How to Apply for E Khata in e-Aasthi Portal (Karnataka Guide)
Step-by-step guide to apply for e-Aasthi (e-Khata) in Karnataka. New Khata, Khata transfer, documents, fees, screenshots, and common errors all explained for 2026.
Quick Summary (TL; DR)
e-Aasthi is BBMP's digital property record system. e-Khata is the document that issues the digital version of a Khata certificate.
Apply online at bbmpeaasthi.karnataka.gov.in. Log in with mobile OTP. No office visit needed for most applications.
Three application types: (1) Convert existing manual Khata to e-Khata, (2) Khata transfer after property purchase, (3) New Khata for properties with no Khata at all.
Mandatory since October 2024: e-Khata is required for all property transactions, home loans, building plan approvals, and utility connections in Bengaluru.
Application fee: ₹125 for e-Khata download. Khata transfer mutation fee: 2% of the stamp duty paid, minimum ₹500.
Processing time: 7 to 30 working days for clean applications. Errors in name, area, or documents are the most common cause of delay.
What Is e-Aasthi? What is e-Khata?
e-Aasthi is the System. e-Khata is the Document It Produces.
People often use these two terms interchangeably. They are related but not the same thing.
e-Aasthi (Electronic Aasthi) is the digital property record management system launched by BBMP / the Karnataka government. It maintains property ownership, tax, GPS, and document data for every property under the urban local body jurisdiction in Karnataka.
e-Khata is the document that e-Aasthi issues the electronic Khata certificate. It is the digital replacement of the physical Khata certificate and Khata extract that BBMP previously issued manually.
Term | What It Is | Issued By |
e-Aasthi | The digital platform / system that manages all property records | Karnataka government / BBMP |
e-Khata | The document (PDF) issued by e-Aasthi confirming your property ownership and tax record | BBMP / GBA via e-Aasthi portal |
ePID | The 10-digit Electronic Property ID assigned to each property in the e-Aasthi system | Automatically generated on first e-Aasthi registration |
Khata Certificate | Old physical document being replaced by e-Khata | BBMP ward office (manual process) |
Khata Extract | Detailed property record now merged into the single e-Khata PDF | BBMP ward office (manual process) |
From October 2024, e-Khata is mandatory for all property transactions, home loan applications, and building plan approvals in Bengaluru. Manual Khata is no longer accepted.
From July 2025, BBMP requires e-Khata for all online building plan approvals via OBPS. If your property does not have an e-Khata, you cannot even apply for a building permit.
Which Type of e-Aasthi Application Do You Need?
Three Routes: Know Yours Before Starting
This is the most important decision before you start. The portal, documents, and process differ for each type.
Your Situation | Application Type | Portal to Use |
Property already has A or B Khata in BBMP records, but not yet digitised to e-Khata | Convert existing Khata to e-Khata | bbmpeaasthi.karnataka.gov.in → 'Get e-Khata' or 'New Khata Application' |
You just bought a property (registered at SRO) | Khata still in previous owner's name Khata Transfer (Mutation) | bbmpeaasthi.karnataka.gov.in → 'eKhata Mutation' OR automatic via Kaveri 2.0 integration |
Property has no Khata at all BDA site, KHB allotment, new layout, or legacy unregistered property | New Khata Registration | bbmp.karnataka.gov.in/newkhata OR bbmpeaasthi.karnataka.gov.in |
Property inherited or received via gift / release deed name change needed | Khata Transfer (Inheritance/Gift) | bbmpeaasthi.karnataka.gov.in → 'eKhata Mutation' with additional inheritance documents |
Property is in a Gram Panchayat area (outside BBMP) | Form 9 / Form 11 (not e-Aasthi) | bsk.karnataka.gov.in or Panchatantra 2.0 (Gram Panchayat area) |
Important: Know Your Khata Type Before Applying
A-Khata: Property is fully compliant approved layout, building plan, clear title. Eligible for home loans, resale, all services.
B-Khata: Property has some compliance issue unapproved construction, layout without DC conversion, or municipal notices. Can be registered and taxed, but banks are cautious.
