E-Khata in Karnataka: Online Application, Documents, and Benefits Explained

Introduction

The introduction of e-Khata in Karnataka marks a major milestone in the digitisation of property records. Initiated by the Bruhat Bengaluru Mahanagara Palike (BBMP) under the Government of Karnataka’s e-governance program, this online system replaces the traditional manual Khata process, making property management faster, transparent, and accessible to all.

An e-Khata acts as the digital equivalent of a Khata certificate, recording crucial information about a property such as ownership, location, size, and tax details. Earlier, property owners had to visit BBMP offices multiple times to get their Khata certificates processed. Now, everything — from application to verification — can be done online through the BBMP e-Aasthi portal.

Whether you’re a property buyer, builder, or homeowner, understanding e-Khata is essential. This detailed guide explains everything you need to know — from eligibility and required documents to the complete step-by-step online application process.

What Is an E-Khata?

An e-Khata is the electronic version of the Khata certificate issued by BBMP. It records property details maintained by the municipal corporation for tax assessment and property management purposes. Although an e-Khata does not serve as a proof of title or ownership (like a sale deed), it proves that your property is registered with the BBMP and that all municipal taxes have been paid.

Essentially, e-Khata is a digital property account maintained online, replacing manual entries and paper-based Khata records. Every property under the BBMP jurisdiction is assigned a Property Identification Number (PID) that links all details of ownership, property tax payment, and assessments.

Importance of E-Khata

Having an e-Khata is mandatory for most property transactions within the BBMP limits. Its importance extends beyond mere record-keeping:

1. Proof of Property Assessment:
   The e-Khata confirms that your property has been officially assessed for municipal tax purposes.

2. Mandatory for Property Transactions:
   It is essential for buying, selling, or transferring property within Bengaluru city limits.

3. Required for Utility Connections:
   To obtain water, electricity, or sewage connections from BESCOM and BWSSB, you must have a valid e-Khata.

4. Eligibility for Building Permits:
   To obtain BBMP’s approval for construction or renovation, an e-Khata is a prerequisite.

5. Loan and Mortgage Approvals:
   Banks and financial institutions require an e-Khata to sanction home loans or mortgages.

6. Prevention of Fraud and Misuse:
   Since records are digital, e-Khata minimises chances of manipulation and provides transparency in property dealings.

Who Needs an E-Khata?

The e-Khata is applicable to all property owners within BBMP limits, including:

• New property owners who have recently purchased land, flats, or houses in Bengaluru.

• Existing A-Khata or B-Khata holders who want to convert to e-Khata.

• Builders and developers transferring units to buyers.

• Applicants for utility connections under BBMP jurisdiction.

• Home loan seekers, since banks verify the property through an e-Khata record.

Eligibility Criteria for Applying for E-Khata

Before applying for e-Khata, ensure that your property meets the following BBMP eligibility requirements:

1. Located within BBMP limits:
   Only properties under BBMP’s jurisdiction can apply.

2. Existing Khata record:
   The property must already have a Khata record (A-Khata or B-Khata).

3. Up-to-date tax payments:
   All property taxes must be cleared before applying. Keep the latest receipts ready.

4. Approved layout:
   The property must be part of an approved layout, or regularised through Akrama-Sakrama or DC conversion.

5. Clear ownership:
   The property must have a registered sale deed and be free of legal disputes or encumbrances.

Documents Required for E-Khata Application

The success of your e-Khata application depends on the accuracy and completeness of the documents submitted. The BBMP requires scanned copies of these documents during online application.

Essential Documents

1. Registered Sale Deed – Proof of ownership.

2. Latest Property Tax Receipts – To verify tax compliance.

3. Encumbrance Certificate (EC) – Covering at least the last 10–15 years.

4. Identity Proof – Aadhaar card, PAN card, or Voter ID.

5. Approved Building Plan – Sanctioned by the relevant authority.

6. Occupancy Certificate – For completed constructions.

Additional Documents (If Applicable)

• Power of Attorney (PoA) – If the application is filed by someone other than the owner.

