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Land & Property Records

Karnataka e-Khata: Why It Is Needed and How to Apply

An e-Khata is Karnataka's digital property record. You need it to register a sale; apply on e-Aasthi in towns or e-Swathu in panchayats.

AS

Written by Aarav Sharma

Published 2 October 2026·7 min read

On this page9 sections
Credsir Land & Property Records guide cover with a land plot icon

An e-Khata is the digital property tax record that a Karnataka civic body keeps for your plot, house or flat. Sub-Registrars now ask for it before they register a sale. In Bengaluru you get it on the BBMP e-Aasthi portal; in other towns on e-Aasthi; in villages you get Form 9 or Form 11 from the gram panchayat through e-Swathu.

Key facts

Area Portal Record issued Helpline
Bengaluru (city corporations under the Greater Bengaluru Authority) bbmpeaasthi.karnataka.gov.in Draft, then final e-Khata 9480683695
Other cities and towns eaasthi.karnataka.gov.in e-Khata (Property Register A or B) 7259585959
Gram panchayat areas eswathu.karnataka.gov.in Form 9, Form 11A, Form 11B Your gram panchayat

A valid e-Khata has been needed for registration since October 2024, and Kaveri 2.0, the registration software, checks it before a sale deed goes through, according to Sobha’s explainer. In villages, a Revenue Department circular of 6 April 2009, amended in 2013, made Form 9 and Form 11 mandatory for registering non-agricultural property.

What an e-Khata is

A khata is the civic body’s account of a property: its owner, its property ID, its size and the tax it pays. The e-Khata is the online, digitally issued version. Each Bengaluru property has an ePID, and the portal also links the old SAS property tax application number.

An e-Khata is a tax and civic record. It helps a buyer trace ownership, but it does not replace the registered title deed. Check both, and pay your property tax on time; our guide to BBMP property tax payment explains how.

A-khata vs B-khata

The Karnataka Municipalities Taxation (Amendment) Rules, 2025, notified on 11 February 2025, set out two registers for towns and city corporations outside Bengaluru:

Register Covers
Property Register-A (A-khata) Authorised properties that meet the municipal law and the Karnataka Town and Country Planning Act, 1961
Property Register-B (B-khata) Unauthorised properties, built or developed without approval from the competent authority, that are assessed for tax

Bengaluru uses the same A and B split. A B-khata lets the owner pay tax, but the property carries approval gaps.

Converting B-khata to A-khata in Bengaluru

The city corporations accept B-to-A conversion and single plot approval online. Applications filed on or before 23 August 2026 pay 2% of the guidance value. From 24 August 2026 the fee is 5% of the guidance value. The 2% rate was a 100-day offer from the Greater Bengaluru Authority that began on 15 May 2026, according to PropNewz.

  • The property must already have a final e-Khata in Form-B.
  • The plot area must be 2,000 square metres (21,527.82 sq ft) or less. Larger plots apply through an enrolled architect or engineer.
  • You need Aadhaar eKYC of all owners, a single plot plan, a sketch of the private road to the public road, and a building plan if there is a building.
  • You also pay conversion charges under Section 95 of the Karnataka Land Revenue Act, 1964, plus other applicable fees.

In August 2026 the Assembly passed a bill aimed at B-khata properties in unauthorised layouts, according to press reports. Check whether it has been notified before relying on it.

Documents

For a final e-Khata in Bengaluru, the e-Aasthi login page asks for:

  • Aadhaar-based eKYC of the owners.
  • The registered deed number.
  • The SAS property tax application number.
  • A photo of the property.
  • Documents to prove A-khata status, if you claim it.
  • An encumbrance certificate, needed only if you plan an immediate sale or transfer.

For a new khata where none exists, the portal also asks for an encumbrance certificate from at least one day before the deed date up to 31 October 2024. Be ready to pay property tax from the registration date onwards.

