e-Khata in Bengaluru (2026): what it is, why it's mandatory, and how to get yours

If you're buying in Bengaluru right now, one document decides whether the sale can even be registered in your name: the e-Khata. Since the civic body was reorganised into the Greater Bengaluru Authority (GBA) and e-Khata became mandatory for registration, "no e-Khata, no registry" is the new reality. This guide explains what e-Khata is, how it differs from A-Khata and B-Khata, how to apply and check your status on the e-Aasthi portal, and exactly what to verify before you pay.

e-Khata vs A-Khata vs B-Khata

A-Khata and B-Khata describe a property's compliance status; e-Khata is simply the digital, standardised version of that record. The crucial point: an e-Khata issued for a B-Khata property is still a B-Khata — the format changes, the status doesn't.

Record	What it means	Buyer impact
A-Khata	Property complies with approved plan, OC, conversion and zoning	Cleanest — easy loans & resale
B-Khata	Not fully compliant / unauthorised in some respect	Financing & resale friction; lenders stricter
e-Khata	The digital format of the khata (A or B) on e-Aasthi	Required to register — but doesn't change A/B status

We cover the compliance side in depth in A-Khata vs B-Khata, explained — read it alongside this if you're weighing a B-Khata property.

What changed: BBMP is now the Greater Bengaluru Authority (GBA)

BBMP has been reorganised into the Greater Bengaluru Authority and five city corporations. For buyers, the practical news is reassuring: your existing A or B khata remains valid as issued, your SAS property-tax ID carries over, and property records are still handled on the e-Aasthi portal.

So the name on the letterhead changed, not the validity of your paperwork. What did change is the move to a single digital record — the e-Khata — and its new role at the registration counter.

Why e-Khata is mandatory now

A valid e-Khata is now required to register a sale, transfer a property or get a building plan approved in Bengaluru. Without it, the sub-registrar cannot complete your registration — which is why it has become the single most important document to confirm before you pay.

Property registration runs through the Karnataka government's Kaveri Online Services portal, and the e-Khata is the record that links your property to it. If a seller can't produce a final e-Khata, the transaction simply can't be registered — treat that as a hard stop, not a detail to "sort out later".

How to apply for e-Khata online (e-Aasthi), step by step

Apply on the official e-Aasthi portal: register with your mobile and Aadhaar, locate your property, verify the details, upload documents, pay the fee and submit. Many existing properties already have a draft e-Khata you only need to finalise.

1. Go to the e-Aasthi portal and register/sign in with your mobile number and Aadhaar.
2. Find your property — by SAS (property-tax) ID or address — and open its record; a draft e-Khata may already exist.
3. Check that owner name, extent, address and tax details are correct; flag any mismatch.
4. Upload the required documents — sale deed, latest encumbrance certificate, tax-paid receipts and ID.
5. Pay the applicable fee and submit; note your application number to track it.
6. After verification, download the final (signed) e-Khata PDF — that's the one you need for registration.

Timelines vary by case, so start early rather than at the registration deadline.

How to check your e-Khata status

On the e-Aasthi portal, use the track/status option and search by your application number or the property's ePID/SAS ID. The portal shows where your file is in the pipeline.

Typical stages you'll see: Submitted → With Case Worker → With ARO → Signed by ARO → Ready for Sub-Registrar → Approved / Download. If a file is stuck well beyond the normal window, it can usually be escalated through the Sakala/Seva Sindhu service channels. Keep the signed PDF once it's "Approved" — that's your proof at registration.

What buyers must verify before paying

Confirm the khata type from the document itself — not the seller's description — check that a final e-Khata exists, and prefer A-Khata for clean financing and resale. For under-construction homes, also confirm the project on RERA.

• Pull the record yourself on e-Aasthi by SAS ID — see whether it's A or B, and whether a final e-Khata exists (not just a draft).
• Mind the B-to-A window. The discounted 2% B-to-A conversion window closed on 23 August 2026 (it's back to the higher rate), and conversions take time — so a B-Khata is a bigger commitment now.
• Match it to your agreement & loan. Lenders are stricter on B-Khata; confirm your bank will fund it before you pay a token.
• Verify the project & stamp duty. Check RERA for under-construction homes, and budget stamp duty + the registration fee (which rose in 2026) via the Karnataka Stamps & Registration department.

Short on time or not sure what you're looking at? Our free RERA & legal check pulls the khata, RERA status and builder track record for any Bengaluru project, and our home-buying checklist lists every document to demand before you commit.

Frequently asked questions