Land Tax Online Payment: How to Pay Land Tax Online in India
You can pay land tax online on your state's revenue or land-records portal. Search your land by survey, khata or khatian number, check the dues, pay by UPI, card or net banking, and save the receipt. India has no single national portal for this, so the steps are similar everywhere but the website depends on your state.
Key takeaways
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Land tax is paid to the state revenue department, not to your municipality.
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Every state uses its own portal. Kerala uses ReLIS, Bihar uses Bhu-Lagaan and West Bengal uses Banglarbhumi.
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You need the land identifier from your record (survey, khata, khatian or thandaper number), not just your name.
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Check the name and area on screen before you pay, then save the receipt with the transaction reference.
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Some villages are still not enabled for online payment, so the local revenue office remains the fallback.
What Is Land Tax?
Land tax is an annual charge that a state government collects on land. Depending on the state it is called land revenue, basic tax, lagaan or khajna. The state sets the rate, and it usually depends on the land's area and classification.
The name changes across the country, which affects what you should search for. In Kerala it is "basic tax" on the receipt. In Bihar it is lagaan, collected by the Circle Office. In West Bengal it is khajna, paid through the Banglarbhumi portal.
Who Needs to Pay Land Tax?
The person named in the land record pays it. That means the owner, or each co-owner if the land is held jointly. If you inherited land and the record still carries the previous owner's name, you will usually still see the dues under that record.
Unpaid dues do not disappear when land is sold. A property guide on Bihar says lagaan is tied to the plot, so a buyer inherits the liability. A Bihar land-records guide also says you cannot apply for an LPC (land possession certificate) until pending lagaan is cleared.
How to Pay Land Tax Online
The land tax payment process has six steps, and they are the same in most states.
Step 1: Visit the Official State or Local Government Portal
Use your state's own website, and check that the address ends in .gov.in or .nic.in. Several private "land record" sites exist and some charge for what the government portal does free. The portals below are the ones I checked:
Step 2: Select the Land Tax or Land Revenue Service
Look for wording such as "Pay Land Tax", "Quick Pay", "Bhu-Lagaan" or "Land Revenue (Khajna)". In West Bengal you log in first, then go to Citizen Services and choose the online payment option.
Step 3: Enter the Required Property or Land Details
Choose district, taluk or tehsil or circle, and village or mauza. Then enter the identifier your state uses. In Kerala that is the thandaper, block and survey number. In West Bengal it is the khatian number, and in Bihar it is the khata number.
Step 4: Check the Tax Amount and Pending Dues
The portal shows the current year's amount and any earlier arrears. Before paying, confirm that the owner name and land area match your documents. If they do not, stop and fix the record first, because paying against the wrong entry creates a second problem.
Step 5: Make the Online Payment
Portals accept UPI, debit and credit cards and net banking. Note the transaction or GRN reference on the confirmation screen. It is your only handle if something fails later.
Step 6: Download or Save the Land Tax Payment Receipt
Download the receipt as soon as payment succeeds and keep both the PDF and the reference number. Where to find the receipt again is covered below.
Documents and Details Required for Online Land Tax Payment
You rarely upload anything. You mostly need identifiers, and an old receipt is the fastest way to get them. Keep these ready:
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District, taluk or tehsil, and village or mauza names, spelled as in the record
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Survey, khata, khatian or thandaper number
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Your previous land tax receipt, which usually carries all of the above
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A mobile number for OTP. Kerala's Quick Pay option asks for a mobile OTP rather than a full registration.
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A payment method: UPI app, card or net banking
How to Check Land Tax Payment Status
Land tax dues check and land tax status check work the same way: enter the land details as in Step 3 and read the dues page, without paying. In Bihar, the "बकाया देखें" (view dues) option lists past payments and outstanding lagan, with a pay button beside it. Kerala's portal shows outstanding dues once you enter the survey details.
For a payment you have already made, use the transaction or GRN reference on the portal's payment-status option. In West Bengal, check the GRN first if money left your account without a receipt.
How to Download a Land Tax Payment Receipt
The land tax receipt is generated when the payment completes. Download it from the confirmation page, or log in and look under your payment history. West Bengal's portal issues a digital receipt right after payment. Bihar allows receipt download on its lagaan portal, though a property guide warns that older cash payments made at the Circle Office may not appear online.
Keep a copy for every year you pay. You will be asked for these receipts during a sale, a mutation or a bank loan. Our guide to land mutation online explains when they come up.
State-Wise Land Tax Online Payment
Land tax payment by state depends on the state's record system, so start with the entry below that matches yours.
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State
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Term on the record
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Where to start
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Kerala
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Basic tax / land tax
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ReLIS at revenue.kerala.gov.in, or the Village Office
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Bihar
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Lagaan (Bhu-Lagaan)
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Bihar Bhumi and the Bhu-Lagaan service
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West Bengal
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Khajna
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banglarbhumi.gov.in, Citizen Services
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Odisha
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Rent shown on the Khatiyan
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bhulekh.ori.nic.in, select district, tahasil, village and RI circle
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Kerala says online payment has been available since 2015 in ReLIS-activated villages, which one guide describes as most of the state. For Odisha, Bhulekh Odisha lets you view the Khatiyan and start the land revenue steps.
For any other state, search "[state name] land revenue payment", open the result that ends in .gov.in or .nic.in, and follow the same six steps. For deeper background on records, see our guide to checking land records online.
Common Problems During Online Land Tax Payment
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Money deducted but no receipt. Write down the transaction or GRN reference, check status on the portal, then contact your bank or the portal's support desk with that number.
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Your village or plot does not appear. In Kerala, if the area is missing, the village may still need in-person payment at the Village Office.
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Wrong owner name or area on screen. Do not pay yet. The record needs correction or mutation, which is a separate application.
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Portal slow or failing. Try off-peak hours, another browser, or clear cache and cookies.
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Old payments missing. Keep your paper receipts. Digital history often starts only from when a village went online.
Land Tax vs Property Tax: What's the Difference?
Land tax goes to the state revenue department and is tied to the land parcel in the revenue record. Property tax goes to your municipality, corporation or panchayat and is tied to a building or urban property. Kerala shows the split: land tax runs through the revenue portal, while property and building tax run through the KSMART portal of the local self-government department.
If you own a plot with a house on it, you may owe both, since they are separate demands from separate authorities. That is my reading of how the two systems work, so confirm with your local office. Our guide to property tax payment online covers the municipal side.
Frequently Asked Questions About Land Tax Online Payment
Is there one national portal to pay land tax?
No. Land is a state subject, so each state runs its own portal. The national services directory lists some of them, such as Bihar's.
Can I pay without registering an account?
It depends on the state. Kerala offers Quick Pay using a mobile OTP. West Bengal's flow starts with a login.
How often is land tax paid?
Annually in the states covered here. Kerala's basic tax receipt covers one financial year.
Does the receipt prove I own the land?
It proves payment. Kerala's guide describes the basic tax receipt as supporting evidence of possession that should be cross-checked with the Thandaper before any purchase. Ownership rests on the title documents and the record of rights.
What if I have not paid for several years?
The portal shows earlier years as arrears, and you can usually pay them together. In Bihar, an LPC application is blocked while dues are pending.
My payment failed but money was deducted. What now?
Keep the transaction reference, check payment status on the portal, and contact the bank or portal help desk. Do not pay a second time before confirming the first failed.
Can I check dues without paying?
Yes. Enter the land details and stop at the dues page.
Do I need to keep old receipts if the portal has records?
Keep them. Portals may not show payments made offline before a village was digitised.