual revenue charged on agricultural land holdings under the KLR Act, 1964. Very nominal in most cases. | Revenue Department, Government of Karnataka | landrecords.karnataka.gov.in (Bhoomi) / Nadakacheri (nadakacheri.karnataka.gov.in) |
Urban Property Tax (BBMP/GBA) | Annual tax on residential, commercial, and vacant properties within city corporation limits. Calculated on Unit Area Value system. | BBMP / Greater Bengaluru Authority (GBA) / BDA / respective City Corporations | |
Gram Panchayat Property Tax | Annual tax on non-agricultural properties (residential, commercial) within Gram Panchayat jurisdiction. Also covers rural plots and houses. | Gram Panchayat (via RDPR Karnataka) | bsk.karnataka.gov.in (BSK portal) |
Which Type of Land Tax Do You Owe?
Do you own agricultural land outside city limits? → Pay Agricultural Land Revenue via Nadakacheri / Bhoomi portal.
Do you own a plot, house, flat, or site inside BBMP/GBA or BDA limits? → Pay BBMP/GBA Urban Property Tax at bbmptax.karnataka.gov.in.
Do you own a plot or building in a village or Gram Panchayat area (Sarjapur, Devanahalli, Hoskote, Anekal belt)? → Pay Gram Panchayat Property Tax at bsk.karnataka.gov.in.
Unsure which authority covers your land? → Check your land's Khata type: BBMP Khata = urban, Form 9/11 = Gram Panchayat, RTC/Pahani = Revenue Dept (agricultural).
Type 1: Agricultural Land Tax (Jama Bandi) in Karnataka
What It Is, Who Pays It, and Why It Matters
Agricultural land tax called Jama Bandi in Karnataka is the annual land revenue charged on agricultural land
land holdings under the Karnataka Land Revenue Act, 1964.
Landowners can also use the Dishaank mobile app to verify survey numbers and locate agricultural land parcels using Karnataka's official land records mapping system.
The amounts are nominal by modern standards. Most small agricultural holdings pay between ₹10 and ₹100 per year, depending on the land classification, area, and survey details. However, its importance is disproportionate to the amount.
Why Agricultural Land Tax Matters Despite the Small Amount | Consequences of Non-Payment |
Required for DC Conversion application | Cannot apply for DC Conversion to change land use without updated tax-paid receipts |
Required for agricultural loans from banks | Banks require tax-paid receipts as part of loan documentation |
Required for mutation/ownership change after inheritance or sale | Tahsildar will not process mutation without tax receipts |
Shows up on RTC (Pahani) | Unpaid dues are noted in the RTC which appears in every land transaction and title search |
Required for Encumbrance Certificate at SRO | SRO registers agricultural land transactions only if tax dues are cleared |
Required for legal heir certificate and inheritance processing | Revenue authorities check for outstanding dues before confirming inheritance |
How Agricultural Land Tax Is Calculated
Agricultural land tax in Karnataka is assessed by the Village Accountant (VA) and Tahsildar based on:
Classification of land: Wet (irrigated) land, Dry (rain-fed) land, Garden (horticulture) land each has different tax rates
Survey number and extent of the land holding
Taluk and hobli rates vary across districts
Whether the land has any government-notified exemptions (e.g., land below 1 acre held by small farmers in certain taluks may have no tax)
As of April 2026, agricultural land revenue rates in Karnataka are very low, typically ₹2 to ₹15 per acre per year for dry land, and slightly higher for wet or garden land. The Revenue Department issues demand notices (Jama Bandi) annually.
How to Pay Agricultural Land Tax (Jama Bandi) Online in Karnataka
Step-by-Step via Nadakacheri / Revenue Department Portal
Agricultural land revenue can be paid online or at a Nadakacheri centre near you.
