E-Aasthi Search Property by Name: Step-by-Step 2026 Guide
How to search for a property by name on the E-Aasthi portal in Bengaluru: step-by-step with screenshots, troubleshooting tips, and how to get e-Khata in 2026.
Quick Summary (TL; DR)
The E-Aasthi name search requires the owner's name exactly as registered in BBMP records; one spelling difference returns zero results.
You also need the ward number. Find it on any property tax receipt or at bbmptax.karnataka.gov.in.
Select the correct GBA Corporation (Central, East, West, South, North) before searching. The wrong corporation selection is the most common reason for failed searches.
If name search fails: try partial name, try alternate spelling, or switch to address-based search.
After finding the property, download the e-Khata directly in the same session, which allows viewing and download.
What Is E-Aasthi and Why Does the Name Search Matter?
The Portal and Its Significance
E-Aasthi (eaasthi.karnataka.gov.in) is Karnataka's official digital property records system for all GBA/BBMP properties in Bengaluru. It replaced the physical Khata certificate system and now issues digital e-Khata certificates for over 25 lakh properties.
The owner name search is used when:
You do not have the SAS ID (10-digit tax number) or PID
You are verifying a seller's property before buying
You are a buyer checking if the property is registered in the seller's name
You are a bank or legal professional conducting due diligence
You want to search someone's property portfolio by name
Why the name must be exact:
E-Aasthi searches the BBMP's database using the name exactly as stored. The BBMP name comes from:
The name on the previous Khata certificate
The name on the registered sale deed at the time the Khata was created
Any subsequent Khata transfer that used a different spelling
This name may differ from your Aadhaar (which uses your legal name), your PAN, or how you write your name. The database has what it has.
When to Use Name Search vs Other Methods
Choosing the Right Search Method
Method | Use When | Advantage | Disadvantage |
By Name + Ward | No SAS ID/PID available | Works with basic information | Fails on name spelling mismatch |
By SAS ID | You have the tax receipt | Most accurate one-to-one match | Need 10-digit SAS ID |
By PID/EPID | You have the old Khata | Direct property lookup | Need the ID number |
By Address | Only know the location | No ID or name needed | Multiple results possible |
Use the name search when:
You are a first-time buyer checking the seller's name
You have lost all property documents and have no SAS ID
You want to see all properties under one person's name in a ward
What Name to Use: The Most Common Problem
How to Find the BBMP-Registered Name Before Searching
Sources of the correct BBMP name (in order of reliability):
Source | Reliability | Where to Find It |
Old BBMP Khata certificate | Highest | Previous physical Khata or e-Swathu record |
Property tax receipt | Very high | Any old receipt from BBMP shows name at top |
Previous E-Aasthi record (if accessed before) | High | |
Registered sale deed | High | The deed will have the name used at Khata update |
BBMP tax payment receipt | High |
What can differ:
Scenario | BBMP Record May Show | Aadhaar/PAN Shows |
Father's name in name | Ramesh Kumar S/o Suresh | Ramesh Kumar |
Initials expansion | S. Ramesh | Subramanian Ramesh |
Hindi transliteration | Vijay Lakshmi | Vijaylaxmi |
Married name | Priya Sharma | Priya Sharma (maiden: Priya Singh) |
Abbreviations | K. Murugesh | Karunakar Murugesh |
Step-by-Step: Login to E-Aasthi Portal
Getting to the Search Screen
Step 1: Open the E-Aasthi portal
Open eaasthi.karnataka.gov.in in Google Chrome or Mozilla Firefox on your computer or mobile.
The home page shows:
The E-Aasthi / GBA banner at the top
A Login button at the top right
Quick service options in the centre
Do not use Internet Explorer, the portal does not function correctly on older browsers.
Step 2: Click Login
Click the Login button. The login screen appears with:
A field for your mobile number
A "Send OTP" button
Enter the mobile number that is registered with BBMP/GBA for your property. This is usually the mobile number you used when applying for your property tax or e-Khata.
Step 3: Enter OTP
Enter the 6-digit OTP sent to your mobile. The OTP is valid for 5 minutes. Click Verify.
