E-Khata Bangalore: Apply Online via BBMP e-Aasthi 2026

To apply for an e-Khata in Bangalore right now, head to the BBMP e-Aasthi portal at bbmpeaasthi.karnataka.gov.in, register with your Aadhaar and mobile number, enter your property ID (PID), upload your Sale Deed, EC, property tax receipts, and OC, pay the application fee, and download the digitally signed e-Khata once approved, usually within 14-30 working days.

An e-Khata is the digital, Aadhaar-verified version of the Khata certificate issued by Bruhat Bengaluru Mahanagara Palike (BBMP) for properties within Bangalore. It records property ownership for tax, civic, and registration purposes, and has been mandatory in BBMP jurisdiction since 2024 for every property transaction: sales, registrations, building plan sanctions, occupancy certificate applications, and home loan disbursals.

This guide covers the 6-step BBMP e-Aasthi application process, fees, documents required, the difference between Form 9, Form 11, and Form 11A, how e-Khata connects to A-Khata and B-Khata, and what to do if your property doesn't have e-Khata yet.

Is e-Khata Mandatory in Bangalore?

Yes, and it's been mandatory in phases since 2024. October 1, 2024: e-Khata became mandatory for property sale and registration via the Kaveri 2.0 integration at Sub-Registrar offices. July 1, 2025: mandate expanded BBMP-wide and to building plan approvals, plinth certificates, and occupancy certificates. November 1, 2025: extended to B-Khata to A-Khata conversions. Today, every property-related transaction within BBMP jurisdiction requires e-Khata. The BBMP Building Plan Authorisation System (BPAS) explicitly states that e-Khata is required for Building Licence, Plinth Certificate, and Occupancy Certificate applications. Major banks and housing finance companies require e-Khata for home loan disbursals. Sub-Registrar offices require e-Khata for property registration in BBMP areas.

Practically, this means:

• Buying property in Bangalore? Your seller must hand over e-Khata (or be in the process of generating it) before you can register the sale and get your loan disbursed.
• Selling property in Bangalore? Generate your e-Khata before listing. Buyers and banks will ask for it on day one.
• Already own a Bangalore property? Migrate your paper A-Khata to e-Khata even if you're not transacting right now; you'll need it for any future loan, sale, or civic permission.
• Have only B-Khata? Start the conversion to A-Khata immediately. e-Khata isn't issued on B-Khata properties directly.

How to Apply for e-Khata Online via BBMP e-Aasthi: 6 Steps

The BBMP e-Aasthi platform is the only official channel for e-Khata applications in Bangalore. It runs at bbmpeaasthi.karnataka.gov.in, with related civic services also available at eaasthi.karnataka.gov.in.

Step 1: Register on the BBMP e-Aasthi portal

Visit bbmpeaasthi.karnataka.gov.in. Click Register in the top right. Enter your mobile number, Aadhaar number, and email. Verify both mobile and email via OTP. Set a password. Registration takes about 3 minutes. Your Aadhaar is mandatory; it's used for the final digital signing of your e-Khata.

Step 2: Login and select the Khata service

On the dashboard, find Apply for Khata or e-Khata Services. Choose one of three flows based on your situation:

• Fresh e-Khata: for a newly registered property that doesn't have a Khata yet
• Digitise existing A-Khata: for properties with a paper A-Khata that need migrating to e-Khata
• B-Khata to A-Khata + e-Khata: for B-Khata properties starting the full conversion

Step 3: Enter property details and PID

Provide your BBMP Property ID (PID), survey number, and ward number. The system auto-fetches any existing BBMP records linked to that property: owner name, address, built-up area, current tax assessment. Verify each field against your documents before proceeding. Errors at this stage compound through the rest of the process.

If you don't know your PID, you can find it on your latest BBMP property tax receipt, or look it up by address on the BBMP main portal.