What you need before starting:
Survey number of your agricultural land
District, Taluk, Hobli, and Village name where the land is located
Registered mobile number for OTP verification
ONLINE METHOD : Nadakacheri Portal (nadakacheri.karnataka.gov.in)
Step 1: Visit the Official Nadakacheri Portal
Open your browser and go to: nadakacheri.karnataka.gov.in
This is the official portal for Karnataka Revenue Department citizen services, including land tax payment.
Alternatively, agricultural land tax is also accessible at the Bhoomi portal: landrecords.karnataka.gov.in
Step 2: Register or Log In
Click 'Login' or 'Register as New User' on the top-right.
Enter your mobile number and click 'Send OTP'.
Enter the OTP and click 'Submit'.
New users: complete the registration with name, email, and mobile number.
Step 3: Select 'Land Revenue / Jama Bandi' Service
From the dashboard, click on 'Revenue Services' or search for 'Land Tax / Jama Bandi'.
Select the service for land revenue payment.
Step 4: Enter Your Land Details
Select: District → Taluk → Hobli → Village from the dropdown menus.
Enter your Survey Number (and Hissa/sub-division number if applicable).
Click 'Search' or 'Fetch Details'.
Step 5: View Your Dues
The portal displays your land details from the RTC (Pahani) record: owner name, survey area, land classification, and outstanding tax amount.
Verify the owner name matches the current owner. If not, a mutation application may be needed.
The tax amount due is shown for the current year and any previous arrears.
Step 6: Pay Online
Click 'Pay Now' or 'Proceed to Payment'.
Select your payment method: UPI, debit card, credit card, or net banking.
Complete the payment. A transaction reference number is generated immediately.
Step 7: Download Your Jama Bandi Receipt
After successful payment, download the land tax paid receipt (Jama Bandi receipt) as a PDF.
This is your official proof of land tax payment.
Keep the receipt safely it is required for DC Conversion applications, bank loans, mutations, and property transactions.
OFFLINE ALTERNATIVE Nadakacheri Centre or Taluk Office
If you cannot pay online:
Visit your nearest Nadakacheri centre (search at nadakacheri.karnataka.gov.in → 'Centre Locator')
Or visit the Taluk Office / Village Accountant's office for your land's jurisdiction
Carry: Survey number, RTC (Pahani) copy, owner's identity proof
Pay cash at the counter and collect the physical Jama Bandi receipt
Type 2: BBMP / GBA Urban Property Tax in Bengaluru
For Plots and Properties Within Bengaluru City Limits
If your property is within Bengaluru's municipal limits, you pay urban property tax rather than agricultural land revenue (Jama Bandi). Property tax services continue to be available through the existing municipal tax system and online portals.
This covers: vacant residential plots, residential houses, flats, commercial sites, mixed-use properties any land and building within the five city corporations of GBA (North, South, East, West, Central Bengaluru).
How Urban Property Tax Is Calculated: Unit Area Value (UAV) System
BBMP/GBA uses the Unit Area Value (UAV) system to calculate property tax. It is based on zone classification, not market value.
Zone | Area Classification | Tax Rate (approx.) | Examples |
Zone A | Prime commercial / high-value residential | Highest rate | MG Road, Indiranagar, Koramangala 1–3 blocks |
Zone B | Established residential and commercial areas | High | Whitefield main, Jayanagar, Basavanagudi |
Zone C | Mid-range residential areas | Moderate | HSR Layout, BTM Layout, Electronic City Phase 1 |
Zone D | Mixed-use developing areas | Moderate-low | Bannerghatta Road, Bellandur belt |
Zone E | Peripheral developing areas | Low | Outer areas, newly merged areas |
Zone F | Recently added peri-urban areas | Lowest | Devanahalli, Anekal, Dasarahalli (newly added) |
Formula: Property Tax = Unit Area Value × Built-Up Area × Tax Rate (%) + BBMP Cess (10%) + Agricultural Cess (3%)
Your annual tax notice from BBMP/GBA shows the breakdown. Use the calculator on bbmptax.karnataka.gov.in to verify your assessment.
