Khata is one of the most frequently asked-about documents in Bangalore property transactions , and one of the most misunderstood. Many buyers are not sure what it is, whether the property has it, or how to verify it. This step-by-step guide explains how to check Khata in Bangalore, both online and offline.
What is Khata?
Khata is an account maintained by BBMP (Bruhat Bengaluru Mahanagara Palike) for each property within its jurisdiction. It records the property owner's details, the property's built-up area, and the tax assessment. A Khata Certificate and Khata Extract are required for building plan approvals, loan sanctions, and property transfers. For a full explanation of Khata types, see our guide on the difference between Khata A and Khata B in Bangalore.
Khata is also part of the broader property document verification checklist every buyer in Bangalore should complete before purchase.
Step 1: Find the SAS Application Number
The SAS (Self Assessment Scheme) Application Number is the unique identifier for a property in the BBMP system. The seller or previous owner should provide this. It appears on property tax receipts. If unavailable, you can search by the property address or owner name on the BBMP portal.
Step 2: Check Khata Online via BBMP Portal
- Visit bbmptax.karnataka.gov.in
- Click on "Property Search" or "SAS Property Tax" as applicable
- Enter the SAS Application Number, or search by owner name and ward
- The portal will show the current tax assessment, the name registered under the property, and the ward details
- To view the Khata Extract, click on the property result and select "Khata Extract"
The online portal shows you whether the property has an active Khata and who it is registered to. However, for a certified Khata Extract (required for registration or loans), you must visit the BBMP office.
Step 3: Obtain Certified Khata Extract Offline
- Visit the BBMP ARO (Assistant Revenue Officer) office for the relevant ward
- Submit an application for Khata Extract with the property's SAS number and owner details
- Attach a copy of the latest tax paid receipt and sale deed
- Pay the prescribed fee (typically ₹25–₹100)
- The certified Khata Extract is issued within 7–15 working days
Step 4: Check via SAKALA / eJanma (Kaveri Portal)
For properties registered under the Revenue Department (Gramthana / village areas), Khata may be maintained by the local panchayat rather than BBMP. In such cases:
- Visit the concerned Gram Panchayat office
- Request the RTC (Record of Rights) and mutation records to confirm ownership and Khata
- The Kaveri Online Services portal can also be used to check registered documents linked to the property
Step 5: Verify the Khata in the Seller's Name
Once you obtain the Khata Extract, confirm:
- The owner name in the Khata matches the seller's name in the sale deed
- The property address and dimensions are consistent with other documents
- The ward number is correct for the property location
- There are no outstanding property tax dues , these pass on to the buyer
- The Khata is Type A (not Type B) if you are buying for full legal compliance
What If the Property Has No Khata?
If the property has no Khata, it means it is not officially recorded in the BBMP system. This is common for:
- Newly constructed buildings where Khata has not yet been transferred
- Illegally constructed or unauthorised buildings
- Properties in layouts that have not been regularised
A property without Khata cannot obtain building plan approvals, utility connections, or a home loan. Proceed with extreme caution and consult a property document verification lawyer before buying.
Khata Transfer After Purchase
After purchasing a property, the Khata must be transferred to your name. You must apply for Khata transfer at the BBMP ARO office within a reasonable time after registration. Our detailed guide on Khata transfer in Bangalore covers this process end-to-end.
Also read: Understanding property Khata, tax status, and ownership records.
Summary Checklist
- Obtain SAS Application Number from seller
- Verify on BBMP portal: owner name, ward, tax dues
- Get certified Khata Extract from BBMP ARO office
- Confirm Khata is in seller's name and matches sale deed
- Check Khata type , A or B
- Clear any outstanding property tax dues before registration
- Apply for Khata transfer after purchase