Step 4: Upload required documents

Upload scanned copies (PDF or JPG, each under 2MB):

• Registered Sale Deed (or inheritance/gift deed for non-purchase transfers)
• Latest property tax paid receipt (current financial year)
• Encumbrance Certificate covering 13 years minimum
• Occupancy Certificate (for apartments and flats; not required for plots)
• Aadhaar card of the owner
• Recent passport-size photograph
• Previous Khata certificate or extract, if you have one
• For B-to-A conversion: betterment charge proof, BBMP layout approval, and any building plan sanction

Ensure all uploads are clear, legible, and the documents match the owner name across all submissions. Mismatched names or unclear scans are the #1 cause of e-Khata application rejections.

Step 5: Pay the application fee online

Fees vary significantly based on the type of application:

• Digitising an existing A-Khata to e-Khata: a nominal application fee, usually under ₹200, plus small processing charges.
• Fresh e-Khata on newly registered property: the Khata registration charge is 2% of the stamp duty paid on the sale deed, with a minimum of ₹500, plus a processing fee.
• B-Khata to A-Khata + e-Khata: the 2% transfer charge plus betterment charges (which can be substantial, calculated based on property value, age, and compliance gaps).

Payment accepts UPI, net banking, debit card, and credit card. Save the payment confirmation; you'll need the reference number to track status.

Step 6: Download your digitally signed e-Khata

Processing time varies by application type:

• A-Khata digitisation: 7-14 working days
• Fresh e-Khata: 14-30 working days
• B-to-A conversion + e-Khata: 30-90 working days

Under the 2026 Greater Bengaluru Authority (GBA) reforms, eligible e-Khata applications with all documents verified clean at first review now have a 5-day auto-approval pathway: if your application is not manually processed within 5 working days, it is automatically approved by the system.

You'll receive an SMS and email when ready. Login, navigate to My Applications, find your e-Khata, and click Download Signed e-Khata. The PDF is Aadhaar e-Signed by the authorised BBMP officer and includes a QR code for instant verification. Save it; every future transaction on this property will reference this document.

e-Khata Fees and Charges: What You Actually Pay

The e-Khata fee structure trips up many first-time applicants because there are really three different fee scenarios:

The 2% registration charge on a new purchase is essentially the Khata transfer fee; it's the cost of registering ownership in BBMP records, separate from the stamp duty you paid at the Sub-Registrar's office.

For a property registered at ₹1 crore at 5% stamp duty (≈ ₹5 lakh stamp duty), the e-Khata registration charge comes to about ₹10,000 (2% × ₹5 lakh). Factor this into your overall cost-of-ownership calculation alongside stamp duty, registration fees, and your home loan processing charges.

Fees are subject to BBMP revision; always verify the current rate on the e-Aasthi portal before applying.

Form 9 vs Form 11A vs Form 11B: Gram Panchayat Forms, NOT BBMP

A common confusion: these are not BBMP forms. Form 9, Form 11A, and Form 11B are Gram Panchayat records issued under the e-Swathu system for non-agricultural properties originally in Gram Panchayat areas, many of which have since been absorbed into BBMP / GBA jurisdiction. The legacy distinction confused buyers and sellers for years. With the e-Aasthi transition, BBMP is consolidating these legacy forms, but you still encounter them in older paperwork.

If you have a Form 9, Form 11A, or Form 11B from a property in a former Gram Panchayat area now under BBMP / GBA, you need to migrate to e-Khata via BBMP e-Aasthi before any sale, registration, or loan disbursal. The legacy e-Swathu form alone won't be accepted in BBMP-jurisdiction transactions. The legacy form alone won't be accepted by SROs, banks, or BBMP for any new service. The migration is straightforward through the e-Aasthi portal; use the Digitise existing A-Khata flow.

A-Khata vs B-Khata vs e-Khata: The 3-Way Comparison

These three terms cover different things, but they get used interchangeably in casual conversation. Here's the actual distinction:

So e-Khata isn't a third category alongside A and B. It's the digital format that A-Khata properties take. B-Khata properties don't get e-Khata; they have to convert to A-Khata first.

