Greater Bengaluru Authority Polls: A Plain Guide for Home Buyers and Property Owners
Government-appointed officials have run Bangalore's civic body for over six years, and the Supreme Court's final date for city corporation elections is 31 December 2026. Owners and buyers mostly want to know about khata, property tax and which office handles which paper. This article answers those questions as of October 2026.
The Position in October 2026
Polling dates are yet to be set. The State Election Commission is expected to declare them, along with ward reservations, once the revision of electoral rolls is finished. The state told the court that this revision would run into November 2026.
The court first asked for elections by 30 June 2026, a direction given in January. In May it allowed time until 31 August, and in August it gave its last extension, to 31 December 2026, warning that it would not relent again.
Behind the delay is a long history. The council before it was chosen in 2015 and lapsed on 10 September 2020, and fights over ward delimitation and reservation kept the matter in the courts.
Five Corporations Instead of the BBMP
Under a 2024 law, the BBMP gave way to the Greater Bengaluru Authority, which handles planning and large projects for the entire city. Five corporations were formed beneath it on 2 September 2025 and carry out day-to-day civic work.
The wards are spread unevenly:
- West is the biggest, with 112 wards
- North and South each have 72
- Central has 63
- East, the smallest, has 50
That adds up to 369 wards, each choosing one councillor. For now, state-appointed officials administer all five corporations.
Effect on Khata and Property Tax
A property's khata and tax are looked after by whichever corporation its location falls under, instead of one office for the whole city. Rules and online systems continued from the BBMP era, which means tax amounts did not shift when the city was divided. The records moved to a new office, and a seller or buyer must know which one.
Because staff, boundaries and files are still settling, delays are possible. Khata transfers, mutations and building plan approvals may be slower than before in some offices. Starting early and holding on to every receipt is a sensible habit.
The restructuring does not touch ownership. A sale deed, an encumbrance certificate or an old khata paper stays valid even where the BBMP name appears on it.
A Buyer's Checklist for the Transition
The purchase itself stays sound, but the records to verify now include a few extra points:
- Find the corporation and ward that apply to the property
- Confirm an e-khata exists, naming the owner and the corporation correctly
- See that tax is paid up to the present year against the right property number
- For a new project, ask which authority passed the building plan and compare it with RERA
- Compare documents from the BBMP period with the corporation's record, and have the seller put right any differences before the sale
- Set aside extra weeks for the khata transfer once the deed is registered, and chase it at the corporation office
In growing parts of East Bangalore, buyers of new flats should also ask the builder how khata bifurcation for individual flats will be done after handover. The corporation for that area will now process it.
What an Elected Council Changes
With a councillor in place, a ward gets one named person who answers for roads, drains, streetlights and garbage clearance. Appointed officers responsible for huge areas cannot offer the same attention. That local focus affects how a neighbourhood feels over time.
Councils will take time to approve budgets and find their feet, so results will not be immediate. Reading the situation properly is better than putting a purchase on hold. The team can help organise the khata and tax papers for any home on a shortlist.
