Is e-Khata Mandatory in Bangalore? How to Get and Verify e-Khata on e-Aasthi (2026)

TL;DR

• Since late 2024-25, a valid e-Khata is effectively mandatory for any property transaction inside the old BBMP (now Greater Bengaluru Authority) limits: you cannot register a sale, transfer ownership, raise a home loan, or get a building plan sanctioned without one. Apply at bbmpeaasthi.karnataka.gov.in and always insist on a Final e-Khata, not a Draft.
• The portal you use is e-Aasthi (the system). The document it produces is the e-Khata. Every property gets a unique ePID (electronic property ID) you use to search and verify.
• Draft e-Khata is auto-generated from BBMP's old records and can still change — it is not proof of clean title. Final e-Khata is approved and locked by the corporation after you submit your sale deed, EC and tax receipts; this is the one a buyer, bank or sub-registrar will accept.
• A Khata (draft or final) confirms a municipal tax/record entry — it is not a title document. It does not prove ownership, clear encumbrances, or cure defects in the chain of title. You still need the full Title Search Report stack.

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Is e-Khata mandatory in Karnataka now, and how do I get or verify one on e-Aasthi?

Yes — for properties inside the erstwhile BBMP jurisdiction (now administered by the Greater Bengaluru Authority and its five city corporations), a valid e-Khata is now a practical pre-condition for registering a sale, transferring ownership, mortgaging the property for a loan, and obtaining building plan approval. The e-Khata is issued through the e-Aasthi portal at bbmpeaasthi.karnataka.gov.in. To get one you locate your property by ePID or owner name, download the auto-generated Draft e-Khata, then submit your sale deed, encumbrance certificate (from Kaveri 2.0) and tax receipts to convert it into a Final e-Khata.

The single most important practical point: in any transaction, treat a Draft e-Khata as not good enough. It is a starting point, not a verified record.

What changed and when (the 2024-26 timeline)

The e-Khata reform rolled out in stages:

So if you read an older guide that says "Khata extract from the BBMP office", that workflow is now digital and the issuing body may be branded GBA / your city corporation rather than "BBMP". The portal URL and the e-Aasthi/ePID concepts are unchanged.

What is the difference between e-Aasthi, e-Khata and ePID?

These three terms get used interchangeably but mean different things, and getting them straight saves a lot of confusion at the registration counter.

A Khata, electronic or paper, is essentially an entry in the municipal ledger that says "this property exists, here is who pays tax on it, here is its ward and dimensions." It is for municipal administration — not a court-recognised proof of who owns the land. That distinction is the foundation of everything below.

A-Khata vs B-Khata under the new rules

Karnataka has long distinguished A-Khata (properties that are fully regularised and compliant with zoning, building and tax norms) from B-Khata (properties recorded for tax purposes but not fully regularised — typically on revenue layouts or with deviations). The Greater Bengaluru Governance framework has formalised this: broadly, properties constructed after 30 September 2024 are no longer eligible for B-Khata, and eligible B-Khata properties (with taxes cleared) are being moved toward A-Khata. A B-Khata property is harder to mortgage and sell, and the bank may decline a loan. If you are buying, confirm which category the e-Khata reflects — it materially affects financeability and resale.

How do I apply for an e-Khata on e-Aasthi? (step by step)

Here is the typical flow. Exact button labels shift as the portal updates, but the sequence holds.

1. Open the portal. Go to bbmpeaasthi.karnataka.gov.in. Enter your mobile number and verify with the OTP. (The portal is accessible from outside India; NRIs can use an Aadhaar number and an Indian mobile number.)
2. Find your property. Go to the e-Khata / "Get e-Khata" section. Select your ward and locate the property by ePID / PID or by owner name.
3. View the Draft e-Khata. If the property is in the digitised database, the system shows an auto-generated Draft e-Khata built from old BBMP records. Download it and check every field — name spelling, dimensions, ward, property type.
4. Submit for Final e-Khata. Choose the option to submit information for the final e-Khata. You will upload/enter:
   • Registered sale deed details
   • Encumbrance Certificate (EC) downloaded from Kaveri 2.0
   • Property tax payment receipts (paid-up status)
   • Aadhaar of the owner for identity linking
5. Pay the fee. There is a small service charge (typically a nominal amount — a few tens of rupees; treat any figure you read as indicative as it can change). The base application is low-cost.
6. Track and download. The corporation verifies the submission. Processing has been running fast — many applications are cleared within a couple of days, though it can take longer where records mismatch. Once approved, download the Final e-Khata.

If your property does not appear in the database at all, that itself is a flag — it may be a B-Khata/revenue property, may sit outside the corporation limit, or may have a records gap that needs a physical application or mutation first.

How do I verify a seller's e-Khata before buying?

You don't have to own the property to sanity-check it. On e-Aasthi, search by ePID (ask the seller for it) or owner name in the correct ward and confirm:

• The record exists and is Final, not Draft.
• The owner name matches the seller and the name on the sale deed exactly (transliteration mismatches are common and stall registration).
• The property dimensions and address match what you are buying.
• It is A-Khata if you need bank finance.
• Property tax is paid up with no arrears.

This is exactly the kind of cross-portal check Deedwise automates: the e-Aasthi record is pulled and reconciled against the Bhoomi/Kaveri chain of title and the EC, so name and extent mismatches surface in the report rather than at the sub-registrar's window.

