Urban Property Tax Record (Khata)
The primary municipal property record for urban areas, proving the property is assessed for tax and identifying the person liable to pay it.
In Kannada: ಖಾತಾ ಉದ್ಧೃತ ಭಾಗ·Also known as: Khata certificate · BBMP Khata · e-Khata · e-Aasthi · B Khata · urban property tax extract · ಖಾತಾ
How we know this: we retrieve the Khata Extract from e-Aasthi / BBMP / ULB 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.
A Khata (ಖಾತೆ) is an urban local body's (like BBMP, City Municipal Councils, or Town Panchayats) official property account. It consists of two parts: the Khata Certificate, which states that a particular property number stands in a specific person's name for tax purposes, and the Khata Extract (ಖಾತಾ ಉದ್ಧೃತ ಭಾಗ), which provides detailed property particulars including dimensions, built-up area, usage (residential/commercial), and the assessed tax value. Originally a manual ledger system, it is now digitized under systems like e-Aasthi and e-Khata. It is crucial to understand that a Khata is an assessment record, not a title deed; it proves who pays the tax, not necessarily who holds legal ownership, although the two usually align.
A valid Khata is mandatory for all civic transactions in urban Karnataka. You need a Khata in your name to apply for building plan approvals, electricity connections (BESCOM), and water meters (BWSSB). Furthermore, banks will not issue a home loan, and the Sub-Registrar will refuse to register the sale of an urban property without an up-to-date Khata and up-to-date tax paid receipts. For buyers, the Khata confirms that the property is legally recognized by the municipality, is not an unauthorized revenue site, and has been properly assessed for property tax.
Step by step
Identify the jurisdiction (BBMP, specific CMC, or Directorate of Municipal Administration).
For BBMP properties, log in to the BBMP e-Aasthi or Property Tax portal.
For other urban local bodies, use the state e-Khata portal.
Search using the Property Identification Number (PID) or the SAS (Self Assessment Scheme) application number.
Navigate to the 'Download Khata' or 'Print Extract/Certificate' section.
Download the digitally signed Khata Certificate and Extract. Ensure the property tax for the current financial year is paid, as downloads are often blocked if arrears exist.
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
Confusing 'A Khata' with 'B Khata'. 'A Khata' means the property is fully legal and approved. 'B Khata' is merely a register of unauthorized properties paying tax; it does not legalize the property, and banks rarely fund B Khata properties.
Assuming Khata confers title. The Supreme Court has repeatedly ruled that revenue entries like Khata do not create or extinguish title. Always trace the registered sale deeds (EC) to prove ownership.
Failing to transfer the Khata after purchase. A sale deed transfers title, but you must independently apply for a Khata transfer (mutation) to get the tax record in your name. Many buyers forget this and face issues years later.
Discrepancies in built-up area. If the Khata extract shows a 1,000 sq ft house but a 3,000 sq ft building stands on site, the extra construction is unassessed and potentially illegal.
Buying a property with a joint Khata. Ensure all persons named in the Khata extract are signatories to your sale deed to prevent future claims.
Fix errors fast
| Symptom on e-Aasthi / BBMP / ULB | How to fix it |
|---|---|
| Portal shows 'PID not found' | The property may not be digitized into the new e-Aasthi/e-Khata system, or you are using an old, obsolete Khata number. Visit the ward office to get the new PID. |
| Cannot download due to tax arrears | Municipal portals often lock Khata downloads if the current year's tax is unpaid. Pay the pending property tax online to unlock the document. |
| Name on Khata is the builder, not the seller | The seller never applied for a Khata transfer after buying the apartment. They must get the Khata transferred to their name before selling to you, or you will face a broken chain. |
| Property is listed in the 'B Register' (B Khata) | The property lacks layout approval, building plan sanction, or a completion certificate. Consult a lawyer; you will face hurdles in getting loans and building permits. |
| Dimensions on Khata don't match the sale deed | Tax authorities often record dimensions based on self-declaration. The registered sale deed's dimensions legally prevail, but you should apply for an area correction in the Khata. |
| Seller provides a handwritten Khata extract | Manual Khatas are obsolete in major cities like Bangalore. Insist on the digitally generated, barcoded e-Khata or e-Aasthi document. |
A Khata Certificate is a one-page document confirming that the property stands in a specific person's name for tax purposes; it is usually required for registration or applying for utilities. The Khata Extract is a detailed ledger page providing the property's dimensions, built-up area, usage type, and exact tax assessment calculations. Both are usually issued together.
'A Khata' properties have all necessary government approvals (layout approval, building plan sanction, NA conversion) and are fully legal. 'B Khata' is a colloquial term for properties listed in the BBMP's 'B Register'—these are unauthorized or unapproved properties that the civic body collects tax from. B Khata does not make a property legal, and nationalized banks generally do not provide loans for them.
No. A Khata is strictly a municipal tax assessment record. While it identifies who is liable to pay property tax, the Supreme Court of India has ruled that municipal records do not confer or prove legal title. A registered sale deed and a clear Encumbrance Certificate are the true proofs of ownership.
e-Aasthi is the BBMP's modernized, fully digitized property record management system. It replaces the older manual Khata system in Bangalore. An e-Aasthi document is essentially the highly secure, standardized digital version of the Khata Extract and Certificate, integrated directly with the Kaveri registration system.
Not always. While integration between the Sub-Registrar (Kaveri) and municipal bodies (e-Khata) is improving to allow automatic mutation, in many cases, you must still formally apply to the local ward office or online portal for a 'Khata Transfer' after the sale deed is registered, submitting a copy of the deed and an encumbrance certificate.
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