# E-Khata Bangalore: NRI Owner's Guide | 66 MG Road

By Saurabh Garg, founder·12 min read·Published 2026-06-11
# E-khata in Bengaluru, for owners living abroad

**E-khata is the digital khata record Karnataka issues from the e-Aasthi system at bbmpeaasthi.karnataka.gov.in, and since 1 October 2024 no property inside the old BBMP limits can be registered without one. Your property already sits in that system as a draft record. You claim it, check the details, pay a small download fee, and hold a signed PDF with a 10-digit ePID on it. If your flat carries a B-khata instead of an A-khata, the conversion fee is 2% of guidance value until 23 August 2026 and 5% after that. From outside India the whole thing turns on one thing: whether the mobile number on the record still rings.**

Verified on 10 August 2026. Spellings differ: e-khata, ekhata, e katha, ekatha. Same record. The wider question of khata against mutation against title, and how it works in other cities, sits in the guide to [khata and mutation for a remote owner](/guides/khata-mutation-remote-owner).

## The numbers, in one table

|  | Figure |
| --- | --- |
| Portal | bbmpeaasthi.karnataka.gov.in, the e-Aasthi system |
| Mandatory for registration since | 1 October 2024, inside BBMP limits |
| Also required since July 2025 | Online building plan approvals |
| Final e-khata download | ₹125, paid on the portal |
| Khata transfer fee after a sale | 2% of the stamp duty paid on the sale deed, minimum ₹500 |
| B-khata to A-khata conversion fee | 2% of guidance value under the Bhu Guarantee window |
| That window closes | 23 August 2026, after which the rate returns to 5% |
| Conversion eligibility cut-off | The B-khata must have been on the BBMP record on or before 30 September 2024 |
| Statutory timeline | 30 days under Sakala |
| Login | Mobile OTP, then Aadhaar eKYC to sign |

Two lines decide most of the money. The khata transfer fee is 2% of the stamp duty, not of the price, so a deed carrying ₹1.5 lakh of stamp duty costs ₹3,000 to transfer. The B-khata conversion fee is 2% of the guidance value of the whole property: ₹2 lakh on a ₹1 crore guidance value now, ₹5 lakh after the window shuts.

## What e-khata is, against the old paper khata

The old khata was a certificate and an extract, printed at a BBMP ward office, signed by hand, easy to forge and easier to lose. Two people could hold khatas for the same site. Nobody could check one from outside the ward.

E-khata is the same record held in a state database with a unique electronic property ID, the ePID, tied to a survey number and an Aadhaar-verified owner. The sub-registrar reads it at registration. The bank reads it at loan sanction. You download it as a signed PDF.

The change that matters for an owner abroad: the record is checkable without a person standing in a ward office. You can see tonight whether your flat has a draft e-khata against your name and whether the extent matches your deed. That check used to need a cousin with a morning free.

## Draft e-khata and final e-khata

They are two stages, and owners conflate them.

The **draft** was created by the municipality, not by you. Officials digitised the old tax and khata records and pushed them into e-Aasthi. A draft is a starting point. It is not the document a sub-registrar accepts.

The **final** e-khata is what you get after you claim the draft, upload the deed and supporting papers, complete Aadhaar eKYC, and the record is approved. It carries a digital signature and the ePID. That is the document.

If your draft shows the wrong owner name, the wrong extent, or the wrong survey number, fix it before applying. A wrong draft turned into a final e-khata is a defect you then carry into your sale.

## A-khata against B-khata, and what B-khata blocks

A-khata marks a property that complies with the building bylaws and holds municipal approval. It registers, it mortgages, it sells.

B-khata is a separate register for properties with an irregularity: unapproved layout, construction on land never converted from agricultural use, or a plan violation. A B-khata property still pays tax. It is a property the municipality has recorded while refusing to certify.

What B-khata blocks:

- Most banks refuse a home loan against it, which cuts your buyer pool to cash buyers

- Building plan approval is refused, so no rebuild and no added floor

- The resale price sits below a comparable A-khata property on the same street

- B-khata properties were digitised behind A-khata ones, so the e-khata a registration needs arrives late

Karnataka opened a window to fix this. Under the Bhu Guarantee scheme the betterment charge for moving a B-khata to A-khata was cut from 5% of guidance value to 2%, running to 23 August 2026. Eligibility turns on the property sitting on the B-khata register on or before 30 September 2024, tax dues being clear, and the land not being earmarked for a road, a park or public infrastructure. Agricultural land needs its DC conversion order first.

If you own a B-khata flat in Bengaluru and you are reading this in August 2026, that deadline is the only date on this page worth acting on today.