If you have an A-Khata and upload correct documents, the e-Khata should be issued as A-Khata.
If you have a B-Khata and want A-Khata, you need to apply for B-Khata to A-Khata conversion separately (betterment charges apply).
If you are unsure of your Khata type, check your existing Khata certificate or search your SAS ID on bbmptax.karnataka.gov.in.
Eligibility to Apply for e-Aasthi in Karnataka
Who Can Apply and What the Property Must Meet
Criterion | Requirement |
Property jurisdiction | Must be within BBMP / GBA limits in Bengaluru, or within any Urban Local Body (ULB) in Karnataka using the e-Aasthi system |
Property type | Residential, commercial, industrial, or mixed-use all eligible. Vacant sites / plots also eligible. |
Who can apply | Legal owner, joint owner, Power of Attorney (PoA) holder, legal heir (with succession/legal heir certificate), authorised company representative |
Applicant age | 18 years and above |
Property tax status | All property tax dues must be fully paid and up to date before applying. Pending dues block the application. |
Existing Khata requirement | Must have an A or B Khata in BBMP records to apply via the main e-Aasthi portal. Properties with no Khata use the New Khata portal. |
Legal disputes | Property must be free from active encumbrances, court attachments, or legal disputes that are reflected in revenue records |
Panchayat properties | NOT eligible for e-Aasthi. Rural GP properties use Form 9 / Form 11 via BSK or Panchatantra 2.0. |
Documents Required for e-Aasthi Application
Prepare These Before Starting Uploading Wrong or Blurry Documents Is the #1 Cause of Rejection
All documents must be scanned as clear PDF or JPEG files. Maximum 5 MB per file. If a document is blurry, cut off, or illegible the ARO will reject it without processing.
Document | Purpose | Required For |
Registered Sale Deed (all pages) | Proves you are the legal owner names and property schedule must match all other documents | All application types |
Aadhaar Card of Owner | Identity verification name must match sale deed exactly, including initials and spelling | All application types |
PAN Card of Owner | Identity verification for financial linking | All application types |
Latest Property Tax Paid Receipt (current year) | Confirms tax dues are cleared and SAS ID is active | All application types |
Encumbrance Certificate (EC) minimum 13 years, 30 years preferred | Confirms no mortgage, attachment, or outstanding dispute on the property | All application types; fresh EC strongly recommended |
Previous Khata Certificate and Extract (if available) | Existing Khata record from BBMP helps system match property with its ePID | Conversion from existing Khata; Khata transfer |
Property Photograph (exterior) | GPS-tagged photo of the property frontage or entrance | Mandatory for most applications from 2024 |
GPS Coordinates of Property | Location verification capture using Google Maps or a GPS app on your phone | Mandatory e-Aasthi links property to GPS location |
BESCOM Consumer Number / Electricity Bill | Utility linkage verification must be for the same property address | Strongly recommended; mandatory for full legal validity |
Approved Building Plan (BBMP-sanctioned) | Required for A-Khata application confirms structure is legally approved | A-Khata application; independent house |
Occupancy Certificate (OC) | For completed buildings confirms building is fit for occupation per approved plan | For A-Khata of completed buildings; not needed for vacant plots |
Legal Heir Certificate / Succession Certificate | For inherited properties proves applicant is the legal heir | Inheritance cases only |
Registered Gift Deed / Release Deed / Partition Deed | For properties received via non-purchase transfer | Gift, release, or partition cases only |
Death Certificate of Previous Owner | Required for inheritance Khata transfer | Inheritance cases only |
DC Conversion Order | For agricultural land converted to residential use mandatory for A-Khata eligibility | Converted land / peri-urban properties |
How to Apply for e-Aasthi in Karnataka: Step by Step
Full Process for Converting Existing Khata to e-Khata via BBMP e-Aasthi Portal
This covers the most common case: you have an existing BBMP Khata (A or B) and want to convert it to an e-Khata. Use: bbmpeaasthi.karnataka.gov.in
Step 1 Visit the Official BBMP e-Aasthi Portal
Open your browser and go to: bbmpeaasthi.karnataka.gov.in
Use Google Chrome on a desktop or laptop for the best experience.