• Conversion Certificate – For agricultural land converted for residential/commercial use.

• Possession Certificate – For BDA, KHB, or private builder properties.

• Allotment Letter or Sale Agreement – For under-construction units.

• B-Khata Certificate – If applying for conversion from B-Khata to e-Khata.

How to Apply for E-Khata Online

The BBMP e-Aasthi Portal (https://bbmpeaasthi.karnataka.gov.in) enables property owners to apply for e-Khata completely online. Below is a step-by-step guide.

Step 1: Visit the Official BBMP e-Aasthi Portal

Go to the BBMP’s e-Aasthi website. This is the central platform for all BBMP property-related services, including new Khata creation, conversion, and online payments.

Step 2: Register or Log In

1. Click “Citizen Login”.

2. Register using your mobile number and Aadhaar number.

3. Verify via OTP sent to your registered mobile.

4. Existing users can log in directly.

Step 3: Enter Property Details

Fill out all required fields accurately:

1. Owner’s full name and contact details

2. Property Identification Number (PID)

3. Property address and survey number

4. Layout name and zone

5. Tax payment information

Step 4: Upload Required Documents

Upload clear scanned copies of all supporting documents in PDF/JPEG format. Ensure file names match document types (for example, “SaleDeed.pdf”). Avoid blurred or incomplete images.

Step 5: Aadhaar-Based e-Verification

After filling in all details, complete e-verification using Aadhaar. This authenticates your identity and links it with BBMP records.

Step 6: Pay the Application Fee

BBMP typically charges ₹125 – ₹500, depending on the property type. Payment options include credit/debit card, UPI, or net banking.

Step 7: Submit the Application

Review the details and click “Submit.” You will receive an Acknowledgement Number, which can be used to track your application.

Verification and Approval Process

After submission, BBMP officials carry out a detailed review:

1. Document Verification:
   All uploaded documents are checked for authenticity and completeness.

2. Site Inspection:
   A BBMP officer may visit the property to confirm on-ground details.

3. Assistant Revenue Officer (ARO) Review:
   The ARO examines tax payment history and ensures layout compliance.

4. Digital Approval:
   Once approved, the e-Khata certificate is generated digitally and linked to the property’s PID.

The process typically takes 30 – 45 working days, depending on workload and verification results.

How to Track E-Khata Application Status

Tracking your application is easy:

1. Visit the BBMP e-Aasthi Portal.

2. Click “Track Application Status.”

3. Enter your acknowledgement number or PID.

4. View real-time updates like Under Review, Approved, or Rejected.

Applicants also receive SMS or email notifications on the registered contact details.

How to Download the E-Khata Certificate

Once approved, your e-Khata certificate will be available for download on the same portal.

Steps:

1. Log in to your account.

2. Go to “My Applications.”

3. Click “Download e-Khata.”

4. Enter the application number or PID.

5. Download and save the PDF for records.

It’s recommended to store both a digital copy and a printed copy for official use like property sales, loan applications, or tax filings.

Offline Method of Applying for E-Khata

Though the online method is faster, citizens who prefer an in-person process can apply offline.

Steps:

1. Visit the BBMP Ward Office:
   Locate the office corresponding to your property’s ward.

2. Collect and Fill the Application Form:
   Obtain the e-Khata form from the Revenue Officer.

3. Attach Required Documents:
   Submit photocopies of ownership and tax records.

4. Pay Application Fee:
   Make the payment through a challan or demand draft.

5. Verification and Site Inspection:
   BBMP officials may verify the documents and inspect the property.

6. Issuance of Certificate:
   The e-Khata is issued within 45 – 60 days after successful verification.

Converting A-Khata or B-Khata to E-Khata

If your property already has a manual A-Khata or B-Khata, converting it to e-Khata is strongly advised for transparency and digital recordkeeping.

Understanding A-Khata and B-Khata

• A-Khata: Properties that meet all legal, tax, and approval norms.

