If you own property in Bangalore, you have probably heard that you need an e-Khata. Since the city made e-Khata a requirement for property registration, it has become essential for selling, buying, gifting and even getting a loan or a building plan sanctioned. This guide explains what e-Khata is, why it matters and how to get it.
What is e-Khata?
E-Khata is the digital version of the khata, the municipal record of a property. Unlike the old paper khata, the e-Khata links the property to:
- The owner's identity, verified through Aadhaar-based eKYC
- The registered sale deed in the state registration system (Kaveri)
- The property tax record
- The property's location, often with a photograph and geo-coordinates
Each property receives a unique e-Khata number. The aim is to reduce fraud, duplicate sales and errors in property records.
Who needs an e-Khata?
In the city area now under the Greater Bengaluru Authority, e-Khata has been made mandatory for registering property transactions such as sales and gifts. It is also commonly required for:
- Building plan sanction. See our plan approval guide.
- Home loans and loans against property
- Utility connections
- Property tax and records updates
Both A Khata and B Khata properties are being brought into the e-Khata system. Read A Khata vs B Khata to understand the difference.
Documents to keep ready
The exact list can change, but owners are commonly asked for:
- Registered sale deed or other title document, with its registration number
- Encumbrance certificate. See our EC guide.
- Property tax payment details, including the SAS application number where applicable
- Aadhaar of all owners for eKYC
- BESCOM electricity account number, for built properties
- A recent photograph of the property
- For vacant sites, details of the site boundaries and location
How to get e-Khata: the general process
- Find your draft e-Khata: Search on the official e-Khata portal using your ward, property ID or other details. Many properties already have a draft record created from existing data.
- Log in: Use your mobile number and OTP.
- Complete owner eKYC: Each owner completes Aadhaar-based verification.
- Upload documents: Add the sale deed details, EC, tax details, BESCOM number and photographs.
- Submit for verification: Officials check the documents and may visit the property.
- Download final e-Khata: Once approved, you can download the final e-Khata.
If your property is not found, there is usually an option to apply for a new e-Khata. Help centres have also been set up to assist owners. Portals and procedures have changed several times, so follow the instructions on the official site.
How long does it take?
If records are complete and match, approval can be quick. Delays usually come from mismatches between the sale deed, tax records and Aadhaar names, missing documents or properties not mapped correctly.
Common problems and how to solve them
| Problem | Likely cause | What to do |
|---|---|---|
| Property not found | Not yet digitised or wrong ward | Search by other details or apply for new e-Khata |
| Name mismatch | Spelling differences across documents | Provide supporting documents and affidavits as advised |
| Area mismatch | Old records differ from deed | Request correction with survey or deed details |
| Tax dues | Unpaid or under-assessed tax | Clear dues and update records |
| Old paper khata only | Not linked to digital system | Apply through the portal with documents |
e-Khata outside the city
Outside the city corporation limits, different systems apply. Properties in municipalities and town panchayats use e-Aasthi records, while properties in gram panchayats use e-Swathu. If your plot is in a peripheral area, check which system applies. See our guide to which authority covers your plot.
e-Khata when buying a property
Before buying, ask the seller for the final e-Khata and verify it on the portal. Check that the owner's name, property ID, area and location match the sale deed and EC. Without e-Khata, registration may not be possible in the city area. Our checklist of documents to check before buying a plot explains what else to verify.
e-Khata when building a house
Before you start the design process, make sure your e-Khata is in order. It speeds up plan sanction and your bank's legal verification for a construction loan. After construction, the property records are updated to reflect the new building and its built-up area for tax purposes.
e-Khata for inherited or jointly owned property
If a property has been inherited, the khata and e-Khata must first reflect the legal heirs as owners, which usually needs a death certificate, a legal heir certificate or succession documents, and sometimes a registered partition or release deed among family members. For jointly owned property, every owner named in the deed must complete eKYC. If an owner lives abroad, check whether the portal supports remote verification or whether a registered power of attorney is needed. Sorting this out early avoids delays when you want to sell, take a loan or start construction.
e-Khata and property tax
Your property tax record and e-Khata are linked, so keep tax payments up to date. When the e-Khata shows a different area or use from what you pay tax on, the tax may be revised. After you build a new house, the records must be updated to reflect the new built-up area. Paying the correct tax from the start avoids penalties later.
Tips
- Keep scanned copies of every property document in one folder.
- Make sure all owners' names match across documents.
- Pay property tax on time and keep receipts.
- Download and save the final e-Khata once issued.
- Use only the official portal and authorised help centres. Be cautious of agents promising shortcuts.
Final word
e-Khata is now a foundation for any property transaction in Bangalore. Getting it done early saves time when you want to build, borrow or sell. If you are planning to build, our team can review your documents and guide you on the next steps. Book a free consultation or see how we work.
Frequently asked questions
Is e-Khata mandatory in Bangalore?
Yes, for registering property transactions in the city area, and it is commonly required for plan sanction, loans and utility connections.
How can I download my e-Khata?
Log in to the official e-Khata portal with your mobile number, search for your property and download the final e-Khata once it has been approved.
Can a B Khata property get e-Khata?
Yes. B register properties are also brought into the e-Khata system, but e-Khata does not change the A or B status.
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