Do not use third-party sites or apps that claim to process e-Aasthi faster these are middlemen who cannot process government applications any quicker than you can directly.
Step 2 Log In as a Citizen
Click 'Citizen Login' on the top-right of the homepage.
If you are a first-time user: click 'New User Registration'. Enter your mobile number, enter the Captcha, and click 'Get OTP'.
Enter the OTP received on your mobile. Set a password. Complete registration.
Returning users: enter your mobile number and OTP to log in directly.
Your mobile number must be the one linked to your Aadhaar for seamless e-KYC later in the process.
Step 3 Click 'eKhata' and Then 'New Khata Application'
After logging in, you will see your dashboard.
Click on 'eKhata' in the top navigation menu.
From the dropdown, select 'New Khata Click here to view the New Khata Application'.
This opens the application form for converting your existing manual Khata to an e-Khata.
Step 4: Search for Your Property Using SAS ID or Owner Name
On the application page, you will see a property search section.
Option 1: Search by SAS Application Number (SAS ID): Enter your 10-digit SAS Property Tax ID from your property tax receipt.
Option 2: Search by Owner Name: Enter the registered owner's name and select your Zone and Ward.
Click 'Search'. Your property record from BBMP's database will appear as a draft e-Khata.
If your property does not appear: your records may not yet be digitised. Try again after 2–3 days, or contact your BBMP ARO office.
Step 5 Review Your Draft e-Khata Verify All Details
Once your property is found, a draft e-Khata will appear on screen.
Check the following carefully:
Owner name must match your Aadhaar and sale deed exactly
Property address, ward, zone, and division
Site/flat number and survey number
Built-up area and plot area (in square metres)
Property usage classification (residential / commercial / mixed)
Khata type (A or B)
Property tax assessment details
If any details are wrong: do not proceed with an incorrect draft. Note all errors you can raise a correction after the initial application or apply for rectification.
Step 6: Select Property Classification (A-Khata Eligibility)
The application form asks you to select the basis for your A-Khata eligibility. Choose the option that applies to your property:
Approved building plan from BBMP/BDA
Allotment letter from a competent authority (BDA, KHB, KIADB)
DC Converted land with betterment charges paid
e-Swathu (for recently transferred Gram Panchayat properties)
'None of the above' This classifies the property as B-Khata.
If you have an approved plan select it. If not, the system defaults to B-Khata.
Note: You can apply for B-Khata to A-Khata conversion separately after getting your e-Khata.
Step 7 Answer: Are You Planning an Immediate Sale?
The application asks one key question: 'Are you planning an immediate sale of this property?'
Select 'Yes' if you are selling the property soon the ARO will prioritise verification.
Select 'No' for all other cases (most applicants).
Click 'Proceed' to continue.
Step 8 Fill in Owner Details and Property Details
Enter or verify the following:
Owner's full name (exactly as on Aadhaar no abbreviations)
Father's / Husband's name
Mobile number (must be Aadhaar-linked for e-KYC later)
Email address
Property address details door number, floor, apartment name (if applicable)
GPS coordinates of the property (you can copy these from Google Maps: long-press your property location and note the latitude/longitude shown)
Step 9 Upload Documents (Attach Annexures)
Click 'Attach Annexure' to upload your supporting documents.
Upload one document at a time. Select the document type from the dropdown, then browse and upload the file.
Mandatory uploads:
Registered Sale Deed (all pages combine into one PDF)
Latest Property Tax Paid Receipt
Encumbrance Certificate
Aadhaar Card of the owner
Property photograph (exterior / frontage)
Optional but strongly recommended:
Approved Building Plan (for A-Khata)
BESCOM electricity bill
Previous Khata Certificate
Each file: maximum 5 MB. Clear, legible scans only. Blurry documents = rejection.
After uploading each document, click 'Save Annexure'. Repeat for all documents.
Step 10 Complete Aadhaar e-KYC (e-Sign)
After uploading all documents, the system will prompt you to complete e-KYC.
