BBMP E-Khata: Complete Guide to Online Khata Registration

Table of contents

In Karnataka, property ownership includes an essential document known as the Khata, which is recorded in the municipal register, including information such as the owner’s name, property size, location, and tax data. Traditionally, obtaining a Khata required documentation, multiple visits to government offices, and frequent delays. To make the process more efficient, transparent, and hassle-free, the Karnataka government implemented the E-Khata system, a completely digital platform that allows property owners to view and modify their Khata records online. This blog describes what Khata is, how it differs from E-Khata, how to apply for it, and the most recent regulations.

Read this blog to understand what E-Khata is, who needs it, the features and benefits of E-Khata, its registration process and recent guidelines to ease your task.

What is Khata?

Khata can be understood as a legal document that certifies the existence of a property in municipal records. This document plays a vital role in the payment of property tax, registration, and transfer, making sure that the property adheres to legal requirements.

There are two major types of Khata: A Khata and B Khata

A Khata property is legally in line with all regulations, along with taxes and development guidelines. These property owners can easily transfer ownership or apply for financing.
B Khata property can be considered illegal or irregular, as they are non-compliant with specific regulations, such as tax defaults and zoning violations. B Khata property transactions can be challenging, and owners may face penalties.

To understand the complete process of obtaining and transferring Khata certificates in Bangalore, including detailed procedures and requirements, refer to our comprehensive guide on the Khata Certificate and Transfer Process.

What is E-Khata?

The BBMP E-Khata is the electronic version of the conventional Khata certificate. It is presented by the Bruhat Bengaluru Mahanagara Palike, or BBMP, which is accountable for the civic body of most of the city’s urban parts. This way, BBMP is trying to ease property owners into managing their records online, minimising paperwork, delays, and manual errors.

An E-Khata is an essential document for confirming property ownership, paying taxes, and obtaining building permissions, all of which indicate lawful property ownership. This document covers important data such as the property owner’s name, location, property measures, and tax status.

Step-by-Step E-Khata Registration Process

In the busy Bengaluru, you don’t have to wander from one department of BBMP to another; you can follow these simple steps to apply in the online portal without any middleman.

A. Online Application Guide

You can apply for E Khata using one of the following online portals:

Seva Sindhu – sevasindhu.karnataka.gov.in (for new E Khata registration and manual Khata to e-Khata conversion.)
Sakala – https://sakala.kar.nic.in/ (for online submission of various government service applications, including e-Khata requests, filing complaints, and timely service delivery.)
e-Aasthi – https://bbmpeaasthi.karnataka.gov.in/ (for detailed e-Khata services, verification, and verification of property details.)

You can create your own account and log in using your credentials.

Click on “Apply for New E-Khata” or select property conversion/upgradation.

B. Required Documents Checklist

Before starting the application process, make sure you have soft copies of the following documents:

Sale deed/title deed copy
Previous Khata Copy
Encumbrance Certificate (EC)
Latest tax paid receipt copy
Owner’s identity and address proof copy (Aadhaar or PAN card)
Approved layout/building plans
Property photo with GPS location
Recent BESCOM Electricity Bill copy
Passport-sized 1 photo of the property owner

C. Filling and Submitting the Application

Enter your property and your details accurately. Fill in the fields naming the property location, dimensions, and the owner’s name. You can refer to the portal guidelines or contact support from this Sevasindu guide.
Upload the soft copies of your above-specified document as per the size and clarity requirements.
Pay the required registration/conversion fee online via secure payment gateways (credit/debit card, net banking, UPI). Keep the digital receipt copy safely for reference.
After checking that all documents and details are filled properly, confirm and submit the complete application for processing.

BBMP E-Khata Fees Structure

Usually in Bengaluru, e-Khata registration costs 2% of the property’s value as shown in the sale deed. This amount is paid to the BBMP during registration. However, applying for an e-Khata online is free, and the service charge is just ₹40.

For more precise calculation of your property’s E-Khata registration costs, you can use Brick & Bolt’s Khata Cost Estimator. You can customise the input value in the Khata cost estimator by adding facts about your property and transaction, such as city name, Khata types, and stamp duty value. This way, you can instantly get your Khata transfer fee figures.