• B-Khata: Properties that have pending compliance issues such as unauthorised construction or layout irregularities.

Steps for Conversion

1. Visit the BBMP e-Aasthi portal.

2. Select “Convert Existing Khata to e-Khata.”

3. Upload your current Khata certificate, sale deed, tax receipts, and ID proof.

4. Complete Aadhaar verification.

5. Pay the conversion fee (usually about 2 % of the property’s registration value).

6. Submit the request and track its status online.

7. Download the new e-Khata certificate once approved.

Benefits of E-Khata

1. Paperless and Transparent:
   Eliminates manual record-keeping and reduces corruption.

2. Easy Access Anytime, Anywhere:
   Property owners can view or download details instantly.

3. Quick Property Transactions:
   Simplifies verification for buyers, sellers, and banks.

4. Legal Validity:
   Recognised proof of municipal compliance during property registration.

5. Supports Digital India Vision:
   Encourages e-governance and efficient record management.

6. Improved Data Accuracy:
   Reduces discrepancies in ownership and tax details.

Common Reasons for E-Khata Application Rejection

1. Incorrect property details or PID number

2. Pending property taxes

3. Unapproved or illegal layouts

4. Incomplete document upload

5. Mismatch between Aadhaar and ownership details

Always double-check all entries before submission to avoid delays.

How to Rectify Errors in E-Khata

If your e-Khata contains mistakes like spelling errors or incorrect measurements:

1. Log in to the BBMP e-Aasthi portal.

2. Select “Correction Request.”

3. Upload supporting documents (for example, corrected sale deed).

4. Submit your request for review.

Corrections are usually processed within 15 – 20 days.

E-Khata vs. Traditional Khata

E-Khata and Property Tax Payments

Having an e-Khata allows you to pay property tax online conveniently:

1. Visit the BBMP Property Tax portal.

2. Enter your PID or e-Khata number.

3. View property details and pending tax.

4. Make the payment via online mode.

5. Download the payment receipt — it’s automatically updated in your e-Khata record.

This seamless integration ensures transparency between property ownership and tax compliance.

How Builders and Developers Use E-Khata

For developers, e-Khata simplifies:

1. Property handover to individual buyers

2. Layout approvals from BBMP

3. Compliance checks during occupancy certificate issuance

It also boosts buyer confidence, as they can verify the property’s municipal status online.

Time Taken to Get an E-Khata

The processing duration varies but typically follows this timeline:

Delays can occur if there are missing documents or pending tax payments.

E-Khata and Property Resale

If you plan to sell your property, an updated e-Khata ensures:

1. Faster buyer verification

2. Smooth registration at the sub-registrar office

3. Better valuation, as compliant properties command higher resale prices

Legal Disclaimer About E-Khata

It’s crucial to note that an e-Khata is not a title deed.
While it proves tax assessment and municipal registration, ownership is verified only through a registered sale deed. Buyers should cross-verify both documents before completing any transaction.

Latest Updates on E-Khata (2025)

As of 2025:

• Integration with DigiLocker:
  Property owners can now store and retrieve e-Khata certificates securely through DigiLocker.

• Statewide Expansion:
  The government plans to extend e-Khata services beyond BBMP to other municipal corporations in Karnataka.

• QR-Based Verification:
  Newly issued e-Khata certificates include a QR code for instant online verification.

Conclusion

The e-Khata system in Karnataka is a vital step towards transparent, efficient, and citizen-friendly property management. It ensures that property ownership details are properly recorded, taxes are paid, and municipal compliance is maintained — all through a secure digital interface.

Whether you’re buying a new home or regularising an existing one, getting your e-Khata should be a top priority. With the online application process through the BBMP e-Aasthi portal, the days of endless paperwork and long queues are finally over.

By obtaining your e-Khata, you not only safeguard your property rights but also contribute to Karnataka’s vision of a digitally empowered, transparent, and smart urban governance system.