If you're seeing a property listed with B-Khata, treat that as a major flag. You'll need to budget for B-to-A conversion costs, factor in 30-90 days of additional process time, and confirm with your lender that they'll fund a property currently classified as B-Khata.

For a deeper look at this conversion, see our A-Khata vs B-Khata buyer's guide.

How to Download Your e-Khata Once Generated

Once your application is approved, the e-Khata is digitally signed and uploaded to your e-Aasthi account. To download:

1. Login at bbmpeaasthi.karnataka.gov.in using your registered mobile number and password
2. Navigate to My Applications on the dashboard
3. Find your e-Khata application (status should show Approved or e-Signed)
4. Click Download Signed e-Khata
5. The Aadhaar e-Signed PDF downloads to your device with a QR code for verification

Save multiple copies. The PDF is your master document for the property and you'll need to share it with banks, buyers, builders, and BBMP for every future transaction. The QR code on the PDF allows anyone to verify authenticity by scanning, useful for buyers who want to confirm the e-Khata you're showing them is genuine.

How to Check e-Khata Application Status

If your application is in progress and you want to check status:

1. Login to the e-Aasthi portal
2. Go to Track Application or Application Status
3. Enter your application reference number (you got this when you submitted)
4. View the current processing stage: submitted, under verification, pending payment, e-Sign in progress, or completed
5. SMS updates are automatic on your registered mobile

For fresh applications, expect 14-30 working days. If your application has been pending more than 45 days without status change, contact the BBMP e-Aasthi helpdesk or visit your jurisdictional BBMP office (the one with jurisdiction over your property's location, not the one near your home).

Common e-Khata Issues and How to Fix Them

A few issues come up repeatedly with first-time applicants:

Owner name mismatch: Your Sale Deed says one spelling, your Aadhaar says another, your property tax receipt has a third. Fix this BEFORE applying: get a name correction affidavit notarised, or update the records that are wrong. Mismatches will get the application rejected at verification.

Pending property tax: e-Khata won't be issued if any property tax is outstanding. Clear all dues, including any interest or penalty, before applying.

Encumbrance Certificate gap: If your EC shows pending mortgages without corresponding release deeds, the e-Khata won't proceed. Get release deeds registered first, then re-pull a clean EC, then apply.

OC missing for apartments: For flats and apartments, the Occupancy Certificate is mandatory. If your builder hasn't obtained the OC for the project, e-Khata for individual units is blocked. This is a builder issue; escalate via RERA if your builder is delaying OC unreasonably.

Wrong PID: Some properties have changed PID over the years due to BBMP ward restructuring. Verify the current PID with BBMP before submission. Using an old PID auto-fetches outdated records.

Document scan quality: Blurry, cropped, or low-contrast scans get rejected. Use a proper scanner or a high-quality phone scanning app, ensure documents are flat and well-lit, and check each scan is legible before uploading.

Why e-Khata Connects to OC and Home Loans

The e-Khata isn't a standalone document; it's plugged into Bangalore's wider property compliance chain. Two specific connections matter most:

e-Khata + Occupancy Certificate: The BBMP Building Plan Authorisation System now requires e-Khata for any Occupancy Certificate application. For new builders, this means e-Khata gets generated as part of the post-construction documentation flow. For existing buyers, if you're buying a flat where the OC was issued before e-Khata mandate, you may need to retrofit the e-Khata onto the project. See our Occupancy Certificate Bangalore guide for the full OC process.

e-Khata + home loans: As of 2026, all major banks (SBI, HDFC, ICICI, Axis, Kotak, plus all housing finance companies) require e-Khata for loan approval and disbursal. Paper A-Khata is no longer accepted. If you're buying through a home loan, your bank will ask for the seller's e-Khata document before disbursal. Get this confirmed in writing before you sign the sale agreement, not after.

e-Khata + Encumbrance Certificate: Both are required for sale registration. The EC (from the Kaveri portal) shows transaction history; the e-Khata (from BBMP e-Aasthi) shows current ownership and tax status. Sub-Registrar offices verify both before processing your sale deed registration.