How to apply

In Bengaluru

  1. Go to bbmpeaasthi.karnataka.gov.in and open the citizen login.
  2. Log in with your mobile number and OTP.
  3. Search for your property by SAS property tax ID or ePID, or pick your ward and search the list by owner name.
  4. Download the draft e-Khata, which is built from the existing tax register.
  5. Complete Aadhaar eKYC for each owner and enter the registered deed number.
  6. Upload the property photo, the SAS number and any A-khata proof or encumbrance certificate.
  7. Submit and note the application number.

The system is faceless: the portal tells applicants not to meet anyone in the corporation. The final e-Khata is issued online and you can print it yourself. If you have no khata at all, not even a manual one, apply at bbmp.karnataka.gov.in/newkhata instead. Anyone who applies for a new khata while already holding one faces rejection and possible criminal action.

In other cities and towns

  1. Open eaasthi.karnataka.gov.in and use Citizen Login.
  2. Find your property, check the details and upload the documents asked for.
  3. Track the application online; call 7259585959 for help.

The Chief Officer or Commissioner approves transfers and new entries in both registers under the 2025 rules.

In gram panchayats

  1. Apply through e-Swathu or the panchayat’s online services for Form 9/11A or Form 11B.
  2. Attach documents for your property type: a Tahsildar-certified gramathana sketch, or the conversion order and approved plan, or the housing scheme hakkupathra, plus a photo and ID.
  3. The panchayat secretary verifies the site, invites objections, and the gram panchayat meeting approves or rejects.
  4. Pay the service charge and download the certificate, digitally signed by the Panchayat Development Officer.

Form 9 is only for gramathana sites, sites in approved layouts and government housing scheme sites. Form 11 covers those plus properties already in the demand register.

Fees, status and timelines

Item Detail
Form 9/11A printing charge ₹100
Form 11B printing charge ₹50
Form 9 time limit (Sakala service since 1 April 2011) 45 days
Copy of an existing Form 9 or 11 Within 3 days
B-to-A khata, Bengaluru 5% of guidance value from 24 August 2026

For Bengaluru, use “eKhatha status based on ePID” on the e-Aasthi page. Applications are handled in waiting-list order, and the portal publishes ward-level pendency reports. If a Form 9/11 application sits with the panchayat for more than 30 days, you can file a first appeal; a second appeal is open if the Executive Officer rejects it or delays beyond 45 days.

Errors and objections

ItemDetails
Owner name mismatchthe eKYC name must match the deed. Fix Aadhaar or deed errors first.
Property not foundsearch by ward and owner name, or check the old SAS number.
Objectionsanyone can file an objection against issuing a final e-Khata on a property in Bengaluru, so settle disputes before you apply.
Fake documentsverify a Form 9 or 11 on e-Swathu by entering its certificate number under “Verify Documents”.

Registration costs are separate; estimate them with the stamp duty calculator and read our property registration process guide. For layouts with unclear approvals, a property lawyer can check the file before you buy.

Frequently asked questions

Is e-Khata mandatory for property registration in Karnataka?

Yes. A valid e-Khata has been required since October 2024, and panchayat properties need Form 9 or Form 11 from e-Swathu. Ask your Sub-Registrar if your property type has an exception.

How do I check my BBMP e-Khata status?

Open bbmpeaasthi.karnataka.gov.in and use “eKhatha status based on ePID”. You can also log in with your mobile number to see your application.

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

A-khata covers authorised properties that meet planning rules. B-khata covers unauthorised properties that are taxed but lack approvals.

How much does B-khata to A-khata conversion cost in Bengaluru?

5% of the guidance value for applications filed from 24 August 2026, plus conversion charges and other fees. The 2% rate applied only to applications filed by 23 August 2026.

How do I get an e-Khata for a gram panchayat property?

Apply for Form 9/11A or Form 11B on e-Swathu. The panchayat verifies the site and approves the record in its meeting.

How long does Form 9 take?

The panchayat has 45 days under Sakala. Copies of an existing record come within 3 days.

Sources

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