Khata Registration and Khata Transfer

Khata of a property is the record of property ownership in the property register maintained in a Municipality or Corporation. When a property is registered with the Municipality or Corporation, it is assessed for tax, assigned a municipal number, and the person primarily responsible for paying the property tax is recorded.

Key Highlights:

• Digitisation: Automated A-e-Khata and B-e-Khata digital certificates have completely replaced outdated manual paper records.
• Mandate: A final, verified electronic record is strictly compulsory to register or sell any property.
• Process: Manual office application steps are obsolete, shifted entirely to a faceless, contactless workflow on the e-Aasthi portal.
• Regularisation: Eligible B-Khata properties registered before September 30, 2024, can upgrade to A-Khata by paying a 5% guidance value penalty.

What is a Khata?

Khata is strictly a tax assessment log that records the property owner's account in the property register with the Municipality or a Corporation. It is not a deed of absolute legal ownership (which requires a registered Sale Deed).

For properties in urban Bangalore, the Khata is managed by the new Greater Bengaluru Authority (GBA), which oversees the Bruhat Bengaluru Mahanagara Palike (BBMP).  For properties in rural areas or outside the BBMP's limits, the respective Panchayat or Municipality is responsible for Khata registration.

What is E-Khata?

An e-Khata is the official digital version of a property record issued by municipal corporations, such as the Bruhat Bengaluru Mahanagara Palike (BBMP). The government of Karnataka has made obtaining a e- Khata strictly mandatory to buy or sell properties. 

Components of e-Khata

The components of e-Khata are as follows:

• Ownership Details: The current legal owner’s name and Aadhaar-linked identity.
• Property Specifics: The exact dimensions, built-up area, geographic location, and assigned Ward Number.
• Unique Identification: A permanent 10-digit Electronic Property ID (ePID) number.
• Tax Ledger: Up-to-date tracking of your historical and current property tax payments

Documents required for Khata Registration and Transfer

1. Mandatory Identity & Media (For the Portal)

• Passport-size Photograph: Clear digital photos of the owner or all joint owners listed on the deed).  
• Physical Property Photo: A clear, recent exterior photograph of your property.
• GPS Coordinates: A pin or screenshot showing the exact satellite location of the property boundary (entered directly into the portal map).  
• Valid ID Proof: Voter ID, PAN Card, Passport,Aadhaar Card or Driving License.  

2. Legal Property & Ownership Documents

• Registered Title Deed: The absolute primary proof of ownership—such as your Sale Deed, Gift Deed, Partition Deed, or Release Deed.  
• Encumbrance Certificate (EC): Form 15 or Form 16.  
• Latest Property Tax Receipt: Proof that your property tax for the current financial assessment year has been fully cleared. Pending tax dues will automatically freeze your application.  
• Previous Paper Khata Documents: Your old physical Khata Certificate, Khata Extract, or Khata Endorsement if you are migrating an existing record.

Registration of e-Khata

1. Accessing Your Draft e-Khata

Draft e-Khata is pre-generated by the government of Karnataka. Citizens do not need to apply to create a draft. To access the draft, the following steps are to be followed: 

Step 1: Open the official e-Aasthi portal.

Step 2: Log in securely via your Aadhaar-linked mobile number and an OTP.

Step 3: Click on "Click Here for e-Khata if you know your ward" or search via your 10-digit Property ePID/PID number.

Step 4: Review the draft document.

Note: The Draft e-Khata is strictly for details verification and cannot be used to sell or register a property.

II. Upgrading to a Final e-Khata

To convert a provisional draft into a verified Final e-Khata, the following steps are to be followed:

Step 1: Open the official e-Aasthi portal, open the validated Draft e-Khata, and click on the upgrade option. 

Step 2: Complete a mandatory one-time Aadhaar e-KYC authentication to verify your identity. 

Step 3: Enter the official Registered Title / Sale Deed Number alongside the current Self-Assessment Scheme (SAS) Property Tax Application Number.

Step 4: Provide your 10-digit BESCOM electricity connection account ID.

Step 5: Upload a clear, recent physical photograph of the property's exterior. 

Step 6: Submit the application for automated validation. 

Step 7: Clear the online ₹125 official government download fee.

Step 8: Once the status reads "Signed by ARO" to instantly unlock and download the digitally signed Final e-Khata Certificate and Khata Extract as a secure PDF.

Khata Transfer

The following are the steps to transfer the ownership:

Step 1: Complete your property sale, gift, or inheritance deed registration at the Sub-Registrar's office via the integrated Kaveri 2.0 platform. 

Step 2: Log in to the official e-Aasthi portal using your secure mobile number and an OTP. 

Step 3: Navigate to the Khata Transfer module and enter the newly registered Sale Deed document number alongside the property's 10-digit ePID/PID number. 

Step 4: Perform a mandatory identity verification check using your basic user credentials to link your digital profile to the property. 

Step 5: Upload the required supporting documents, including a copy of your registered deed, recent property tax payment receipts, and a valid Encumbrance Certificate (EC). 

Step 6: Submit the application to trigger a direct system-to-system data verification sync between the Department of Stamps and Registration and the BBMP database. 

Step 7: Pay the statutory 2% Khata transfer fee once your application is approved.

Step 8: Download the updated, digitally signed Final e-Khata Certificate and Khata Extract from the dashboard.

Converting B Khata to A Khata

To convert B Khata to A Khata, follow the steps below:

Step 1: Open the official e-Aasthi portal and select the ‘B to A Khata Conversion & Vacant Plot New A Khata’ option.

Step 2: Log in securely using an active mobile number and the corresponding verification OTP.

Step 3: Enter the verified final e-Khata electronic Property Identification Number (ePID) to automatically fetch the existing digital tax profile.

Step 4: Authenticate the legal ownership claims by executing a mandatory Aadhaar-based e-KYC check for all registered co-owners.

Step 5: Upload the property documentation, Registered Sale Deed, current B-Khata extract, up-to-date property tax receipts, and a District Commissioner (DC) land conversion order if the plot was historically agricultural.

Step 6: Submit a structural building plan sketch along with a Single Plot Plan using the template provided on the platform.

Step 7: Provide road access information by selecting your public road frontage from the portal dropdown menu or uploading a path sketch if accessed via a private road layout).

Step 8: Pay the upfront ₹500 non-refundable application fee online.

Step 9: Review your final dashboard alert after approval and clear the calculated 2% conversion fee/betterment charges to generate the legal Final A-Khata Certificate.

Khata is a legal document that provides the property details and the owner name as recorded by the Municipality or a Corporation. It is essential for tax assessment of the property, property tax payment and for obtaining loans.