Bruhat Bengaluru Mahanagara Palike Property Identification Record
The master administrative record containing ward, zone, dimension, and ownership details tied to a Property Identification Number (PID).
In Kannada: ಬಿಬಿಎಂಪಿ ಆಸ್ತಿ ದಾಖಲೆ·Also known as: Bangalore PID search · BBMP property details · Know your PID Bengaluru · BBMP SAS record · Bengaluru ward property lookup
How we know this: we retrieve the PID Record from BBMP Tax / e-Aasthi for clients every working day, so the steps, failure modes and workarounds below are what the portal actually does — not a summary of its documentation.
Shubham Tiwadi is a partner at Anashwar Property Solutions in Vijayapura. His team operates the retrieval systems that pull Karnataka land records directly from the Bhoomi, Kaveri Online and e-Aasthi portals, and handles title verification for buyers across Vijayapura district.
The BBMP Property Record is the comprehensive digital profile of a piece of real estate as recognized by the Bruhat Bengaluru Mahanagara Palike. Central to this record is the Property Identification Number (PID), a unique 15-digit alphanumeric identifier assigned to properties within the BBMP's jurisdiction. This identifier encodes geographical data, detailing the ward number, the street ID, and the specific property number on that street. The full property record ties together various municipal data points. It logs the recognized owner's name, the categorization of the property (A-Khata or B-Khata), the total plot area, the built-up area constructed upon it, the property's usage classification (residential, commercial, or mixed), and its designated tax zone (A through F). Traditionally maintained in physical ledgers at the Assistant Revenue Officer (ARO) offices, this master record is now the foundational database that feeds into both the SAS property tax portal and the newer e-Aasthi digital khata system. It represents the government's official understanding of what the property is, where it is, and who is liable to pay taxes for it.
Examining the BBMP Property Record via a PID search is an indispensable first step in property due diligence in Bengaluru. A buyer needs to verify this record to ensure that the seller's claims match the government's data. If the seller is trying to sell a 3,000 sq ft built-up house, but the BBMP record only shows a 1,200 sq ft assessment, it immediately flags unauthorized construction or tax evasion, both of which will become the buyer's liability post-purchase. Furthermore, the record confirms the exact ward and zone, which dictates the property tax rates. It also reveals whether the property is classified under the B-register (B-Khata), which severely restricts bank loan eligibility and building permissions. Legal disputes frequently arise when the name on the sale deed does not match the name on the BBMP record, often because a previous buyer failed to perform the mutation (khata transfer). Checking this record upfront allows a buyer to demand that the seller updates the municipal records to reflect accurate dimensions and ownership before the final sale agreement is executed.
Step by step
Access the BBMP property tax portal or the designated citizen search portal.
Locate the 'Property Search' or 'Know Your PID' utility.
You can search using the existing 15-digit PID, the old SAS base application number, or the owner's name.
If using the SAS number, ensure you select the correct historical ward number.
The system will display the property's master details.
Cross-reference the owner name, plot size, and built-up area displayed on screen with the physical property and the registered sale deed.
Take a screenshot or print the page for your legal due diligence file.
If the search yields 'Record Not Found', verify if the property was recently added to BBMP limits (like the 110 villages) or if the PID format has been upgraded.
For detailed discrepancies, a physical visit to the jurisdictional BBMP ARO office may be necessary.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in Instant lookup. Open the document portal.
What goes wrong
Assuming that an active PID guarantees an 'A-Khata' status; B-Khata properties also have PIDs and pay property tax.
Ignoring discrepancies in built-up area between the BBMP record and actual construction, leading to heavy penalties during future assessments.
Failing to realize that the property falls under a commercial tax zone despite being used for residential purposes, resulting in unexpected tax demands.
Trusting a printed 'PID detail sheet' provided by a broker without verifying it live on the BBMP portal.
Confusion arising from the transition from old ward numbers (198 wards) to the newly delimited ward structures (225 wards).
Proceeding with a purchase when the BBMP record still shows the name of the original developer or a deceased previous owner instead of the current seller.
Fix errors fast
| Symptom on BBMP Tax / e-Aasthi | How to fix it |
|---|---|
| PID search returns 'No Record Found' | Try searching with the old SAS application number. Sometimes new PIDs take time to map correctly in the public search portal. |
| Owner name is misspelled or outdated | The seller must file for a Khata Transfer (Mutation) or a name correction at the ARO office using the registered sale deed before selling to you. |
| Built-up area is lower than actual size | The owner must file a revised property tax return, declare the correct built-up area, and pay the difference in tax and penalties to update the master record. |
| Property shows up in the wrong ward | BBMP recently redrew ward boundaries. The physical location hasn't changed, but the administrative ward number may have. Verify with the latest BBMP ward map. |
| Unable to determine A-Khata vs B-Khata from PID search | A PID alone doesn't explicitly state 'A' or 'B'. You must check the actual Khata Extract or the e-Aasthi portal to confirm the legal classification. |
The BBMP Property Record is the central municipal profile of a property in Bengaluru, accessible via its Property Identification Number (PID). It contains vital administrative data including the registered owner's name, ward details, plot dimensions, total built-up area, usage type, and the tax zone assignment.
PID stands for Property Identification Number. It is a unique 15-digit code assigned by the BBMP to every property within its limits. The format usually encodes the ward number, street ID, and the specific property number on that street, serving as the primary key for tax payments and khata processing.
No. Both A-Khata (legal, approved layouts) and B-Khata (unapproved layouts or properties with building violations) properties are assigned PID numbers so the BBMP can collect property tax. A PID simply proves the property exists in the tax register; it does not confer legal building approval or title.
You can find your PID number printed on any old property tax receipt. Alternatively, you can use the 'Know Your PID' feature on the BBMP tax portal, searching by your old SAS application number or the property owner's name.
If the record shows less built-up area than what actually exists, it is a tax compliance issue. The owner must log into the BBMP portal, file a revised tax return reflecting the true dimensions, and pay the difference in tax along with any applicable penalties. Buyers should insist this is done before purchasing.
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Related
Proof of municipal property tax payment under the Self Assessment Scheme (SAS) for properties in Bengaluru.
ReadThe mandatory electronic property register document for properties located within the Bruhat Bengaluru Mahanagara Palike limits.
ReadThe complete master checklist of legal, civic, and tax documents required to safely buy a flat, site, or revenue layout in Bengaluru.
ReadAnashwar Docs
Enter the survey number. We fetch it from BBMP Tax / e-Aasthi and return the official PDF in Instant lookup.