Key Dates: BBMP/GBA Property Tax FY 2025-26
Due date (no penalty) March 31, 2026 PASSED. Penalty is running.
5% rebate window (new FY 2026-27) April 1 – May 31, 2026 OPEN. Pay FY 2026-27 tax in full to save 5%.
Penalty after May 31: 2% per month on the outstanding amount
Two consecutive years unpaid: 100% penalty + 15% simple interest from April 1 of the default year
How to Pay BBMP / GBA Property Tax Online
Step-by-Step via bbmptax.karnataka.gov.in
What you need:
SAS Application Number (SAS ID) or PID Number from your previous tax receipt or Khata certificate
Your registered mobile number for OTP (if required)
Step 1: Go to the Official BBMP Tax Portal
Open your browser and go to: bbmptax.karnataka.gov.in
Use Google Chrome on a desktop for the best results.
Step 2: Enter Your SAS Application Number or PID
In the search bar on the homepage, type your SAS Application Number (10-digit number from your previous tax receipt, listed as 'Application Number').
Or type your PID (Property Identification Number) from your Khata certificate.
Click 'Retrieve' or 'Search'.
Step 3: Verify Your Property Details
The portal displays your property record: owner name, ward, zone, property type (residential/commercial), built-up area, and tax assessed.
Verify the details are correct before proceeding.
If the owner's name is incorrect or property details are wrong, do not pay yet. Contact your BBMP ward office or raise a correction on bbmpeaasthi.karnataka.gov.in first.
Step 4: Select Payment Type
Choose: Current Year Tax (FY 2026-27 for the new year) or Arrears (for pending previous years).
If the 5% rebate is available (before May 31, 2026), pay the full annual amount in one shot to qualify. Paying in instalments removes the rebate.
Step 5: Pay Online
Click 'Proceed to Pay'.
Select payment method: UPI, debit card, credit card, or net banking.
Canara Bank, HDFC Bank, Axis Bank, and all major UPI apps are accepted.
Complete the payment.
Step 6: Download Your Receipt
After payment, the portal generates a receipt number immediately.
Go to: Downloads → Receipt Printout on the portal.
Enter your Assessment Year and Application Number.
Download the PDF receipt. Keep it for 7+ years needed for Khata transfer, home loans, resale, and legal matters.
Offline options: BangaloreOne centres (any of the numerous centres), authorised bank branches (Canara Bank, HDFC Bank, Axis Bank), or your BBMP ward office. Service charge of ₹45 applies at BangaloreOne.
Type 3: Gram Panchayat Property Tax (Panchayat Land Tax)
For Properties in Rural Karnataka and Peri-Urban Bengaluru
If your land or property is in a Gram Panchayat area, such as Sarjapur, Devanahalli, Hoskote, Anekal, Kengeri, Bidadi, Nelamangala, Attibele, Channapatna, or any other village/panchayat area, you pay Gram Panchayat property tax.
This is not paid to BBMP. This is paid to the Gram Panchayat through the Bapuji Seva Kendra (BSK) portal.
GP property tax covers: residential houses and sites on non-agricultural land within GP jurisdiction, commercial properties in GP areas, converted plots with a Form 9 / Form 11 (Panchayat Khata).
How GP Property Tax Is Calculated
The Gram Panchayat itself sets the property tax rate for properties in its jurisdiction. The final amount depends on:
Property type: residential, commercial, industrial, mixed-use
Built-up area or plot area
Usage classification: owner-occupied vs rental
Additional cesses: Health Cess, Water and Sanitation Cess, Solid Waste Management Fee, Education Cess at each GP's discretion
Tax amounts for GP properties are typically lower than BBMP rates. Contact your Gram Panchayat directly for your specific tax demand if not reflected on the BSK portal.
