E-Khata Karnataka: How to Apply and Download Online

To get an e-Khata in Karnataka, you apply online through the official BBMP/GBA e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) for Bengaluru properties, upload your Aadhaar-based eKYC, registered sale deed and a recent Encumbrance Certificate, complete the location check, and download the digitally approved certificate once your ward officer verifies it. The e-Khata is Karnataka’s new digital property record, rolled out across Bengaluru in 2024-25, and it is now the version banks, registration offices and building-plan approvals expect.

What e-Khata is and why it matters now

A Khata is the municipal record that lists who owns a property and the details used to calculate property tax. It is not a title deed, but it is the document you need for paying tax, applying for a home loan, getting water or electricity connections, and registering a sale. The e-Khata is simply this record issued digitally, with a unique property identifier, through the e-Aasthi system that replaced the older manual Khata process.

For Bengaluru properties this runs through the Bruhat Bengaluru Mahanagara Palike (BBMP). Note that Karnataka has begun moving Bengaluru’s civic administration to the Greater Bengaluru Authority (GBA) under new 2024 governance legislation, so you may see both “BBMP” and “GBA” branding on the portal during the transition. The e-Aasthi web address and process remain the same for now; always start from the official link rather than a search-ad result.

The e-Aasthi record is more detailed than the old Khata, capturing many more property attributes. Karnataka has also pushed owners to switch: since late 2024 an e-Khata or its EPID (electronic property identification) number has been required for property registration and building-plan applications in the city, so a manual-only Khata is increasingly not enough.

Before you start: documents you will need

Keep digital copies ready before you log in. The exact list can change, so confirm it on the portal, but as of 2026 most applicants need:

• Aadhaar number for eKYC (identity and address verification).
• Registered sale deed or other ownership document, with its registration number.
• Encumbrance Certificate (EC) covering the relevant period up to the cut-off date the portal specifies. ECs are generated from the Kaveri 2.0 portal (kaveri2.karnataka.gov.in).
• Latest property tax paid receipt.
• A recent photograph of the property.
• Your SAS application/property tax ID or existing Khata details, if you already have them.

Download your EC first from Kaveri 2.0; if you held an account on the old Kaveri portal you may need to register again on Kaveri 2.0. Keep the EC PDF handy because the e-Aasthi application will ask for it.

How to apply for e-Khata online

1. Open the official e-Aasthi portal at bbmpeaasthi.karnataka.gov.in. Check the address bar for the karnataka.gov.in government domain.
2. Register or log in using your mobile number and a one-time password (OTP).
3. Search for your property using your SAS property tax ID or property details, and confirm it matches your records.
4. Choose the correct application type (see the table below).
5. Complete Aadhaar eKYC for the owner(s) to verify identity and address.
6. Enter the property details and verify the location on the interactive map.
7. Upload the required documents (sale deed, EC, tax receipt, property photo).
8. Pay any applicable fee through the portal’s online payment option and save the acknowledgement/application number.
9. Submit. Your ward revenue officer then scans and verifies the application, and you are notified by SMS or email when it is ready.

Which application type to choose

This distinction matters. BBMP has warned that applying for a brand-new Khata when a Khata already exists for the property can be treated as a false declaration, so always convert rather than re-register if you already have one.

How to download your e-Khata

Once the application is approved you do not need to visit any office. Log back in to the e-Aasthi portal, open your application using the application number and registered mobile number, and download the digitally signed e-Khata certificate and extract as a PDF. If the status still shows “pending” or “sent for correction,” the download option will not appear until the officer completes verification or you fix the flagged issue.

Many owners can also view their draft e-Khata (sometimes shown as a draft generated by BBMP in bulk) and then apply to finalise it. Treat the draft as a starting point and check every field carefully before approving.

Fees and timelines

Fees for a Khata certificate or extract are modest and are collected online through the portal; figures quoted on third-party blogs vary, so rely only on the amount the official portal shows you at the time of application. Do not pay anyone a separate “service charge” outside the portal. Processing is meant to be time-bound under Karnataka’s Sakala Services Act, but actual delivery times reported by owners vary from a couple of days to a few weeks depending on verification and corrections. As of 2026, check the official portal for the current fee and the committed Sakala timeline for your service.

Watch out for fake sites and middlemen

e-Khata’s popularity has attracted lookalike websites and agents who charge large “facilitation” fees for a free or low-cost government service. Protect yourself:

• Only use links ending in karnataka.gov.in. Avoid “.com”, “.in” copycats and sponsored search ads.
• No official portal asks you to pay into a personal UPI ID or bank account. Payments happen inside the portal’s own payment gateway.
• Never share your Aadhaar OTP with an “agent.” Anyone asking for your OTP is a fraud risk.
• If a shop or middleman quotes a fixed high price, compare it against the fee shown on the official portal before paying.

Corrections and common problems

If your e-Khata shows a spelling error, an initials mismatch, a wrong extent or an Aadhaar discrepancy, apply for a correction through the same official portal rather than accepting the wrong record. Common hold-ups include an EC that does not cover the required period, a property boundary that does not match the map, or tax dues that are still pending. Clearing outstanding property tax and keeping your documents consistent (name spelling, survey number) reduces rejections.

What the EPID number is

Every property brought into the e-Aasthi system is given an EPID (electronic property identification) number, a unique reference for that property inside the digital records. Think of it as the property’s permanent identity in the system. You will be asked for the EPID when applying for building-plan approval, when registering a sale, and increasingly when seeking utility connections. Note it somewhere safe along with your application number, because it is the quickest way to pull up your record on the portal later. If you do not know your EPID, you can usually find it on the portal by searching with your SAS property tax ID or property details. Treat the EPID the way you treat an account number: useful to share with a bank or the registration office, but not something to hand to a random “agent” along with your login credentials.

Using your e-Khata for loans, sales and connections

Once you hold a valid e-Khata it becomes the document most agencies ask for, so it is worth keeping accurate. A bank assessing a home loan will want to see the Khata alongside the EC and tax receipts to confirm the property and its owner. At the time of registering a sale, the sub-registrar’s office (which uses the Kaveri system) expects the property’s e-Khata or EPID. New building-plan applications in Bengaluru are linked to the e-Khata through the online building-plan approval system, so an owner planning construction needs the record in place first. Utility providers also increasingly ask for the Khata when sanctioning water or electricity connections. Keeping your e-Khata correct and your property tax paid therefore saves time across all of these transactions, and avoids last-minute scrambles when a deadline is near.

A simple checklist before you apply

Before you log in, run through this quick list to cut down the chance of a rejection:

• Your Aadhaar is linked to an active mobile number so you can receive the eKYC OTP.
• Your EC is downloaded from Kaveri 2.0 and covers the period the portal requires.
• Your latest property tax is paid and the receipt saved as a PDF.
• Your sale deed PDF and a clear, recent photograph of the property are ready to upload.
• The name spellings and survey/property numbers match across all your documents.

Sorting these out in advance is the single biggest thing you can do to avoid your application being sent back for correction, which is the most common reason e-Khata takes longer than people expect.

A note for rural and panchayat properties

The e-Aasthi/e-Khata process above is for urban properties under BBMP/GBA and other city bodies. If your property is in a Gram Panchayat (rural) area, your property record is handled through the separate e-Swathu system (Form 9 and Form 11), and agricultural land is recorded under Bhoomi. We cover both in our other Karnataka land-records guides. When in doubt about which system applies, your ward office or Gram Panchayat can confirm, and that quick check is free, unlike the advice of a middleman.