In Bengaluru, Karnataka, an e-Khata is the digital khata record of a property. You check or download it on the e-Aasthi portal of the Greater Bengaluru Authority (GBA) city corporations, which replaced BBMP. Log in with your mobile number and OTP, enter the SAS property tax ID, then compare the result with the sale deed and the EC.
Last updated: 6 November 2026
In short
- An e-Khata is the digitised version of the khata records that BBMP kept in manual registers. Draft e-Khatas went online on 1 October 2024.
- A Draft e-Khata becomes a Final e-Khata when the owner adds Aadhaar, the registered sale deed, the property tax ID and other details.
- A-khata and B-khata are different statuses. B-khata covers properties formed without planning approval. Owners can apply online to convert B-khata to A-khata.
- Downloading a Final e-Khata costs Rs 125, paid online. Applying online yourself is free.
- An e-Khata is not proof of title. Always read it with the sale deed and the EC.
What is an e-Khata?
A khata is the municipal record of a property. In Bengaluru, the old manual khata registers were digitised. The digitised records went online ward by ward as "Draft e-Khatas" on 1 October 2024, according to the official e-Aasthi FAQ.
A Draft e-Khata shows only what the old register held. The FAQ says these registers often lacked area, a clear address or full owner details. To make the record a Final e-Khata, the owner must seed Aadhaar, tag the registered sale deed, link the property tax ID, link the BESCOM electricity account where there is a building, and upload a photo of the property.
In April 2026 the city corporations began letting owners download e-Khatas directly with the SAS property tax ID. Deccan Herald reported that officials issue these e-Khatas on an "as-is-where-is" basis. Owners must still add Aadhaar e-KYC, sale deed details, a GPS location and photo, and the BESCOM ID before the e-Khata can be used for a transaction at the sub-registrar office.
A khata is a municipal record. It is not a title document. Only a chain of registered documents, backed by correct revenue records, shows who owns the property.
A-khata vs B-khata
The two khata types matter a lot in Bengaluru. The table below follows the official e-Aasthi FAQ. A local advocate should confirm how it applies to a specific property.
| Point | A-khata | B-khata |
|---|---|---|
| General meaning | Property officially recognised in municipal records | Property formed without approval from a planning authority such as BDA |
| Typical cases | Plots in approved layouts, approved buildings | Revenue sites sold without layout approval; buildings without an approved plan or Occupancy Certificate |
| Approvals and loans | Easier access to approvals, loans and sale | Harder; the FAQ says converting to A-khata eases access to these |
| Typical risk | Lower | Higher; the FAQ says such owners may face legal or regulatory action |
| Conversion | Not needed | Vacant plots and the plot portion of houses can apply for B-to-A conversion; flats and unauthorised buildings cannot |
The FAQ says B-to-A conversion needs a Final e-Khata first, and the conversion fee is 5% of the guidance value. Do not rely on the khata letter alone. Check the layout approval and the conversion order. Our guide on buying a plot in Karnataka explains those documents.
How to check and download an e-Khata in Bengaluru
The portal is at https://bbmpeaasthi.karnataka.gov.in/. Its address still says BBMP, but it now runs for the Bengaluru city corporations. The portal lists a GBA eKhata helpline, 9480683695.
If you have the SAS property tax ID:
- Get the SAS property tax ID. It is on the property tax receipt. Ask the seller for the latest receipt.
- Open the e-Aasthi portal.
- Log in with a mobile number and OTP.
- Use the option to get the complete e-Khata by property tax ID, and enter the ID.
- View and download the e-Khata. Save the PDF and note the date.
Deccan Herald reported that owners also get download links by SMS or WhatsApp on the mobile number in the property tax database.
If you do not have the ID: the portal lets you search the ward-wise Draft e-Khata list by owner name or assessment number. The FAQ notes that the assessment number differs from the SAS number. It suggests searching with part of the name to avoid spelling mismatches.
