E-khata in Bangalore

2.3.1 What is e-khata in Bangalore?

E-khata is the digital property ownership record that the Bengaluru city corporations keep on the e-Aasthi portal of the Greater Bengaluru Authority (GBA). “Khata” means the property account: who owns the property, where it is, its size, and its tax record. Before the e-khata system, the erstwhile BBMP kept these records by hand. The GBA portal says BBMP had nearly 25 lakh manual khata records in about 7,000 to 8,000 registers across 64 ARO (Assistant Revenue Officer) offices. The portal FAQ says BBMP kept these records manually until 1 October 2024, and that about 22 lakh records are now digitised and published ward-wise. Another portal page says over 25 lakh records were digitised, so the two pages differ (22 to 25 lakh). Each e-khata now has a unique property ID, the ePID. For a buyer, the e-khata is the record that the sub-registrar checks before a sale can be registered.

2.3.2 How does a draft e-khata become a Final e-khata?

A draft e-khata is the old paper record, digitised exactly as it was in the register. A Final e-khata is the same record after the owner adds the missing data and the system verifies it. The GBA portal FAQ says a property needs 20 to 25 data fields for secure identification. The old registers usually had only 4 to 5. To get a Final e-khata, the owner seeds their Aadhaar and tags the registered sale deed. The owner also links the property tax (SAS) ID and the BESCOM connection. Linking the BWSSB water connection is optional. The Final e-khata is the version that matters for a sale. But a Final e-khata can start as “non-transactable”. The GBA portal says that, in this status, the property “cannot be sold or transferred” immediately after the Final e-khata is issued.

The portal calls this a safety feature against an old owner who sells a property again. To make the Final e-khata transactable, the owner uploads an Encumbrance Certificate (EC). The EC must cover the period “from one day before the sale deed date up to 31 October 2024”. The portal says an “AI-driven system” reads the EC and cross-checks it with the sale deed, owner name, Aadhaar and existing records. If everything matches, the system approves the property as transactable. The portal describes this rule for existing records. It does not say how the rule applies to a new flat’s e-khata from Bulk New Khata, so check the status on the portal before the sale deed. The portal FAQ also says that, if you tell the software you want to sell the property immediately, the EC becomes mandatory.

Record	What it contains	Can the property be sold on it?
Draft e-khata	The old manual register entry, digitised as it was	No
Final e-khata, non-transactable	Draft data plus owner Aadhaar, registered deed, property tax ID and BESCOM details, verified	No, until an EC upload is approved
Final e-khata, transactable	The same record, after the system approves the uploaded EC	Yes

Source: GBA e-Aasthi 2.0 portal FAQ, checked 9 October 2026.

2.3.3 Is e-khata mandatory for registering a flat in Bangalore?

Yes. A sale of a property inside GBA limits cannot be registered without a Final e-khata. The GBA e-Aasthi FAQ states that the sub-registrar’s Kaveri software is “fully integrated” with e-Aasthi. It adds: “without FINAL ekhata registered sale or transaction is not possible”. The portal does not describe how this check works at the registration counter. This rule matters most at two points in a new-flat purchase. The first point is the sale deed, when the builder transfers the flat to you after the Occupancy Certificate (OC). The second point is any later resale, when your own Final e-khata must be in order. The GBA portal FAQ says there is no deadline to apply for an e-khata. Treat the e-khata as a precondition for the sale deed, and check it before you pay the final instalment. Also check that the Final e-khata is transactable, not “non-transactable”.

2.3.4 What is the difference between A khata and B khata?

An A khata is the record for a property that complies fully with planning and building rules. A B khata is the record for a property that does not comply fully, but meets set conditions. The GBA portal states that A khata goes to properties that have an approved building plan and an Occupancy Certificate (OC). The portal says A khata properties are eligible for legal transactions, bank loans and property registrations. B khata goes to properties that do not fully comply with approvals. These properties were built, and had electricity, before a notified cut-off date. The portal says B khata “has restricted usage and does not confer full statutory compliance”. The two records sit in different registers, the A register and the B register. The older e-Aasthi khata download page (bbmpeaasthi) labels them Form A and Form B. The GBA portal FAQ estimates that about 7.5 to 8 lakh of the 25 lakh properties in Bengaluru hold a B khata.