D. Verification & Approval

After the submission of your E-Khata application, the BBMP officials proceed with a detailed verification and approval procedure. This ensures that all your submitted information is correct and fulfils the required standards.

The process starts from

Document Verification by BBMP: The BBMP team checks whether all submitted documents are genuine and comply with regulations. Thus, ensure all documents are clear and legible from your side to avoid delays.

Cross-Verification by Assistant Revenue Officer (ARO):

After the initial review, the Assistant Revenue Officer (ARO) checks the documents for detailed cross-verification to make sure there are no discrepancies or conflicts in the property details.

Estimated Timeline for Verification and Approval: Most E-Khata applications are processed within 30 to 45 days after submission. You can track your application status using the respective application number on the portal and stay updated to respond promptly to any queries from BBMP officials.

E. Downloading the E-Khata Certificate

Once your E-Khata application is approved, you will get SMS/email notification. Also, the portal allows you to download the certificate. This way, you can have a digital copy and download a copy of your property details for future reference.

Special Drives and Initiatives for E-Khata Registration

E-Khata Melas: BBMP is conducting E-Khata Melas, which are community events designed to encourage mass application submissions and resolve common problems related to e-Khata registration. This way, property owners don’t need to visit government offices for their issues.
Involvement of civic groups and RWAs: Resident Welfare Associations (RWAs) and local civic groups are trained to guide property owners with the online application process, document uploads, and tracking application status.
BBMP’s Partnerships: To improve service delivery, BBMP has partnered with private facilitators and established digital helpdesks, enabling doorstep assistance, document verification help, and streamlined communication.

Who Needs E-Khata and Why Is It Important?

An acquaintance of E- Khata is essential for

Property Owners: All real estate owners (residential, commercial, industrial) under the aegis of the Bruhat Bengaluru Mahanagara Palike (BBMP) are required to get an e-Khata, including joint owners, legal heirs, PoA holders, and companies with property titles.
Builders and Developers: Builders seeking plan approvals and clearances for new construction must provide an e-Khata or electronic property ID (EPID) when applying through the OBPS (Online Building Plan Approval System).
Buyers: Future property buyers must check whether the property has an updated e-Khata, as proof of ownership, which is essential for subsequent property transactions, registration, and bank loans.

If the property owner fails to obtain an E-khata, they may face the following consequences:

It is very difficult to register or sell property.
You will be unable to get property loans.
The building plan without an E-khata will be rejected.
Your property can be more vulnerable to fraud and the risk of title disputes.
Your properties without e-Khata can face penalties, and you could lose eligibility for basic municipal services like electricity and water.

If you’re planning to transfer property ownership or need detailed information about the Khata transfer process, our article on Everything You Need to Know About Khata Transfer in Bangalore provides step-by-step guidance for smooth property transactions.

Features and Benefits of BBMP E-Khata

Digital Accessibility: As the E-katha is in electronic version, the owner can access this document through an open online portal from anywhere, anytime.
Transparency: Since the application and delivery process doesn’t have any middleman, the online process reduces fraud and errors, increasing trustworthiness.
Quick Updates: Compared to traditional A Khata and B Khata, the property transfer and ownership changes can be completed faster.
Simplifies Tax Payments: With E-khata, property owners can pay taxes online, with timely payments and record updates.
Eco-Friendly: This online documentation reduces paperwork and hasty physical visits to government offices.
Improved Compliance & Legal Standing: The transparent nature of the E-Khata process will increase investor confidence in the legal compliance of their property.

BBMP / Karnataka Government Guidelines on E-Khata

The following are the recent guidelines announced by the Karnataka government in Bengaluru on E khata:

BBMP announced that submission of an e-Khata will be mandatory for all online building plan applications starting July 1, 2025.
The contactless and faceless online e-khata eliminated the middleman in the system with support from Resident Welfare Associations (RWAs) and e-Khata melas for faster processing.
BBMP is delivering a draft of e-Khata certificates to applicants’ doorsteps with the help of authorised private agencies, helping residents to support documentation and application. This initiative targets residents who haven’t downloaded their e-Khata certificates from the BBMP website.
The Karnataka government’s Bruhat Bengaluru Mahanagara Palike (BBMP) has mandated an online facility for converting B-Khata properties to A-Khata, effective from September 30, 2024, to bring all properties under a unified digital ownership record.