What are the red flags on an e-Khata or e-Aasthi record?

Lead with these — they are where deals get stuck or buyers get burned.

• It's only a Draft. A Draft e-Khata is a preliminary, unverified copy. It can change, and a sub-registrar or bank will generally not accept it for the transaction. Always convert to Final before closing.
• Name mismatch. The e-Khata owner name does not match the registered sale deed (or differs in spelling/initials). Until corrected via mutation, this blocks a clean transfer.
• It's a B-Khata. Recorded for tax but not regularised. Financing is restricted and resale is harder. Understand the conversion path before you commit.
• Property not on e-Aasthi at all. Could mean a revenue-layout/unauthorised property, an area outside corporation limits, or a missing mutation. Investigate the reason — don't assume it's a portal glitch.
• Tax arrears. Outstanding property tax can hold up the Final e-Khata and becomes the buyer's headache.
• Dimensions/extent differ from the sale deed or the survey records. A Khata that overstates extent is a classic way encroachment or sub-division issues hide.

A name or extent mismatch on the Khata is one of the more common, fixable-but-easily-missed problems — catch it on the record before it surfaces at the registration counter.

What an e-Khata CANNOT tell you (and why it isn't proof of title)

This is the part that catches buyers. A Khata — even a Final, A-category e-Khata — is not a title document. It is municipal evidence that a property is recorded for tax and identification. The Karnataka High Court and settled law have repeatedly held that a Khata does not by itself confer or prove ownership. It tells you who pays tax, not who legally owns the land.

Specifically, an e-Khata does not:

• Prove a clean chain of title. It says nothing about whether the seller's vendor, and the vendor before that, had valid title. You need the 30-year ownership trail from registered deeds (Kaveri) and, for converted land, the RTC/Pahani and mutation history.
• Show encumbrances or mortgages. A loan, lien or charge against the property won't appear on the Khata. You need the Encumbrance Certificate from Kaveri 2.0 and a CERSAI search — and even a clean EC has gaps, as we explain in what an EC does not show.
• Reveal litigation. Pending suits, injunctions, partition disputes or insolvency proceedings are invisible to e-Aasthi. Those live in eCourts, the High Court and (for company-owned land) NCLT.
• Validate land-use or conversion legality. A Khata won't tell you if agricultural land was properly converted (DC conversion) or whether the layout was approved.
• Catch fraud or impersonation. A Khata can be obtained on the strength of documents that are themselves forged or defective upstream.

In other words, the e-Khata is one tile in the mosaic. It belongs to the Land pillar of due diligence, alongside zoning and survey checks — but a clean Khata with a defective title underneath is still a bad buy. That is why Deedwise's model is "AI gathers and drafts; a lawyer reviews and signs": the platform pulls e-Aasthi, Bhoomi, Kaveri, CERSAI and the courts together into one Title Search Report, and a lawyer signs off on whether the title is actually clear. If you are a developer or acquirer, fold the e-Khata check into the broader property due diligence checklist rather than treating it as the finish line — and run it before you sign a JDA or MoU, not after.

Frequently asked questions

Is e-Khata mandatory in Bangalore in 2026? For practical purposes, yes. Inside the former BBMP area (now under the Greater Bengaluru Authority and its city corporations), you cannot register a sale, transfer ownership, take a loan against the property, or get a building plan sanctioned without a valid e-Khata. It rolled out from October 2024 and became a registration pre-condition through 2024-25. Always obtain the Final e-Khata, not a Draft.

What is the difference between a Draft and a Final e-Khata? A Draft e-Khata is auto-generated by the system from old municipal records so you can verify the details; it is preliminary and can still change, and a bank or sub-registrar generally won't accept it. A Final e-Khata is issued after you submit your sale deed, encumbrance certificate and tax receipts and the corporation verifies them — it is approved, locked, and the version accepted for registration, loans and transfers.

What is an ePID on the e-Aasthi portal? ePID stands for Electronic Property ID — a unique number assigned to each property in the e-Aasthi system that links it to its ward, tax records and ownership details. You use the ePID to search for, view and verify a property's e-Khata on bbmpeaasthi.karnataka.gov.in. Ask a seller for the ePID so you can independently check the record before buying.

Does an e-Khata prove I own the property? No. A Khata, including a Final A-Khata, is a municipal record for tax and identification, not a title document. It does not establish ownership, prove a clean chain of title, or rule out mortgages and litigation. You still need a full title search across registered deeds (Kaveri), encumbrance records, CERSAI and the courts before relying on title.

Can I apply for an e-Khata if I'm an NRI? Yes. The e-Aasthi portal is accessible from outside India. You can log in and apply online using your Aadhaar number and an Indian mobile number to receive the OTP, then submit the same documents (sale deed details, EC from Kaveri 2.0, tax receipts) required of resident applicants.

My property doesn't appear on e-Aasthi — what does that mean? It usually means one of a few things: the property is a B-Khata or revenue-layout property not fully digitised, it sits outside the corporation's limits, or there is a records gap or pending mutation. It is a flag worth investigating rather than ignoring — you may need a physical application or a mutation, and it can signal deeper title or regularisation issues to check before you buy.