The cut-off wording differs by route. The Bulk New Khata page says the building must be “constructed before 30th September 2024”. The New Khata FAQ covers an individual application for a property that has never had a khata. For that application, it says the BESCOM connection “must have been issued on or before 30th September 2024”. It also says the “sale deed must also be dated on or before 30th September 2024”. The portal states these two dates only for a New Khata application. The resale of a flat that already has a B khata is a mutation, and the portal gives no deed-date cut-off for a mutation.

Point	A khata	B khata
Who gets it	Properties with an approved building plan and OC	Properties that do not fully comply, but meet set conditions
Legal status (GBA portal wording)	Eligible for legal transactions, bank loans and registrations	“Restricted usage”, “does not confer full statutory compliance”
Register	A register (Form A)	B register (Form B)
For a new flat (Bulk New Khata)	Needs the building’s plan approval and OC	Possible only if the building was “constructed before 30th September 2024”, checked by each flat’s BESCOM meter date
Individual New Khata (property with no khata before)	Plan approval and OC uploaded	BESCOM connection “issued on or before 30th September 2024”, and the sale deed “dated on or before 30th September 2024”
Conversion to A khata	Not needed	Not covered for unauthorised multi-storey apartments (GBA portal FAQ)

Source: GBA e-Aasthi 2.0 portal, checked 9 October 2026.

2.3.5 How does a new flat get its own e-khata?

A new flat gets its own e-khata through the GBA “Bulk New Khata” service for multi-storey buildings. The GBA portal says a developer, or a citizen who built a multi-storey building, applies once for all the flats in the building. The first condition is that the land under the building, the “mother property”, already has an e-khata with an ePID. The second condition decides the khata type. If the building has a valid building plan approval and an Occupancy Certificate, each flat is considered for an A khata. If the building has no plan approval or OC, each flat can get only a B khata. The portal says the building must be “constructed before 30th September 2024”, and checks this with each flat’s BESCOM meter date. For each flat, the applicant enters the carpet area, the share of common built-up area and any exclusive area, such as a private terrace. The system then calculates the super built-up area.

The owner of the mother ePID must authenticate the Bulk New Khata application with Aadhaar. The portal says a “non-owner cannot apply”. Sachi’s reading: in a joint development project, the landowner who owns the mother ePID must authenticate, so a delay on the landowner’s side can delay the e-khata for the flats.

The order of events for a typical new flat is:

1. Check that the builder’s project land has an e-khata (ePID) before you book.
2. Check the K-RERA registration and the building plan approval for the project.
3. Wait for the builder to get the Occupancy Certificate for your tower.
4. Ask the builder when the Bulk New Khata application for your building was filed, and get the ePID of your flat.
5. Check the flat’s e-khata on the e-Aasthi portal, including the carpet area and common area share.
6. Check that the flat’s Final e-khata is transactable, then register your sale deed. A registered sale needs a Final e-khata.
7. Check that the e-khata moves into your name after registration.
8. Pay the mutation fee online when the portal asks for it.

2.3.6 What does the builder owe you under RERA?

Under RERA, the builder must give you title and the title documents after the OC. Section 17(1) of the Real Estate (Regulation and Development) Act, 2016 says the promoter must execute a registered conveyance deed in favour of the allottee. The same section says the promoter must hand over physical possession and the other title documents. The deadline is the period set by local laws. If no local law sets a period, the proviso gives three months from the date of issue of the OC. Section 17(2) adds a duty to hand over documents and plans, including common areas, to the association of allottees. Inside GBA limits, the sale deed cannot be registered without a Final e-khata for the flat. So the builder’s duty to give you title depends in practice on the e-khata for your flat. If the builder delays the e-khata, the conveyance deed also waits. If the builder does not meet section 17, you can complain to K-RERA.

2.3.7 How much does e-khata cost?

The cost depends on the service. The GBA portal publishes four charges that matter to a flat buyer. First, the Final e-khata print or download costs ₹125 for each Final e-khata. Second, every mutation, such as a sale or inheritance, has a “2% mutation fee”. The portal says it is “calculated on stamp duty value, not guidance value”. The portal says this “typically ranges around ₹20,000 to ₹40,000, depending on property value”. Third, a new khata for a property that never had one costs “2% of the stamp value”. The portal adds that this is “not the full stamp value”. Fourth, B khata to A khata conversion for eligible plots costs “5% of the guidance value” of the property, based on sub-registrar rates. Ask the ARO or the helpline to confirm the exact amount for your flat before you pay.

