Karnataka does not have one property portal; it has four that matter, and each holds records for a different kind of property. Agricultural land is on Bhoomi. A site or house inside a gram panchayat is on e-Swathu. Property inside a municipality or city corporation is on e-Aasthi — or BBMP e-Aasthi in Bengaluru. And every registered deed, regardless of what kind of property it concerns, is on Kaveri.
The reason this matters is that each portal only knows its own kind. Search Bhoomi for a converted site and you get nothing; search e-Aasthi for farmland and you get nothing; rely on any of the three without Kaveri and you have never seen the mortgages. The single question that routes you correctly is: which authority collects the tax on this property today?
The decision tree
- 1Does the RTC on Bhoomi show the land as agricultural (no conversion order)? → the record is the RTC on Bhoomi; ownership changes are mutations.
- 2Is the tax receipt from a gram panchayat? → the record is Form 9 (or Form 11B) on e-Swathu.
- 3Is the tax receipt from a city corporation, city municipal council, town municipal council or town panchayat? → the record is the e-Khata on e-Aasthi.
- 4Is the property inside BBMP / Greater Bengaluru? → the record is the e-Khata on BBMP e-Aasthi (draft, then final).
- 5In every case: the registered deeds and the Encumbrance Certificate are on Kaveri Online, and the survey documents (Akarband, Tippan, village map, PT sheet) are with SSLR via Bhoomi's survey links or Mojini.
What each portal holds
| Portal | Department | Property type | Record it issues | Ownership change is called |
|---|---|---|---|---|
| Bhoomi (landrecords.karnataka.gov.in) | Revenue | Agricultural survey numbers | RTC / Pahani, MR extract | Mutation |
| e-Swathu (eswathu.karnataka.gov.in) | RDPR (Gram Panchayats) | Non-agricultural site or house in a village | Form 9 / Form 11B | Khata transfer at the Panchayat |
| e-Aasthi (eaasthi.karnataka.gov.in) | Municipal Administration | Property in a town or city other than Bengaluru | e-Khata (Form A / B) | Khata transfer |
| BBMP e-Aasthi (bbmpeaasthi.karnataka.gov.in) | BBMP | Property in Bengaluru | Draft → final e-Khata | Khata transfer |
| Kaveri Online (kaveri.karnataka.gov.in) | Stamps and Registration | All — every registered deed | EC, certified copy, guidance value | Registration |
| Mojini / SSLR | Survey Settlement and Land Records | Agricultural survey numbers | 11E sketch, Podi, Akarband, Tippan, maps | Survey request |
The transition nobody explains: conversion
A property moves between portals exactly once — when agricultural land is converted to non-agricultural use under an NA order. Before conversion the land is an RTC on Bhoomi. After conversion and the formation of sites, each site gets a khata at the local body (Form 9 at the panchayat, e-Khata at the ULB) and its record lives there. The parent survey number stays on Bhoomi, now showing the converted status.
This is why a site in a new layout on the edge of a town can show "no record" on e-Aasthi: the layout was formed, the sites sold, but the khata was never opened. The land is legally converted; the property has no khata yet. Until it does, the buyer holds a deed to a site the local body has not recorded, and the next step — building plan, loan, resale — stalls.
For any site, ask the seller for the NA order and the khata together. A deed with neither is a deed to agricultural land dressed as a plot.
How to find your property record online
- 1Get the latest tax receipt from the seller. The issuing authority on it — Panchayat, ULB, BBMP — or the absence of one (agricultural) tells you the portal.
- 2Agricultural: open Bhoomi, View RTC and MR, select district/taluk/hobli/village and the survey number; read column 9 for the holder.
- 3Panchayat site: open e-Swathu, search by property ID or owner name within the Gram Panchayat; confirm it is a Form 9, not an 11B.
- 4Town or city: open e-Aasthi (or BBMP e-Aasthi), search by PID or owner name within the ward; confirm Form A and that the e-Khata is final, not draft.
- 5Whichever record you found, search Kaveri for the Encumbrance Certificate at the correct SRO for at least 13 years — this is the only place mortgages and prior sales are reliably recorded.
- 6For agricultural land, add the Akarband and the village map from SSLR to check the extent and location match the RTC.
Two portals that always apply
Whatever kind of property it is, two records are never optional. The Encumbrance Certificate from Kaveri is the only register of registered transactions — sales, mortgages, releases, leases — and it is searched by SRO, so the right office matters. And the certified copy of the last sale deed, also from Kaveri, is what the seller's title actually rests on; the khata or RTC merely records the consequence.
Frequently asked questions
Is e-Khata the same as e-Swathu?
No. e-Khata is the municipal record on e-Aasthi (towns and cities); e-Swathu issues Form 9 and 11B for property inside gram panchayats. A property is on one or the other depending on the local body that taxes it.
My site shows no record on e-Aasthi. Is the sale fake?
Not necessarily. Either the khata was never opened after the layout was formed, or the property is under a gram panchayat (e-Swathu), or it is still agricultural on Bhoomi. Check the tax receipt and the NA order to see which.
Can a property be on both Bhoomi and e-Aasthi?
The parent survey number stays on Bhoomi after conversion, showing converted status, while each site formed from it gets its own khata on e-Aasthi or e-Swathu. Both records exist; the site's ownership record is the khata.
Where are old property records before computerisation?
Manual RTCs and mutation registers are in the taluk record room (Bhu Suraksha); pre-2004 registered deeds are in the SRO's physical index books, searched as a manual EC.
Which portal has the property's boundaries?
None of the ownership portals. Boundaries and extent are survey records — Tippan, Akarband, village map, PT sheet — held by SSLR and reached through Bhoomi's survey services or Mojini.
What if the property is a flat?
A flat is on the ULB's e-Aasthi (or BBMP e-Aasthi) with its own khata; the land under the building has its own history on Bhoomi or the earlier khata. The EC on Kaveri covers the flat by its schedule description.
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This guide is general information about Karnataka land records, not legal advice. Records, fees and procedures change. Verify the current position for your specific property with the relevant department before acting on anything here.