E-Khata in Bangalore: What It Is, How to Get One and What Buyers Should Check
An e-khata is the electronic property record that the city corporations of Bangalore now issue in place of the old paper khata. A sale within the city limits is registered only when the seller holds a final e-khata, so the record matters to every buyer and owner. This guide explains what the e-khata contains, how a draft becomes a final record, and what to read on it before paying an advance.
What an E-Khata Is
A khata is the civic body's account of a property for tax purposes. It names the owner, describes the property and carries the property tax assessment. The e-khata holds the same account in a digital, verifiable form on the e-Aasthi system, with a unique property ID attached to it.
The system opened to the public on 1 October 2024, when about 21.5 lakh draft records were placed online. BBMP ran it at the time. Since 2 September 2025, the five city corporations under the Greater Bengaluru Authority (GBA) have kept these records for their own areas.
Why the E-Khata Matters in a Sale
The registration system, Kaveri 2.0, is linked to e-Aasthi. A sale deed for a property within the city limits is accepted only when the property ID of a final e-khata is entered, and the details are then read from that record. A paper khata or a draft record is not enough for the sub-registrar's office.
The effect reaches beyond the day of registration. The main points where the record is asked for are listed below:
- Registration of a sale, gift or other transfer of the property
- A home loan or a loan against the property, where the lender reads the record in its legal check
- The khata transfer to the buyer after the sale
- An application for building plan approval on a site
A seller without a final e-khata therefore cannot complete the sale on the planned date. A buyer should treat the record as a condition of the deal and ask for it at the first meeting, well before the sale agreement.
Draft and Final E-Khata
The records placed online in October 2024 were drafts. They were built from the corporation's old registers and had not been checked by the owners. A draft becomes final only after the owner confirms the details and the revenue office approves them.
| Point | Draft e-khata | Final e-khata |
|---|---|---|
| What it is | The corporation's digitised entry, awaiting the owner's confirmation | The verified record, linked to the owner's identity |
| Who has checked it | Nobody outside the office | The owner and the revenue officer |
| Use in registration | Refused | Accepted |
| Typical faults | Old owner's name, wrong extent, missing details | Corrected before issue |
A seller who shows a draft has not finished the process. The buyer should wait for the final record and read it in full, since the draft may still carry an earlier owner's name or an old measurement.
How an Owner Gets the Final E-Khata
The application is made online on the e-Aasthi portal, and help desks at the corporation's revenue offices assist owners who need it. The steps follow one order for most properties:
- Log in with a mobile number and find the draft record by ward and owner name or property ID
- Confirm identity through Aadhaar e-KYC, so the name on the record matches the owner's Aadhaar
- Enter the registered deed number, which the system reads from the registration database
- Enter the property tax application number from the tax receipt
- Add the electricity account number, a photograph of the property and its location on the map
- Submit the request for the revenue officer's verification
- Download the final e-khata once it is approved
Older deeds may not be in the registration database, and the owner then uploads a scanned copy with an encumbrance certificate. A property that does not appear among the drafts at all needs a fresh application with the full set of title papers. Sellers should start early, since a mismatch in the name or the extent takes time to correct.
What the E-Khata Shows
The final record is a short document, and each entry on it has a use. A buyer should compare every line with the seller's sale deed. These are the entries to read:
- The property ID, which is the number entered at registration
- The owner's name, and the names of all co-owners
- The address, the ward and the corporation
- The site extent and the built-up area, with the measurements
- The register the property belongs to, A or B
- The property tax details and the location on the map
The register entry deserves the closest look. An A khata entry means the approvals behind the property were on record with the corporation. A B khata entry means the property was taxed in spite of a gap in those approvals, such as an unapproved layout or an unsanctioned building.
What the E-Khata Does Not Prove
A digital record carries no more legal weight than the paper khata did. Ownership still comes from the registered sale deed and the chain of deeds behind it. The e-khata confirms who the corporation taxes, and a court dispute or a missing heir is outside its scope.
The move to the electronic system also leaves the register unchanged. A B khata property receives an e-khata that says B khata, and its limits on bank loans and plan approval stay in place. A change of register happens only through the conversion route, on payment of a charge worked out on the guidance value.
The record is also silent on the building itself. An occupancy certificate, a sanctioned plan and a clean encumbrance certificate are separate papers, and each needs its own check.
Properties Outside the City Corporations
Many projects around Bangalore are in gram panchayat, town municipal or city municipal limits. The e-Aasthi record of the city corporations does not apply to them. A gram panchayat property has an e-Swathu record, with Form 9 and Form 11A as the clean set.
Agricultural land is recorded in the RTC on Bhoomi. The sale deed and the tax receipt show which body covers a property, and the buyer should ask for the record that body issues.
Checks for a Buyer
The checks take little time and should be done before any money is paid. This order works for a flat, a house or a site within the city:
- Ask for the final e-khata, and decline a draft or a paper khata in its place
- Match the owner's name with the sale deed and the seller's identity papers
- Match the extent, the address and the boundaries with the deed
- Read the register entry, and ask the lender about funding if it says B khata
- See the latest property tax receipt and confirm there are no arrears
- Look the property ID up on the official portal and compare it with the seller's copy
- Have a lawyer read the record together with the deeds and the encumbrance certificate
In a new apartment project, the land has one record until the building is complete. Individual records for the flats are opened after the occupancy certificate and the sale deeds. A buyer should ask the developer when the e-khata for the flat will be issued and what the cost sheet charges for it.
Errors found before the agreement are the seller's to correct, and they are simple to fix at that stage. Our team helps buyers read these papers for the homes we market, and the contact page has our details.