How to Pay Gram Panchayat Property Tax Online
Step-by-Step via bsk.karnataka.gov.in (BSK Portal)
What you need:
18-digit Property ID (PID) assigned by your Gram Panchayat. Find it on your GP property tax demand notice, Form 9 certificate, or by visiting your GP office
Registered mobile number
Step 1: Visit the Official BSK Portal
Open your browser and go to: bsk.karnataka.gov.in
This is the Bapuji Seva Kendra portal maintained by the Rural Development and Panchayat Raj (RDPR) Department.
Select 'Property Tax Payment' from the citizen services menu.
Step 2: Select Your Gram Panchayat
From the dropdown, select: District → Taluk → Gram Panchayat (your specific GP).
Different GPs may have different tax records on the portal. Select the correct GP for your property.
Step 3: Enter Your 18-Digit Property ID (PID)
In the search field, enter your 18-digit Property ID.
This is different from your BBMP SAS ID. The GP Property ID is 18 digits long and is issued by your specific Gram Panchayat.
If you do not have your PID, visit your GP office with your Form 9/11 certificate or property address to obtain it.
Step 4: View Property Details and Dues
The portal retrieves your property record: owner name, property address, area, and the current year's tax demand, plus any arrears.
Verify all details are correct. If the owner's name is wrong (still in the previous owner's name), apply for GP Khata transfer first at your Gram Panchayat or via bsk.karnataka.gov.in.
Step 5: Pay Online
Click 'Pay' or 'Proceed to Payment'.
Select payment method: UPI, debit card, credit card, or net banking.
Some GPs use the BSK payment gateway integrated with Axis Bank or HDFC Bank.
Complete the payment and save the transaction reference.
Step 6: Download Your GP Property Tax Receipt
After payment, download the Gram Panchayat property tax receipt.
This receipt is required for: Form 9/11 updates, building license application at GP, water connection requests, and any Panchayat-level service.
Cannot find your property on the BSK portal? If your property does not appear online, contact the concerned Gram Panchayat office with your property documents. Some records may still be under digitisation, verification, or system integration.
Need Help with Land Tax Payment? Talk to Property Expert Today?
All Three Land Taxes at a Glance: Quick Comparison
Which Land Tax, Which Portal, What to Carry
Basis | Agricultural Land Tax (Jama Bandi) | BBMP/GBA Urban Property Tax | Gram Panchayat Property Tax |
What it covers | Agricultural land under Revenue Dept | Urban plots, houses, flats inside city limits | Non-agricultural properties in GP areas |
Authority | Revenue Department, Karnataka | GBA / BBMP / BDA / City Corporations | Gram Panchayat (via RDPR) |
Amount | Very nominal (₹10–₹100/year approx.) | Based on UAV × area × zone rate | Set by each GP varies |
Annual due date | March 31 | March 31 (rebate: April 1–May 31) | March 31 |
Portal | |||
What to carry | Survey number, District, Taluk, Hobli, Village | SAS Application Number / PID | 18-digit GP Property ID |
Receipt needed for | DC Conversion, bank loan, mutation | Khata transfer, resale, home loan | Building license, water connection, Form 9/11 update |
Penalty for non-payment | Noted in RTC; blocks transactions | 2% per month; attachment/auction risk | As per GP by-laws; service denial |
Common Land Tax Problems and Solutions
When the Portal Doesn't Work or Records Are Wrong
Problem | Likely Cause | Solution |
Cannot find property on BBMP portal using SAS ID | Wrong SAS ID, or property not in BBMP/GBA limits | Try searching by owner name and ward at bbmptax.karnataka.gov.in. If property is in GP area, use BSK portal instead. |
Property still in previous owner's name on portal | Khata/mutation was not done after purchase | Apply for Khata transfer at bbmpeaasthi.karnataka.gov.in (BBMP) or at GP office (Gram Panchayat). Pay tax under new name only after transfer. |
Agricultural land shows arrears I don't recognise | Accumulated dues from years of non-payment or incorrect assessment | Pull your RTC from landrecords.karnataka.gov.in. Visit Taluk office with RTC to verify demand. Pay via Nadakacheri. |
GP Property ID not available (no demand notice received) | Property not yet registered with GP, or records not digitised | Visit Gram Panchayat office with Form 9/11 or sale deed. Request PID generation. Some GPs still have manual records not on BSK portal. |
Tax amount seems unexpectedly high this year | Zone reclassification under GBA transition, or SAS area correction | Download your detailed assessment from portal. Check zone and area classification. Raise a correction application if wrong. |
Receipt generated but cannot download | Server load, browser compatibility | Try Chrome on desktop, off-peak hours (before 9 am) Check 'My Payments' history in your portal account |
Paid via BangaloreOne but not reflected online | Processing delay between BangaloreOne and BBMP portal | Allow 24–48 hours. If not updated after 48 hours, contact the BangaloreOne centre with your transaction receipt. |
Need Help with Land Tax Payment? Talk to Property Expert Today?