## How to claim and download your e-khata

- Go to bbmpeaasthi.karnataka.gov.in and log in with an Indian mobile number. The portal sends an OTP.

- Open the section for getting an e-khata and select your zone and ward.

- Search by owner name or by the property identification number from your tax receipt.

- Open the draft record. Read the owner name, the extent, the survey number and the address against your deed, line by line. Do not skip this because the name looks right.

- Upload the documents: registered sale deed, previous khata certificate or extract, latest property tax receipt, encumbrance certificate, a photograph of the property, and Aadhaar and PAN.

- Complete Aadhaar eKYC to sign the application.

- Submit and keep the acknowledgement. It carries the ePID you will need later.

- Once approved, return to the portal, open the final e-khata download, enter the ePID, pay ₹125, and save the signed PDF.

Save that PDF with your tax receipts. You will be asked for it at registration, at loan sanction, and by any serious buyer's lawyer.

## How to transfer khata after a sale or an inheritance

Khata transfer is the mutation of the record from the old owner to the new one. Buying a flat does not move the khata by itself.

- Clear every rupee of property tax on the property first. A transfer application with arrears behind it is rejected, and the arrears attach to the property rather than to the person who ran them up. The mechanics of clearing them are in the guide to [paying India property tax from abroad](/guides/pay-india-property-tax-from-abroad).

- File the transfer application on e-Aasthi against the property's ePID.

- Upload the documents.

- Both parties complete Aadhaar eKYC.

- The revenue and tax inspectors scrutinise the documents and, where needed, check the site.

- Pay the transfer fee online: 2% of the stamp duty on the sale deed, minimum ₹500, plus small certificate and extract charges.

- The record updates and the new e-khata issues in the buyer's name. Sakala sets a 30-day standard.

Documents for a purchase: registered sale deed, encumbrance certificate, latest tax paid receipt, previous khata certificate or extract, approved building plan or site plan, and Aadhaar and PAN for eKYC.

For an inheritance, add the death certificate of the registered owner, a legal heir or succession certificate, and a notarised affidavit listing every heir. Every heir signs, and every signature made outside India needs apostille or consular attestation before filing.

## Doing this from outside India

Three problems, in the order they hit you.

**The OTP goes to a number that stopped working in 2014.** The portal login and the Aadhaar eKYC both send codes to Indian mobile numbers, and the eKYC code goes to the number registered against your Aadhaar, which is not always the number you use. No amount of persistence on the website changes that. Fix the mobile number on Aadhaar first, or accept that a representative in India runs the file. Owners lose months finding this out on the last day of a deadline.

Second, handing the file to someone in India means a power of attorney, and a general power of attorney is what most local agents ask for, because the work is a sequence of steps rather than one. A GPA used here should name the attorney holder, identify the property by survey number and address, and list the powers: to apply for e-khata, to sign and submit on e-Aasthi, to represent you before the corporation, to pay fees and collect receipts. Signed abroad, it is notarised where you sign, then apostilled under the Hague Convention or attested at the Indian mission, and stamped in Karnataka before use.

Third, the part nobody says out loud. A GPA handed to a relative is a loaded instrument. One that carries a power to sell, mortgage or gift lets that person do all three without asking you again, and a buyer on the other side of that deal is protected by the registered document long after the family relationship has collapsed. The fix is boring and it works: keep the powers narrow and specific to the khata work, set an expiry date, exclude sale and mortgage in words, and register it. If you would not hand this person your bank login, do not hand them a general power of attorney.

## What breaks without an e-khata

Registration stops. A sale deed inside the old BBMP limits is not registered without a valid e-khata, so a buyer who wants to close in six weeks walks when they learn yours does not exist.

The home loan stops. A lender verifies the khata record as part of ownership diligence. No e-khata, no sanction for your buyer, so cash buyers only, so a lower price.

The building plan approval stops, and has done since July 2025 for online approvals.

None of this voids your ownership. Title comes from the registered deed, and the courts have said for thirty years that a revenue entry creates no title. What the missing record does is jam every office that reads the record instead of the deed. See how that plays out across society dues, tax and khata in the guide to [bills a remote owner carries](/guides/society-maintenance-bills-khata-remote-owner).

## What the GBA split changed

BBMP was dissolved and the Greater Bengaluru Authority took charge, with five city corporations: Bengaluru North, South, East, West and Central. The handover ran through the second half of 2025 and boundary work continued into 2026.

For your e-khata, less changed than the headlines suggest. Existing khata records stay valid, nobody reapplies because of the split, and the e-Aasthi portal is the same portal. What changed is who you escalate to. Files moving between old BBMP archives and new corporation offices have run late, and a grievance addressed to the wrong corporation sits unread. Before you chase a stuck application, find out which of the five corporations your ward now falls under.