Fees, per the official FAQ: applying for a Final e-Khata online yourself is free. A Bangalore One centre or a Local Private Entrepreneur charges Rs 45 per application plus Rs 5 per scanned page. Downloading the Final e-Khata costs Rs 125, paid online only.
Registration link: a March 2025 circular from the Inspector General of Registration, reported by Deccan Herald, told sub-registrars to register properties using the e-Aasthi and e-Khata software. The e-Aasthi FAQ says the sub-registrar fetches the khata electronically from the e-Khata system.
What to match against the sale deed and the EC
Open three documents side by side: the e-Khata, the registered sale deed, and a recent Encumbrance Certificate. Our guide on getting an EC online in Karnataka shows how to get the EC.
| Check | e-Khata | Sale deed | EC |
|---|---|---|---|
| Owner name and spelling | Must match | Must match | Must match the parties in the last transfer |
| Property number and address | Must match | Must match schedule | Must match property description |
| Extent (sq ft or sq m) | Must match, or explain difference | Must match schedule | Should cover the same land |
| Type of property (site, flat, house) | Must match | Must match | Should match |
| Survey number or site number | Should match | Should match | Should match |
| Latest transaction | Last owner on khata | Last registered deed | Last entry |
Also check the property tax receipt. It should show the same owner and the same property ID, and the tax should be paid up to date.
Red flags
- Name mismatch. The seller's name differs from the name on the khata, and no inheritance or registered transfer explains it.
- Extent mismatch. The khata shows a smaller or larger area than the sale deed.
- B-khata with no plan to convert. Ask whether the property is eligible for B-to-A conversion. Flats and buildings without approved plans are not.
- Property tax unpaid. Ask the seller to clear dues and show receipts before the sale.
- Draft only, or Final but "non-transactable". The FAQ says a new Final e-Khata starts as non-transactable. The owner must upload an EC covering one day before their sale deed date up to 31 October 2024 to make it transactable.
- Several khatas for one plot. This can point to a split, a dispute or an error.
- Khata in the name of a past owner. The FAQ says this is common. The buyer applies using that record and the sale deed number, and the change goes through a 7-day public notice.
- Layout or conversion unclear. The khata cannot cure a missing approval.
What the e-Khata does not tell you
An e-Khata does not show mortgages, court cases, pending litigation, or whether the land was converted properly. It does not show whether the seller has a clear title. For those points, check the Encumbrance Certificate on Kaveri, the revenue record on Bhoomi where it applies, and court records. For flats, also check RERA Karnataka registration. See our flat buying checklist for Bangalore.
Where LegiScore fits
LegiScore produces an AI property title and risk report, rated AAA to C, for buyers, lawyers and banks. Buyers can start at Rs 999. See the property buyers page. For the report format lawyers use, read the title search report guide.
This page is general information, not legal advice. A local advocate in Karnataka should confirm the position for your property.
Frequently Asked Questions
What is an e-Khata in Bengaluru?
It is the digitised khata record of a property, kept by the Bengaluru city corporations that replaced BBMP. You can view and download it on the e-Aasthi portal. It is a municipal record, not a title document.
How do I download an e-Khata in Bengaluru?
Log in to the e-Aasthi portal at https://bbmpeaasthi.karnataka.gov.in/ with your mobile number and OTP, enter the SAS property tax ID, and download the e-Khata. Downloading a Final e-Khata costs Rs 125, paid online.
What is the difference between A-khata and B-khata?
A-khata is for properties officially recognised in municipal records. B-khata covers properties formed without planning approval, such as revenue sites or buildings without an approved plan or OC. Owners of eligible plots can apply online to convert B-khata to A-khata.
Is an e-Khata proof of ownership?
No. It is a municipal record. Ownership comes from registered documents such as the sale deed, supported by revenue records and an Encumbrance Certificate.
What should I check with the e-Khata before buying?
Match the owner name, property number and extent with the sale deed and the EC. Check that it is a Final e-Khata marked transactable, that property tax is paid, and that the layout approval and conversion are in order.
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