If your mobile number is not registered with BBMP: You can still use the public property search without logging in. Look for "Search Property" or "Citizen Search" on the home page.
Step-by-Step: Select the GBA Corporation
The Step Most People Skip and Regret
Step 4: Select your GBA Corporation
After login, the GBA Corporation selection screen appears. This is the most critical step for a successful name search.
Your search results are filtered to only show properties in the corporation you select. If you select the wrong one, your property will not appear, even if the name is exactly right.
Quick reference to which corporation for your area:
GBA Corporation | Areas |
Central | MG Road, Shivajinagar, Malleswaram, Rajajinagar, Jayanagar, JP Nagar, Basavanagudi |
East | Whitefield, Mahadevapura, Indiranagar, KR Puram, CV Raman Nagar, Marathahalli |
West | Yeshwantpur, Dasarahalli, Nagarbhavi, RR Nagar, Rajajinagar extensions |
South | Bommanahalli, BTM Layout, HSR Layout, Koramangala, Electronic City, Bannerghatta |
North | Hebbal, Yelahanka, HBR Layout, Hennur, Thanisandra, Jakkur |
If unsure: Check any old property tax receipt, the ward number and corporation name appear on it.
Step-by-Step: Entering Name and Ward Number
The Search Itself Getting It Right
Step 5: Navigate to "Search by Owner Name"
On the search dashboard, click the tab labelled "Search by Owner Name" or "By Name." The tab becomes highlighted/active.
Two input fields appear below:
Owner Name (text field)
Ward Number (dropdown)
Step 6: Enter the owner name
Type the owner's name in the field. Tips for this critical step:
Use capital letters the BBMP database stores names in ALLCAPS and some portals are case-sensitive
Do not add "S/o" or "D/o" enter only the person's name
Try without initials first: "RAMESH KUMAR" rather than "S RAMESH KUMAR"
Avoid punctuation: no full stops after initials
Step 7: Select the Ward Number
Click the Ward Number dropdown. A searchable list of all wards in the selected corporation appears.
How to find your ward number if you do not know it:
Option A: Check any previous BBMP property tax receipt ward number is printed on it.
Option B: Go to bbmptax.karnataka.gov.in → Search by address → Note the ward number from the results.
Option C: Use the ward number search within the dropdown, type your area name and matching wards appear.
Step 8: Click the Search button
After entering the name and selecting the ward, click Search.
The portal processes the query, which usually takes 3 to 10 seconds.
Step-by-Step: Reading and Verifying Search Results
What the Results Show and How to Identify Your Property
Step 9: Review the search results
[SCREENSHOT: Search results page showing a list of 2-3 property cards. Each card shows: Owner Name, PID number, Property Address, Ward Name, and a status badge ("Final e-Khata" or "Draft e-Khata"). A "View Details" button appears at the bottom right of each card.]
The search returns a list of all properties matching the name in the selected ward.
Each result card shows:
Owner name (as stored in BBMP)
PID / EPID number (unique property identifier)
Property address (door number, street, ward)
e-Khata status: Final e-Khata, Draft e-Khata, or Pending
Ward number and GBA corporation
If multiple results appear: This happens when the same name appears for multiple properties in the ward. Cross-check using the property address to identify the correct one.
Step 10: Verify it is the right property
[SCREENSHOT: Expanded property card showing all details, owner name highlighted, complete address, PID, built-up area, property type (Residential), and Aadhaar KYC status]
Click on the property card to expand full details. Verify:
Owner name matches what you searched
Property address matches the physical property
Built-up area is consistent with what you know
PID/EPID number (note this for future reference)
Khata type: A-Khata or B-Khata
Need Help with Property Verification? Consult Vault Lawyer today to get Legal Clarity on Property.