What Happens If You Don't Pay Land Tax?
The Consequences Across All Three Land Tax Types
Tax Type AND Consequences of Non-Payment
Agricultural Land Tax (Jama Bandi): Unpaid dues noted in your RTC/Pahani. Banks reject loan applications. DC Conversion application blocked. Mutation for inheritance or sale delayed. Can attract nominal interest under the KLR Act.
BBMP/GBA Urban Property Tax: 2% monthly penalty from April 1. Two consecutive years: 100% penalty. Property attachment order issued by the corporation. Public defaulter list published. Property can be auctioned. Under GBA's March 2026 policy, City Corporation can directly purchase the property at the guidance value if the auction fails. Title defect created in EC.
GP Property Tax: GP services (building license, water connection, Form 9/11 update, trade license) are denied until dues are cleared. Penalties as per GP by-laws. Unpaid GP tax is noted in BSK records and affects Form 9/11 status.
Unpaid land tax of any type is a title defect. It shows up in due diligence and blocks transactions.
All Land Tax Portals in Karnataka: Quick Reference
Official URLs Verified as of April 2026
Portal | Use | URL |
Nadakacheri | Agricultural land tax (Jama Bandi) payment + other revenue services | |
Bhoomi | View and download RTC/Pahani, check mutation status, and agricultural land records | |
BBMP / GBA Property Tax | Urban property tax payment for properties inside GBA/BBMP limits | |
BDA Property Tax | Property tax for BDA-allotted properties | |
BSK (Bapuji Seva Kendra) | Gram Panchayat property tax payment for rural Karnataka properties | |
BBMP e-Aasthi | e-Khata application, Khata transfer, Khata download | |
Kaveri Online Services | Encumbrance Certificate, certified sale deed copies, guidance value | |
Dishaank | GPS-based map to verify survey number and land boundaries on-site | dishank.karnataka.gov.in / mobile app |
IGR Karnataka Kaveri 2.0 | SRO locator, registration guidance |
Confused About Which Land Tax You Owe? Vault Can Help.
Many property owners in Karnataka owe land tax across more than one authority: an agricultural plot with pending Jama Bandi, a Bengaluru flat with unpaid BBMP tax, and a Sarjapur site with outstanding GP dues.
Not knowing you owe land tax is not a defence. The dues accumulate, the penalties compound, and the title defect surfaces the day you need to sell.
Vault Proptech helps NRIs, out-of-station owners, and elderly property holders with:
Identifying all land tax obligations across agricultural, urban, and GP categories
Due amount verification across Nadakacheri, BBMP, BDA, and BSK portals
Online payment coordination with receipt download and archival
Arrear clearance planning across multiple financial years
Khata transfer and record update after tax payment
Annual property tax compliance management so you never miss a deadline again
Need Help with Land Tax Payment? Talk to Property Expert Today.
