BBMP Khata Transfer: Online Process and Documents

To transfer a BBMP Khata to a new owner in Bengaluru, apply online through the official e-Aasthi portal (bbmpeaasthi.karnataka.gov.in): log in with a mobile OTP, select the Khata transfer option for your property, complete Aadhaar eKYC, upload the registered sale deed (or gift/partition deed or legal-heir documents), the latest Encumbrance Certificate and up-to-date tax receipts, and submit for ward-officer verification. Once approved, the Khata and e-Khata are issued in the new owner’s name, which you can then download.

When you need a Khata transfer

A Khata transfer updates the municipal record to show the current owner. You need it whenever ownership changes, including:

• Sale or purchase of a property.
• Gift of a property to a family member.
• Inheritance after the owner’s death (transfer to legal heirs).
• Partition of jointly held property.

Until the Khata is transferred, property tax notices and records still point to the previous owner, which can cause problems with loans, resale and utility connections. Registering the sale deed alone does not automatically transfer the Khata; it is a separate step.

Documents you will typically need

The exact checklist depends on how ownership changed, so confirm it on the portal, but as of 2026 common requirements are:

• Registered deed transferring ownership (sale deed, gift deed or partition deed).
• Latest Encumbrance Certificate (EC) from the Kaveri 2.0 portal, covering the required period.
• Previous owner’s Khata details / existing e-Khata or EPID.
• Up-to-date property tax paid receipts.
• Aadhaar of the new owner(s) for eKYC.
• For inheritance: the death certificate and a legal-heir/succession certificate or family tree as required.
• A recent photograph of the property, if requested.

How to apply for a Khata transfer online

1. Clear any pending property tax first; dues usually block a transfer.
2. Generate your latest EC from Kaveri 2.0 (kaveri2.karnataka.gov.in) and keep the PDF ready.
3. Open the official e-Aasthi portal at bbmpeaasthi.karnataka.gov.in and log in with your mobile number and OTP.
4. Search for the property by EPID or property tax ID and select the Khata transfer option.
5. Complete Aadhaar eKYC for the new owner(s).
6. Enter the transfer details and verify the property location on the map.
7. Upload the documents (registered deed, EC, tax receipts, heir documents if applicable).
8. Pay the applicable fee through the portal and save the acknowledgement/application number.
9. Submit. The ward revenue officer verifies the application, may seek clarifications, and approves the transfer.
10. After approval, download the new e-Khata in the new owner’s name.

Which documents apply to your situation

Fees and timelines

A transfer carries a fee that the portal calculates and collects online; amounts quoted elsewhere vary, so rely only on the figure the official portal shows you. Khata transfer is a time-bound service under the Sakala Services Act, but real-world processing depends on verification and whether documents are in order. As of 2026, check the committed Sakala timeline and current fee on the official portal. Do not pay a separate “speed money” charge to any agent.

After the transfer

Once approved, download the new e-Khata certificate and extract from the portal and keep the PDF for your records. Check that the owner name, extent and property details are correct. If anything is wrong, apply for a correction through the same portal before using the document for a loan or resale. Going forward, property tax notices will be raised against the new owner.

Special case: transfer after the owner’s death

Transfer by inheritance (sometimes called khata bifurcation or succession) deserves extra care because the original owner is no longer there to sign anything. In place of a sale deed, the record is transferred to the legal heirs on the strength of proof of death and proof of who the heirs are. In practice this means you will usually need the death certificate, a legal-heir certificate or succession certificate (or a registered will or family-tree document, depending on the case), the previous owner’s Khata details and up-to-date tax receipts. Where there are multiple heirs, all of them are generally recorded unless there is a registered partition or relinquishment. Disputes among heirs are a legal matter that the Khata process cannot resolve, so for contested estates it is wise to settle the legal position first and consult a qualified professional; this guide explains the administrative process only and is not legal advice.

Why transferring the Khata promptly matters

It is tempting to register the sale deed and stop there, but leaving the Khata in the seller’s name causes real problems. Property tax notices continue to be raised against the former owner, which can lead to confusion and missed payments. A bank considering a loan against the property will expect the Khata to be in the current owner’s name. And if you later sell, the mismatch between the registered owner and the Khata holder can stall the transaction while buyers and their lenders ask questions. Doing the transfer soon after purchase, while all the documents are fresh and the seller is still reachable if any clarification is needed, is far easier than doing it years later.

Understanding the Encumbrance Certificate’s role

The Encumbrance Certificate (EC) is central to a clean transfer. It is a record from the registration department of the transactions registered against a property over a given period, such as sales, mortgages and gifts. For a Khata transfer, the EC helps the officer confirm the chain of ownership and that there are no undisclosed charges on the property. You generate it from the Kaveri 2.0 portal, selecting the property and the period, and pay a small online fee. Make sure the EC period covers what the e-Aasthi application asks for and that the latest entry reflects your purchase; an EC that stops short of your transaction is a common reason an application is returned.

What to expect during verification

After you submit, the application goes to your ward revenue officer, who checks the uploaded documents against the records and may physically or digitally verify the property. If something is unclear, the application can be marked “sent for correction” with a remark explaining what is needed, for example a clearer document, a corrected name, or an updated EC. You then fix the specific point and resubmit rather than starting over. Keep your phone reachable, since notifications come by SMS or email, and respond promptly so the file does not sit idle. The process is designed to work without any in-person “follow-up visit,” so be sceptical of anyone offering to walk your file through an office for a fee.

After approval: keep these safe

Once the transfer is approved, download the new e-Khata certificate and extract in the new owner’s name and store the PDFs securely, along with the registered deed, the EC and the tax receipts. Together these form the core paper trail for the property. Verify the owner name, extent and property details on the new certificate before relying on it, and raise a correction immediately if anything is wrong. Going forward, ensure property tax is paid in the new owner’s name so the record and the tax account stay in step.

Watch out for fraud and middlemen

Khata transfer is a common target for touts because it involves valuable property and multiple documents. Protect yourself:

• Apply only on the official karnataka.gov.in portal; avoid lookalike sites and sponsored ads.
• Never share your Aadhaar OTP, and never hand over original documents to an unofficial agent.
• All fees are paid inside the portal’s payment gateway, never into a personal UPI or bank account.
• Be wary of anyone promising a “guaranteed” transfer in a fixed number of days for a large cash fee.

Common reasons a transfer is delayed or rejected

• Pending property tax on the property.
• EC that does not cover the required period, or a mismatch between the deed and the EC.
• Name or survey-number mismatches across documents.
• Incomplete heir documents in inheritance cases.
• Property with B-Khata or regularisation issues, which may need to be resolved first.

If your application is returned for correction, read the officer’s remark carefully, fix the specific issue, and resubmit. For genuinely complex cases, such as disputed inheritance, consult a qualified professional; this guide explains the process and is not legal advice.

A note on rural and agricultural property

This process is for urban properties under BBMP/GBA. A rural Gram Panchayat property is transferred through the e-Swathu system (Form 9 and Form 11) via the Gram Panchayat office, and ownership of agricultural land is changed through mutation on the Bhoomi system. Use the right system for your property type.