If you are buying property within Bangalore's municipal limits, the paper Khata you may have seen with an older seller's documents is no longer sufficient on its own. Since July 2025, e-Khata has been made mandatory for property transactions in BBMP jurisdiction, meaning you cannot register, sell, gift, or mortgage a property without one. For buyers, this changes what needs to be verified before you pay any advance.
What e-Khata Actually Is
e-Khata is the digitised version of the Khata certificate and extract, issued and maintained through the e-Aasthi portal rather than as a physical document from the local BBMP ward office. It carries the same core information a paper Khata always did: the property's assessment for tax purposes, the owner's name, site dimensions, and built-up area, but it is now tied to a digital record that can be verified directly against BBMP's database rather than taken at face value from a printed certificate. Our earlier guide on how to check Khata status in Bangalore covers the fundamentals if you have not read it.
Why This Matters More Since the GBA Reorganisation
In September 2025, BBMP was reorganised under the Greater Bengaluru Authority (GBA) and the city was split into five corporations. This created a reasonable worry among property owners about whether existing Khata records, pending applications, and tax payment history would carry over cleanly. In practice, the e-Aasthi portal and existing e-Khata records remained valid through the transition, but it is exactly the kind of administrative change where a buyer should independently confirm the current record rather than assume nothing changed on the seller's side.
What Buyers Should Actually Verify
- e-Khata exists and is current: Confirm through the e-Aasthi portal that an e-Khata has actually been issued for the property, not just applied for. A pending application is not the same as an issued e-Khata.
- Owner name matches the seller: The name on the e-Khata should match the seller on the sale deed exactly. Mismatches, common where property has passed through inheritance without formal mutation, need to be resolved before registration.
- A versus B classification: Not every property has been upgraded to full A-Khata status. B-Khata properties, typically those with some regularisation pending, carry restrictions on bank loans and further registration. See our comparison of Khata A versus Khata B for what this means practically.
- Property tax payment history: Outstanding BBMP property tax dues attach to the property, not just the current owner, and can complicate registration.
Getting an e-Khata Where One Doesn't Exist
If a seller's property still only has an old paper Khata or a pending e-Khata application, this needs to be resolved before, not after, the sale agreement is signed. BBMP periodically runs e-Khata melas across zones for on-the-spot conversion assistance, but timelines vary depending on documentation completeness and whether the property has any unresolved tax or classification issues. Building this into your purchase timeline avoids a situation where you have paid an advance and are now waiting on the seller to sort out paperwork with no leverage to move quickly.
How This Fits Into Full Due Diligence
e-Khata verification is necessary but not sufficient on its own. It confirms tax and municipal status, not title or encumbrances. A property can have a perfectly valid e-Khata and still carry an undisclosed mortgage or a disputed title chain, which is why it should always be checked alongside the Encumbrance Certificate and a full title trace, not as a substitute for either.
Clawrity's Property Document Verification service includes e-Khata and property tax status checks as standard, typically completed within 5 to 7 working days alongside title and EC review. If you want a specific property checked before you commit, get in touch with the site details.