Click 'e-Sign / Aadhaar Authentication'.
Accept the terms and conditions.
Select 'Aadhaar Authentication'.
Enter your 12-digit Aadhaar number.
Click 'Send OTP'. An OTP will be sent to your Aadhaar-linked mobile number.
Enter the OTP and submit.
If your name in the system does not match Aadhaar exactly, a 'Name Mismatch' alert will appear. You can still proceed select 'Name Mismatch' and provide the reason. The ARO will review manually.
Step 11 Submit the Application and Note Your Acknowledgement Number
After e-KYC, review all entered details one final time.
Click 'Submit'.
An acknowledgement receipt will be generated on screen. It contains:
• Your Application Number
• Application date and time
• Summary of property and owner details
Download and save this acknowledgement PDF immediately. Print a copy.
Your Application Number is what you use to track status and download the final e-Khata.
Step 12 Pay the Application Fee
After submission, the portal will prompt for fee payment.
e-Khata download fee: ₹125
Service charge: ₹40–₹45 (online portal) or ₹45 (BangaloreOne / KarnatakaOne centre)
Document scanning fee: ₹5 per page (applicable at SRO for some cases)
For Khata transfer applications additionally: Mutation fee = 2% of stamp duty paid on your sale deed (minimum ₹500)
Pay via UPI, debit card, credit card, or net banking.
Save the payment receipt. Note the transaction reference number.
How to Apply for Khata Transfer on e-Aasthi After Property Purchase
Automatic Mutation via Kaveri 2.0 (Recommended) and Manual Process
If you recently purchased a property, the Khata needs to be transferred to your name. From 2024, BBMP introduced automatic mutation for most clean-title purchases registered via Kaveri 2.0.
Method | How It Works | Who It Applies To | Timeline |
Automatic via Kaveri 2.0 | Once both buyer and seller complete Aadhaar e-KYC on e-Aasthi after property registration, BBMP initiates Khata transfer automatically no separate application needed | Properties registered via Kaveri 2.0 portal with matching name records across Kaveri, SAS, and Aadhaar | 7 working days for clean-title properties |
Manual via e-Aasthi portal | Log into bbmpeaasthi.karnataka.gov.in → eKhata Mutation → upload sale deed, EC, previous Khata, and ID proof → pay mutation fee → ARO verification | All cases where automatic mutation did not trigger, name mismatches, or properties registered before Kaveri 2.0 | 15 to30 working days |
Via Seva Sindhu | Visit sevasindhu.karnataka.gov.in → select 'Application for e-Khata Transfer' → fill form and upload documents → application goes to BBMP for processing | Alternative route if e-Aasthi portal has technical issues or for non-Bengaluru ULBs | 30 working days (Sakala deadline) |
Important: Khata transfer mutation fee = 2% of the stamp duty you paid at registration, with a minimum of ₹500. On a ₹50 lakh property where you paid ₹2.5 lakh stamp duty the mutation fee is ₹5,000.
How to Track Your e-Aasthi Application Status
Check Your e-Khata Application Status Online
Step 1: Visit bbmpeaasthi.karnataka.gov.in.
Step 2: Log in with your mobile number and OTP.
Step 3: Click 'Track Application Status' or 'Application Status' in the menu.
Step 4: Enter your Application Number from the acknowledgement slip.
Step 5: The status will show one of the following:
Status Shown | What It Means | What to Do |
Application Submitted | Your application is in the queue | Wait, no action needed |
Under Verification | ARO is reviewing your documents | Check for any query raised by ARO on the portal |
Query Raised / Documents Pending | ARO needs additional documents or clarification | Log into portal → view query → upload requested document or response |
ARO Site Inspection Scheduled | Revenue Inspector will visit the property | Ensure someone is available at the property on the scheduled date |
Draft e-Khata Generated | e-Khata is created but pending final approval | Review draft for errors. If wrong, raise an objection online. |
Approved Ready for Download | e-Khata is approved and available | Pay ₹125 and download from portal |
Rejected | Application rejected reason will be shown | Read the rejection reason, fix the issue, and reapply |
Sakala target: Karnataka's Sakala Services Act mandates BBMP to process Khata applications within 30 working days. If your application is stuck past this deadline you can escalate to the First Appellate Authority via the Sakala portal at sakala.karnataka.gov.in.