Service	Charge (GBA portal wording)	When it is paid (GBA portal)
Final e-khata print or download	₹125 for each Final e-khata	Online only, to download the Final e-khata
Mutation (sale, inheritance, gift)	2% mutation fee, calculated on stamp duty value, not guidance value; “typically ₹20,000 to ₹40,000”	Online only, after approval and before the Final e-khata download
New khata (no khata before)	2% of the stamp value (“not the full stamp value”)	Before the New Khata is issued, through an SMS payment link
B khata to A khata conversion (plots)	5% of the guidance value, based on sub-registrar rates	Eligible plots only
Help to apply at a Local Private / Youth Entrepreneur (LPE) or Bangalore One centre	₹45 for each application, plus ₹5 for each page that the centre scans and uploads	Optional; the portal says “Do not pay anything extra”

Source: GBA e-Aasthi 2.0 portal and FAQ, checked 9 October 2026. The portal does not say whether the buyer or the builder pays the mutation fee on the first transfer of a new flat. Sachi’s reading is that the buyer pays it after the sale deed, but confirm this in the agreement for sale. Charges change. Check the portal on the day you pay.

2.3.8 How long does it take, and where do you get help?

The time depends on the case. The GBA portal says an individual New Khata application typically takes 30 to 45 days, and processes applications first-in, first-out. For a change of owner name after a sale or inheritance, the portal FAQ says the system starts a mutation with a 7-day public notice. For an urgent registration, the portal FAQ points to a “One-Day Final eKhata service” through the HelpDesk numbers or the HelpDesk at each ARO office. For a medical emergency, the FAQ says AR offices are directed to issue urgent e-khatas in 1 to 2 days if all documents are proper. The GBA asks citizens to apply online, either by themselves, at a Bangalore One centre, or through an authorised Local Youth Entrepreneur. The portal advises citizens not to visit GBA or ARO offices unless an official asks them to.

The official e-khata helpline is 94806 83695, and it also takes WhatsApp complaints. The portal FAQ says you can appeal an ARO decision to the Revenue Officer. The next appeal goes to the zonal Deputy Commissioner (Revenue).

2.3.9 What should a new-flat buyer check before booking?

Check the e-khata of the project land before you pay the booking amount. The flat’s own e-khata comes years later, after the OC. The land’s e-khata, the building plan approval and the K-RERA registration tell you today whether an A khata is likely. Ask the builder for the ePID of the mother property and look it up on the e-Aasthi portal. Check that the owner name matches the landowner or the builder in the joint development agreement. Ask which body governs the land: the GBA, another urban local body or a gram panchayat. Each one uses a different record system. Read the builder’s K-RERA page, which lists the documents uploaded at registration. Finally, put the khata promise in writing. The agreement for sale must say that the builder will get the OC and support the flat’s e-khata before the sale deed.

There are three record systems. Inside GBA limits, the record is on the GBA e-Aasthi portal. Other urban local bodies use the state e-AASTHI Urban Property Management System. Its portal names the Urban Development Department and the Karnataka Municipal Data Society (KMDS), and lists a KMDS eKhata helpline, 7259585959. Gram panchayat properties use e-Swathu 2.0, a portal of the Karnataka Rural Development and Panchayat Raj Department.

Check	Where to check it	Red flag
Land e-khata (ePID)	GBA e-Aasthi portal	No ePID, or owner name does not match
Building plan approval	K-RERA project page, uploaded documents	Plan missing from the K-RERA filing
K-RERA registration	rera.karnataka.gov.in	No registration number for a project that needs one
Jurisdiction	Builder, then the GBA e-Aasthi portal, the e-AASTHI urban portal or e-Swathu 2.0	Builder cannot say which body holds the land record
OC promise	Agreement for sale	No clause on the OC and the flat’s e-khata

Sources: GBA e-Aasthi 2.0 portal, e-AASTHI Urban Property Management System, K-RERA, e-Swathu 2.0, all checked 9 October 2026.