GBA and e-khata in 2026: what's changed for Bengaluru property buyers

The short answer: the BBMP has been replaced by the Greater Bengaluru Authority (GBA) and five city corporations, but your khata, e-khata and property tax records carried over unchanged. What has changed for buyers in 2026 is the process around them: a new e-Aasthi 2.0 portal launched on 21 September 2026, the reduced 2% fee for converting a B-khata to an A-khata ended on 23 August 2026, and a verified (final) e-khata is still required to register a sale.

If you are buying a home in Bengaluru this year, here is what each change means and what to check before you pay anything.

What the GBA is, and what happened to the BBMP

The Greater Bengaluru Governance Act split the city's single municipal body into smaller ones. The Greater Bengaluru Authority was constituted on 15 May 2025 and took over fully from the BBMP in September 2025. Day-to-day civic work — property tax, khata, building plan approvals — now sits with five city corporations under the GBA:

• Bengaluru Central City Corporation
• Bengaluru North City Corporation
• Bengaluru South City Corporation
• Bengaluru East City Corporation
• Bengaluru West City Corporation

Elections to the five corporations have not yet been held; the current deadline is 31 December 2026. Until then, the corporations are run by appointed officials.

Is my BBMP khata still valid?

Yes. A-khata, B-khata and e-khata records issued by the BBMP remain valid under the GBA. You don't need to re-apply because the name of the municipal body changed. Property IDs, tax histories and existing e-khatas moved across to the new corporations.

One practical effect: during the handover in late 2025, applications for properties near the new corporation boundaries — parts of Whitefield, Sarjapur Road and Yelahanka, for example — took longer than usual. Things have largely settled, but if you are buying near a boundary, allow extra time for any khata work before registration.

e-khata: still required to register a sale

Since October 2024, a property within city limits can't be registered at the Sub-Registrar without an e-khata. The detail that catches buyers out is the difference between a draft and a final e-khata:

• A draft e-khata was auto-generated for most properties in 2024 from old khata and tax data. It hasn't been checked against documents and can't be used to register a sale.
• A final e-khata is issued after the owner uploads their documents and an officer verifies them. This is the one the registration system accepts.

An e-khata also still shows whether the property is in the A or B register — the digital record doesn't make a B-khata property compliant. Our khata guide explains the difference.

e-Aasthi 2.0: the new portal (September 2026)

The GBA launched e-Aasthi 2.0, an upgraded version of its online property portal, on 21 September 2026. According to the GBA, more than 25 lakh e-khatas have been issued so far. From launch, the portal handles:

• converting a draft e-khata to a final e-khata;
• issuing a final e-khata with mutation (the change of owner's name after a sale), linked to the Kaveri registration system;
• B-khata to A-khata conversion applications;
• tracking applications online.

The GBA has said that bulk khatas for apartment buildings, corrections to final e-khatas, and dividing or merging sites will be added later. If you are buying a flat in a new project, ask the builder how and when each flat's e-khata will be issued, and get the answer in writing.

B-khata to A-khata: the 2% window has closed

Between 15 May and 23 August 2026, owners of B-khata properties could apply to move into the A-khata register for a fee of 2% of the property's guidance value (the government's valuation, usually below market price). From 24 August 2026, the fee went back to 5% of guidance value. On a property with a guidance value of ₹1 crore, that is ₹5 lakh instead of ₹2 lakh.

Conversion is still open; only the discount has ended. But it is not automatic, and not every property qualifies:

• the property must have been on the B-khata register by 30 September 2024, with property tax paid up to date;
• land reserved for roads, parks or other public use is excluded;
• buildings with serious violations of the approved plan or bye-laws are handled under a separate regularisation route, and paying the conversion fee does not fix them;
• properties in an active title dispute or court case can't be converted until the case is settled.

What this means if you are buying now

• Resale homes: ask the seller for the final e-khata before you pay an advance, and check that the owner name, area and property ID match the sale deed. If the seller only has a draft, agree in writing that they will get the final one before registration.
• B-khata properties: don't pay A-khata prices on a promise of conversion. If the seller says conversion is underway, ask for the application and payment receipt, and make the sale conditional on the A-khata being issued.
• Negotiating a B-khata property: the conversion fee is now 5% of guidance value. Whoever pays it, it should be reflected in the price.
• New apartments: confirm the project's Karnataka RERA registration, the sanctioned plan and the occupancy certificate, and ask how flat-wise e-khatas will be issued.
• Near a corporation boundary: allow extra time for khata and mutation work.

These rules have changed several times since 2024 and will probably change again once the five corporations have elected councils. When we check a property, we check it against the rules in force that month. If you would like us to look at a specific property, send us the details; or read how we check properties before recommending them.