Bruhat Bengaluru Mahanagara Palike Electronic Khata
The mandatory electronic property register document for properties located within the Bruhat Bengaluru Mahanagara Palike limits.
In Kannada: ಬಿಬಿಎಂಪಿ ಇ-ಖಾತಾ·Also known as: Bangalore e-Khata · Bengaluru electronic khata · e-Aasthi khata · BBMP A Khata online · Digital Khata Bangalore
How we know this: we retrieve the e-Khata from BBMP e-Aasthi for clients every working day, so the steps, failure modes and workarounds below are what the portal actually does — not a summary of its documentation.
Shubham Tiwadi is a partner at Anashwar Property Solutions in Vijayapura. His team operates the retrieval systems that pull Karnataka land records directly from the Bhoomi, Kaveri Online and e-Aasthi portals, and handles title verification for buyers across Vijayapura district.
The BBMP e-Khata is an electronic property tax register maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) under the e-Aasthi portal. It serves as the definitive administrative record for property assessment and taxation in Bengaluru. Unlike the manual, handwritten khata extracts issued in the past, the e-Khata assigns a unique 10-digit digital identification number to each property, centralizing data on ownership, property dimensions, tax liabilities, and spatial coordinates. The implementation of the BBMP e-Khata marks a fundamental shift from the physical registers to a completely digitised workflow. Currently, the transition involves drafting an initial 'Draft e-Khata' using existing property records, which property owners must verify, correct if necessary, and upgrade to a 'Final e-Khata' by uploading supporting documents like the registered sale deed and Encumbrance Certificate (EC). The final e-Khata contains GPS coordinates and integrates directly with the Kaveri 2.0 registration system, making it impossible to register property transactions in Bengaluru without a valid, final e-Khata. This electronic system is primarily designed to weed out fraudulent, duplicate, or ghost khatas that plagued the older manual system.
A property buyer in Bengaluru absolutely needs the BBMP e-Khata for multiple critical reasons. Firstly, as notified recently, the Inspector General of Registration and Commissioner of Stamps (IGRS) has made the final e-Khata a mandatory prerequisite for property registration across all sub-registrar offices in Bengaluru. Without it, you simply cannot buy or sell a property legally. Secondly, it acts as a primary filter against 'B-Khata' properties or unauthorized developments. A valid 'A-Khata' issued electronically assures the buyer that the property is legally recognized by the BBMP for civic amenities, building plan approvals, and commercial licenses. Furthermore, leading banks and housing finance companies strictly require the e-Khata for approving home loans. It guarantees the lender that the collateral (the property) is undisputed in municipal records and is subject to legitimate taxation. Buying a property without verifying the e-Khata means taking on immense legal, financial, and regulatory risks, potentially leaving the buyer with an asset that cannot be resold, mortgaged, or legally developed.
Step by step
Visit the official BBMP e-Aasthi portal or the designated BBMP e-Khata citizen portal.
Log in using your mobile number and authenticate via OTP.
Enter your existing 15-digit PID number or SAS application number to search for the property.
Locate the 'Draft e-Khata' generated by the BBMP system.
Verify all pre-filled details, including owner name, dimensions, and ward details.
If details are correct and missing documents are required, upload the registered sale deed, Encumbrance Certificate, and a passport-size photo of the owner.
Submit the application for the 'Final e-Khata'.
Once approved by the Revenue Officer, download the digitally signed Final e-Khata using the provided application number.
Scan the QR code on the document to independently verify its authenticity on the BBMP portal.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in Instant for download, weeks for processing. Open the document portal.
What goes wrong
Name mismatches between the sale deed and the draft e-Khata, which require formal objection filings to correct.
Properties with pending property tax arrears will not be issued a final e-Khata until dues are cleared.
Uploading low-resolution or incomplete pages of the sale deed, leading to rejection by the verifying officer.
Confusion between the 15-digit old PID and the new 10-digit e-Khata number, causing search errors.
Assuming a 'B-Khata' property can automatically get an e-Khata without layout regularization (Akrama-Sakrama).
Relying on unauthorized third-party agents who provide fake physical printouts instead of the verifiable digital document.
Fix errors fast
| Symptom on BBMP e-Aasthi | How to fix it |
|---|---|
| Draft e-Khata not generated for PID | Visit the Assistant Revenue Officer (ARO) office of your ward with your sale deed and latest tax receipt to trigger manual generation. |
| Incorrect owner name in draft e-Khata | File an objection through the e-Aasthi portal, attaching the registered sale deed as proof of correct spelling. |
| GPS coordinates capture failed | Ensure location services are enabled on your mobile device when completing the self-declaration, or request the BBMP surveyor to map the coordinates. |
| Final e-Khata application rejected | Check the remarks section in the portal. Usually, it's due to unreadable document uploads or pending tax arrears. Clear dues and re-upload clear PDFs. |
| e-Khata not fetching in Kaveri 2.0 | Ensure the e-Khata is the 'Final' version, not the 'Draft'. Only Final e-Khatas are integrated with the registration software. |
The BBMP e-Khata is a fully digitized property register maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) via the e-Aasthi system. It replaces the old manual khata extracts and certificates, assigning a unique digital number and GPS coordinates to properties. Currently, obtaining a final e-Khata is mandatory for property registration, building plan approval, and securing bank loans within the BBMP limits.
A Draft e-Khata is automatically generated by the BBMP using existing manual records and tax data. However, it is incomplete and unverified. A Final e-Khata is issued only after the property owner verifies the draft, uploads mandatory supporting documents like the registered sale deed and EC, clears any tax arrears, and receives approval from the Revenue Officer. Only the Final e-Khata is valid for property registration in Kaveri 2.0.
No, currently, B-Khata properties (properties recorded in the 'B' register due to lack of approvals or building violations) do not receive a standard A-Khata equivalent under the e-Khata system. They remain classified differently. The final e-Khata is strictly meant for properties that have clear legal standing, approved layouts, and have met all zoning regulations. Upgrading from a B-Khata to an A-Khata requires regularization, which is subject to government policy and court rulings.
As per recent directives from the Karnataka IGRS, property registrations in Bengaluru sub-registrar offices have been integrated with the BBMP e-Aasthi system. This means that a Final e-Khata number must be entered into the Kaveri 2.0 software to proceed with the registration. Therefore, you cannot legally register the purchase or sale of a property within BBMP limits without it.
To upgrade a Draft e-Khata to a Final e-Khata, the owner must provide their Aadhaar details, a recent passport-size photograph, a scanned copy of the registered Sale Deed, an up-to-date Encumbrance Certificate (EC) reflecting the current ownership, and the most recent BBMP property tax paid receipt. Additionally, the property's GPS coordinates must be captured either by the owner or a BBMP official.
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Related
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ReadThe complete master checklist of legal, civic, and tax documents required to safely buy a flat, site, or revenue layout in Bengaluru.
ReadAnashwar Docs
Enter the survey number. We fetch it from BBMP e-Aasthi and return the official PDF in Instant for download, weeks for processing.