How to get an e-khata in Bangalore: draft to final, step by step

The short answer: most properties in Bengaluru already have a draft e-khata, generated automatically from old records. To sell, or to register a purchase, you need a final e-khata. The owner applies on the Greater Bengaluru Authority's e-Aasthi portal by logging in with a mobile number, finding the property, uploading the sale deed, Encumbrance Certificate, tax and electricity details, and completing Aadhaar verification. An officer checks the documents and issues the final e-khata. Since 21 September 2026 this all runs on the upgraded e-Aasthi 2.0 portal.

If you're a buyer, the job is the seller's, but you need to know what a proper final e-khata looks like and when to insist on it. If you're an owner, here is what to have ready.

Draft vs final: why it matters

Both show whether the property is in the A or B register. A final e-khata doesn't make a B-khata property compliant; see our khata guide for the difference.

Documents to have ready

• The registered sale deed (or its registration number). For deeds registered on Kaveri since 2004, the portal can usually fetch the details.
• An Encumbrance Certificate covering the period from just before the sale deed to the present, from the Kaveri portal. Older periods may need a manual EC from the Sub-Registrar.
• The property tax application number and recent receipts, with no arrears. Unpaid tax is one of the most common reasons for rejection.
• The electricity (BESCOM) account number for the property.
• Aadhaar for every owner, for e-KYC and digital signing.
• A photo of the property and its location on the map.
• For apartments and newer buildings, the occupancy certificate. Inherited property needs the death certificate and legal-heir or succession documents.

The steps

1. Log in to e-Aasthi with the owner's mobile number. The GBA's portal is linked from its official website; make sure you're on a karnataka.gov.in address, not a look-alike.
2. Find the property by its ward and property ID, or by the owner's name, and open the draft e-khata.
3. Check the draft. Owner names, site area, built-up area and address should match the sale deed. Note anything wrong.
4. Upload the documents listed above and enter the sale deed, tax and electricity details.
5. Complete Aadhaar e-KYC for each owner and submit.
6. Track the application online. e-Aasthi 2.0 added tracking at each stage. An officer verifies the documents and may ask for more.
7. Download the final e-khata once it's approved. There is a small fee to download it; check the current amount on the portal.

Corrections to a final e-khata, bulk khatas for apartment buildings, and splitting or merging sites are being added to the portal in stages. If your case involves one of these, check the portal's current list of services or ask your corporation's revenue office.

Why applications get stuck

• Property tax arrears, even a small amount.
• Names or areas that don't match between the sale deed, the tax records and the draft e-khata.
• A missing or incomplete Encumbrance Certificate, especially for periods before online records.
• No occupancy certificate for a flat or a newer building.
• Inherited property where the khata is still in a deceased owner's name and the succession papers aren't complete.

Most of these are fixed by sorting out the underlying record first, then reapplying. If the officer asks for more documents, the application can usually be updated online.

After you buy: mutation

After registration, the khata has to move into the buyer's name. This is called mutation. e-Aasthi 2.0 links it to the Kaveri registration system, so a final e-khata with the new owner's name can follow the registration. Check that it does. A transfer that never happens causes trouble when you sell or apply for permissions later.

For buyers: what to insist on

• See the final e-khata before you pay an advance. If the seller only has a draft, agree in writing that they will get the final one before registration, and make the sale conditional on it.
• Match it to the sale deed. Owner name, property ID, site area and built-up area should agree.
• Check A or B. Don't pay an A-khata price for a property in the B register.
• New flats: each flat's khata comes after the building's occupancy certificate. Ask the builder in writing how and when flat-wise e-khatas will be issued.

Outside city limits

Properties under a gram panchayat, common around Sarjapur, Anekal and Devanahalli, don't get an e-khata. Their records are on e-Swathu. See buying a plot outside the GBA.

Rules have changed often since 2024. Our GBA update covers the latest changes, and your lawyer should check the property against the rules in force when you buy.