## FAQ

**Is e-khata mandatory in Bangalore?**
Yes, for property registration inside the old BBMP limits since 1 October 2024, and for online building plan approvals since July 2025. Paying property tax does not need one, and the tax runs on a separate portal.

**What is the difference between A-khata and B-khata?**
A-khata marks a property that complies with the building bylaws and holds municipal approval, so it registers, mortgages and sells without friction. B-khata is a separate register for properties with an irregularity such as an unapproved layout or unconverted land. A B-khata property pays tax but is refused a home loan by most banks and refused building plan approval.

**How much does it cost to convert B-khata to A-khata?**
Under the Bhu Guarantee window the betterment charge is 2% of the property's guidance value, running until 23 August 2026, after which it returns to 5%. The property must have been on the B-khata register on or before 30 September 2024 and all tax dues must be clear.

**What does a khata transfer cost in Bangalore?**
The transfer fee is 2% of the stamp duty paid on the registered sale deed, minimum around ₹500, plus small charges for the certificate and extract. Downloading the final e-khata costs ₹125. The fee runs on the stamp duty, not the sale price.

**Can an NRI get an e-khata without coming to India?**
Yes, where you can receive the OTP on an Indian mobile number and complete Aadhaar eKYC. Without a working Indian number linked to Aadhaar, you authorise a representative in India through a power of attorney, apostilled or consular-attested where you signed it and stamped in Karnataka before use.

**Does an e-khata prove I own the property?**
No. The khata is a municipal revenue record of who pays tax, and the Supreme Court has held for thirty years that a revenue entry creates no title. Ownership comes from the registered deed. You still need the e-khata, because the sub-registrar and the bank read the record.

## If you would rather not chase this yourself

66 MG Road runs khata and e-khata work for owners living abroad, one named manager per property, dated proof of each filing. It sits inside [property management in Bangalore](/nri-property-management-bangalore), and khata status is checked in the ₹20,000 Property Health Check alongside tax, encumbrance and occupancy. We charge for that work, so read this page knowing we sell the fix.

If your draft record is clean and your Indian mobile number still rings, do it yourself with the steps above. It is a portal, a PDF and ₹125.

## Sources

- BBMP e-Aasthi (e-khata) official portal: [https://bbmpeaasthi.karnataka.gov.in/](https://bbmpeaasthi.karnataka.gov.in/)

- B-khata to A-khata: 2% fee to 23 August 2026, 5% after, 30 September 2024 cut-off, documents, Sakala timeline: [https://www.pkpadvocates.in/blog/b-khata-to-a-khata-conversion-bengaluru](https://www.pkpadvocates.in/blog/b-khata-to-a-khata-conversion-bengaluru)

- Bhu Guarantee window and what B-khata blocks: [https://www.landeed.com/post/b-khata-to-a-khata-conversion-in-karnataka](https://www.landeed.com/post/b-khata-to-a-khata-conversion-in-karnataka)

- Draft and final e-khata stages, documents, ePID: [https://www.landeed.com/post/an-essential-guide-to-getting-e-aasthi](https://www.landeed.com/post/an-essential-guide-to-getting-e-aasthi)

- e-Aasthi steps, mobile OTP and Aadhaar eKYC, ₹125 download, 2% of stamp duty mutation fee: [https://www.vaultproptech.com/blogs/how-to-apply-for-e-khata-in-e-aasthi-portal-karnataka-guide](https://www.vaultproptech.com/blogs/how-to-apply-for-e-khata-in-e-aasthi-portal-karnataka-guide)

- GBA replacing BBMP, five city corporations, khata records staying valid: [https://www.propnewz.com/blog/greater-bengaluru-authority-replaces-bbmp-property-owners-2026](https://www.propnewz.com/blog/greater-bengaluru-authority-replaces-bbmp-property-owners-2026)

*Saurabh Garg, founder, 66 MG Road*

Information on this page is as on 2026-06-11. Rules, rates, deadlines and government portals change without notice, so verify against the official source before you act. This page is for information only. It is not tax or legal advice, and it is not a substitute for a qualified adviser who knows your position.

## Compare and cost

- [The NRI Property Management Companies in India: A Comparison You Can Check](/guides/best-nri-property-management-companies-india)
- [What NRI Property Management Costs in India: The Four Models and What Hides in Each](/guides/nri-property-management-cost-india)
- [NoBroker NRI Services Review: What the Pages Promise and What They Leave Out](/guides/nobroker-nri-services-review)

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Source: [https://66mgroad.com/guides/e-khata-bangalore-nri-guide](https://66mgroad.com/guides/e-khata-bangalore-nri-guide) · 66 MG Road. Full LLM brief: https://66mgroad.com/llms.txt