E-Swathu Form 11-B (Tax Register Extract)
The official tax demand and collection register extract for non-agricultural properties in Gram Panchayat limits.
In Kannada: ಇ-ಸ್ವತ್ತು ನಮೂನೆ 11ಬಿ·Also known as: Form 11B · Form 11-B Karnataka · e swathu form 11b · Panchayat tax extract · rural property tax record · DCB extract · ನಮೂನೆ 11ಬಿ
How we know this: we retrieve the Form 11-B from e-Swathu (Gram Panchayat) 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.
E-Swathu Form 11-B (ಇ-ಸ್ವತ್ತು ನಮೂನೆ 11ಬಿ) is the official extract from the Demand, Collection, and Balance (DCB) register maintained by the Gram Panchayat for non-agricultural properties. It is generated through the e-Swathu portal and serves as the definitive record of a property's tax assessment. While Form 9 establishes who owns the property and its physical dimensions, Form 11-B establishes the financial relationship between the property and the local government, detailing the assessed tax value, the annual tax demand, and the history of tax payments and arrears. It is the rural equivalent of an urban property tax receipt and assessment extract combined.
Form 11-B is mandatory for property registration. The Sub-Registrar requires it alongside Form 9 to ensure there are no outstanding tax dues to the government before transferring ownership. Banks also mandate it during loan processing to verify that the property is actively assessed for tax and holds no municipal liabilities. Purchasing a property without reviewing Form 11-B exposes the buyer to inheriting years of unpaid tax arrears, as tax liabilities are attached to the property itself, not the previous owner. It also confirms that the Panchayat officially recognizes the building or vacant land for taxation purposes.
Step by step
Open the Karnataka e-Swathu portal at e-swathu.kar.nic.in.
Click on 'Search your Property details' in the citizen services section.
Choose the relevant District, Block, Gram Panchayat, and Village.
Input the Property ID (PID) or the owner's name to bring up the property record.
Locate the link or icon for 'Form 11-B' (often displayed adjacent to Form 9) and click it.
Download the digitally signed Form 11-B PDF and verify that the 'Balance' or 'Arrears' column shows zero.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in 5–10 min. Open the document portal.
What goes wrong
Assuming Form 9 alone is enough for registration. Form 9 without Form 11-B is incomplete; the Sub-Registrar will halt the registration until the tax extract is provided.
Ignoring the 'Balance' column. If there are unpaid arrears, the buyer becomes legally responsible for them the moment the sale deed is registered.
Mismatch in building details. If there is a multi-story house on the plot but Form 11-B only assesses it as a vacant site, it indicates illegal or unassessed construction, which banks will flag.
Accepting manual tax receipts instead of the digital Form 11-B. Only the digitally generated extract from e-Swathu is accepted as proof of nil arrears for registration.
The PID on Form 11-B not matching the PID on Form 9. Both documents must refer to the exact same property identifier.
Fix errors fast
| Symptom on e-Swathu (Gram Panchayat) | How to fix it |
|---|---|
| Arrears are shown despite taxes being paid | The Panchayat office has not updated the DCB register. Present the payment receipts to the bill collector or PDO to update the e-Swathu system before downloading. |
| Form 11-B is not generating | The property's tax assessment might be pending, or the Form 9 was recently created and the tax module hasn't been linked. Follow up with the PDO. |
| Building is missing from the tax assessment | The construction was likely done without updating the Panchayat. The owner must declare the building, pay the revised tax and penalties, and have the Form 11-B updated. |
| Name on Form 11-B differs from Form 9 | A clerical error linking the tax record to the ownership record. Apply for a correction at the Gram Panchayat office to sync both documents. |
| Seller refuses to clear huge tax arrears | Deduct the exact amount of the arrears from the final sale consideration and pay it directly to the Panchayat yourself before registration. |
| Cannot find property by owner name | Try searching by PID. Kannada-to-English transliteration often causes name searches to fail on government portals. |
E-Swathu Form 11-B is the official extract from the Demand, Collection, and Balance (DCB) register maintained by Gram Panchayats in Karnataka. It records the property tax assessment, the annual tax demanded, taxes paid, and any pending arrears for non-agricultural properties. It acts as the definitive tax record for rural properties.
Form 9 proves legal ownership and outlines the property's physical dimensions. Form 11-B proves that the property is actively assessed for tax and that there are no outstanding dues owed to the government. The Sub-Registrar requires both to ensure they are transferring a legally sound property with no hidden municipal liabilities.
Property tax liabilities are attached to the property, not the individual. If you purchase a property with unpaid arrears shown on Form 11-B, you become legally responsible for paying those past dues, along with any accumulated interest or penalties. Always insist the seller clears the balance and provides a fresh Form 11-B showing zero arrears before registration.
Yes, if a building is legally constructed and assessed for tax, Form 11-B will reflect the assessed value of the structure. If the property has a house but Form 11-B classifies it as a vacant site, it indicates that the building is unassessed and potentially unauthorized.
While the e-Swathu portal allows you to view Form 11-B and your tax demand, actual online payment mechanisms can vary by Panchayat. Many Panchayats require payment via the Bapuji Seva Kendra portal, via designated bank challans, or in person at the Gram Panchayat office. Once paid, the system updates and a new Form 11-B can be generated.
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