Eligibility Criteria for E-Khata Application

These are the eligibility criteria for BBMP E-Khata Bengaluru:

The property must come under the BBMP jurisdiction.
All real estate (residential, commercial, industrial, or mixed-use) properties are eligible for e-Khata.
Individuals with valid property ownership, joint ownership, legal heir documents, including sale deeds and tax receipts, can apply.
Applicants must reside in Bengaluru, be aged 18 or above, and have a valid bank account.

How to Address Common Issues during Conversion of E-Khata?

The property owners commonly face errors in the name of the property owner, document mismatches, and complexities in joint ownership cases. These cases delay approvals and demand prompt correction. Rejection of the application can be solved by requesting a correction through BBMP’s official websites or complaint channels. Make sure you are submitting the correct details and the necessary documents to expedite the process. You can also contact the BBMP helpline number 9480683695.

How to Upgrade B-Khata to A-Khata via E-Khata System

As you know, B Khata are irregular and considered semi-legal due to non-compliance with certain municipal laws; you can convert B Khata into A Khata to make your property fully legal.

These are the simple steps to transform your B Khata property into an A Khata property.

Check your property documents: Review the property documents for any flaws that may be causing your property to fail to meet legal requirements. If your property has serious violations, it cannot be converted to an A Khata.

Outstanding dues payment: Make sure you have cleared all outstanding dues related to property tax, conversion fees, and other municipal charges.

Collect all the essential documents: It can include

A sale deed to prove your ownership.
Encumbrance Certificate to prove no legal disputes
Tax receipts are required to verify that all tax payments have been made.
Betterment Fee Receipt
Occupancy Certificate (OC), if applicable

Apply for Conversion at BBMP: You can apply for the conversion in person by visiting the BBMP office, or by the online application in the BBMP’s e-Aasthi official portal, or the Sakala portal.

Click on the B-Khata to A-Khata conversion option.
Fill in the required details and upload all the essential documents as mentioned above.
Pay specified betterment charges or conversion fees digitally.
After the submission of the application, the municipal authorities will check the documents and inspect the property to make sure that it is compliant.
After the completion of verification, if it is approved, you will receive an A Khata certificate for your property.

This certificate acts as proof that your property is now fully compliant with local regulations.

E Khata vs A Khata: Key Differences

The following are the major differences between E khata and A khata:

Criteria	A Khata	E Khata
Definition	An official record of property given by the municipal authority, typically in physical format, to confirm that the property is legally compliant.	The digital/online version of property records. E Khata may include both A Khata (legal) and B Khata (semi-legal) properties in the database.
Legal Status	Fully legal for properties meeting all compliance requirements; recognised for all legal purposes such as trade licences, construction permits, and bank loans.	Digital record—legal status depends on whether the property is classified as A Khata or B Khata in the database. An E Khata for a B Khata property does not make it legal.
Taxes and Ownership Rights	Property tax is paid up to date; owners have full legal rights to transfer, sell, or mortgage the property.	Property tax payments can be made online; ownership and tax details are stored digitally, but legal rights still depend on the underlying Khata type (A or B).
Document Type	Physical document	Digital document
Security	Vulnerable to tampering	Minimises tampering risks

Note: Although both A Khata and B Khata property owners can apply for an E-Khata, having an A Khata is safer and better, as using B Khata properties has limitations unless converted to an A Khata.

Conclusion

By digitising your property records through the E-Khata, you can streamline your property transactions, making them smoother and more transparent. By double-checking the accountability of required documents, you can simplify the entire process without an intermediary. Through E-khata, you will have easy access to crucial property details. If you have a B-Khata property, consider transforming it to an A-Khata to avoid penalties and improve legal status.

With Brick & Bolt, you not only get expert guidance in navigating E-Khata processes but also complete end-to-end support for your construction journey. From ensuring legal compliance to building quality homes and commercial space, we help you move forward with confidence and peace of mind.