Step-by-Step: Downloading e-Khata After Name Search
From Search Result to Downloaded Certificate
Step 11: Click "View e-Khata" or "Download e-Khata"
On the property detail page, click:
"View e-Khata" opens the e-Khata in a new browser tab (for viewing)
"Download e-Khata" directly downloads the PDF
Step 12: The e-Khata opens as a PDF
The Final e-Khata PDF shows:
Property owner's full name
Property address and ward
Built-up area in sq ft
Property type
Annual tax assessment amount
Unique PID/EPID number
QR code for verification (in the bottom right corner)
GBA's digital signature
Step 13: Verify authenticity with QR code
Scan the QR code with your phone camera. The government portal page that opens shows the property details exactly as in the certificate. This confirms the e-Khata is genuine and has not been tampered with.
What If Your Name Search Returns No Results?
Troubleshooting In Order of What to Try
Problem | Most Likely Cause | What to Try |
Zero results for the name | Wrong corporation selected | Switch to a different GBA corporation and search again |
Zero results | Name spelling differs from BBMP record | Try the first name only, or the surname only |
Zero results | Ward number incorrect | Try an adjacent ward number, or search by address instead |
Zero results | Property not yet in E-Aasthi | Try searching at bbmptax.karnataka.gov.in by address |
Wrong property appears | Same name, different owner | Expand results and compare addresses |
Multiple properties listed | Common name in the ward | Identify correct one by address |
Vault Property Experts Partial Name Trick:
If "RAMESH KUMAR SHARMA" returns nothing try:
"RAMESH" alone
"RAMESH KUMAR"
"R KUMAR SHARMA"
Some BBMP records store only the first name, or only the surname, or have unexpected abbreviations.
Switch to Address Search:
If name search consistently fails, switch to the address-based search tab. Enter the door number, street, and ward. This method is independent of name spelling and often succeeds when name search fails.
Name Variations A Practical Reference
The Spellings BBMP Records Commonly Use
Your Usual Name | BBMP May Have Stored As |
Suresh Kumar | SURESH KUMAR or S KUMAR or SURESH K |
Vijaya Lakshmi | VIJAYALAKSHMI or VIJAYA LAKSHMI or V LAKSHMI |
Mohammed Arif | MOHAMMAD ARIF or MOHD ARIF |
Srinivasa Murthy | SRINIVASA MURTHY or SRINIVASAMURTHY or S MURTHY |
Priya Reddy | PRIYA REDDY or P REDDY |
Krishnamurthy | KRISHNA MURTHY or KRISHNAMURTHY |
S. Venkatesh | S VENKATESH or VENKATESH S or VENKATESH |
Tips for finding the right spelling:
Check your oldest available BBMP tax receipt that has the BBMP-stored name
Search the SAS ID first at bbmptax.karnataka.gov.in the name shown there matches E-Aasthi records
Try the full name, then parts of the name, then with/without initials
What You Can Do After Finding the Property by Name
Beyond Just Viewing Actions Available
Action | How | Why Useful |
Download e-Khata | "Download e-Khata" button | For home loan, bank, legal use |
Note the PID/EPID | From property details | For future faster searches |
Note the SAS ID | From property details | For property tax payments |
Verify QR code | Scan with phone | Authenticate genuineness |
Apply for Khata transfer | E-Aasthi → Khata Services | If buying from current owner |
Check tax status | bbmptax.karnataka.gov.in with SAS ID | Verify nil dues before purchase |
Check for discrepancies | Compare with sale deed | Identify name/area errors needing correction |
E-Aasthi Property Search: Vault Proptech Helps
A failed name search on E-Aasthi does not mean the property is not in the system. It usually means the name stored in the BBMP records is spelt differently from what you tried.
Vault Proptech verifies property records on E-Aasthi for buyers, banks, and property owners, finding properties even when name variations make the standard search fail, and flagging discrepancies before they become complications.
E-Aasthi property search by name, SAS ID, PID, or address
Name variation identification: finding the correct BBMP-stored name from old tax receipts
Property details verification confirming all 46 fields match the sale deed
e-Khata download and QR code authenticity verification
Khata correction application when the name, area, or address in E-Aasthi is wrong
NRI property search and verification remote due diligence without India visit
Bulk property portfolio search for investors with multiple properties
Need Help with Property Verification? Consult Vault Lawyer today to get Legal Clarity on Property.