How to Download Your e-Khata After Approval
Final e-Khata Download From e-Aasthi Portal
Step 1: Log in to bbmpeaasthi.karnataka.gov.in.
Step 2: Click 'Online Khata Download' or 'Final e-Khata Status (based on ePID)'.
Step 3: Enter your 10-digit ePID number (from your acknowledgement receipt).
Step 4: Click 'Search'. Your property record appears.
Step 5: Click 'Proceed to Pay' and pay ₹125 via UPI or card.
Step 6: After payment click the Download icon. Save the digitally signed PDF.
Note: Your ePID is the password to open the PDF.
Step 7: Scan the QR code on the e-Khata using your phone camera to verify authenticity.
What Your Downloaded e-Khata Contains Verify All of This
Page 1: Property Details: ePID, old PID, property address, ward, zone, Khata type (A/B), plot area, built-up area, GPS coordinates
Page 2: Owner Details: Registered owner name, Aadhaar-linked name, property tax assessment, year of assessment, SAS ID
QR Code at bottom Scan to verify authenticity on the e-Aasthi portal
Digitally signed by BBMP/GBA legally valid and accepted by banks, courts, and SRO
Check: owner name matches your Aadhaar and sale deed exactly
Check: property measurements match your sale deed schedule
If any of the above is wrong apply for e-Khata rectification immediately
e-Aasthi Application Fees: Complete Fee Reference
What You Will Pay As of April 2026
Fee Type | Amount | When Applicable |
e-Khata document download = ₹125 | Every time you download the e-Khata PDF Online service charge ₹40 to ₹45 | Added to ₹125 on online payment |
BangaloreOne / KarnatakaOne centre | ₹45 service charge | If applying offline at a centre |
Scanning fee | ₹5 per page | For document scanning at SRO (some cases) |
Khata transfer mutation fee | 2% of stamp duty paid, minimum ₹500 | Every Khata transfer after property purchase/inheritance |
B-Khata application fee | ₹500 | For properties going into the B register |
Betterment charges (B to A Khata conversion) | ₹200–₹250 per sq.m (zone-based) | When converting B-Khata to A-Khata |
New Khata registration (properties with no Khata) | Improvement charges: ₹200/sq.m (BBMP limits) or ₹250/sq.m (newly added areas) | For first-time Khata registration with no existing record |
Rectification / Correction application | Nominal verify at portal | For correcting errors in existing e-Khata |
Note: All fees are as of April 2026. Verify current rates at bbmpeaasthi.karnataka.gov.in before paying. Middlemen cannot charge you more than these official amounts if anyone quotes higher, they are overcharging.
Common Errors in e-Aasthi Applications and How to Fix Them
Why Applications Get Rejected or Stuck And What to Do:
Error / Issue | Cause | Fix |
Name mismatch between Aadhaar and sale deed | Spelling, initials, or expansion differ across documents | Match name exactly with registered sale deed. If Aadhaar is wrong, update Aadhaar first. If sale deed is wrong, seek legal correction. |
Property not found in e-Aasthi search | Records not yet digitised for that property or incorrect SAS ID entered | Try again in 2–3 days. Visit BBMP ward office with documents. Contact helpdesk: (080) 2297 5555 |
Document upload rejected | Blurry scan, file too large (>5 MB), wrong format | Rescan at 150–300 DPI. Convert to PDF. Keep each file under 5 MB. Use JPEG for photos |
Application stuck at 'Under Verification' | ARO has not reviewed; backlog at ward level | Check if a query has been raised on the portal. If beyond 30 working days, escalate via Sakala at sakala.karnataka.gov.in |
Draft e-Khata shows wrong built-up area | Digitisation error from old manual records | Do not download wrong e-Khata. Raise an objection via portal → 'Raise Objection on Draft Khata'. Upload correct sale deed and building plan. |
Khata type showing B when it should be A | Approved building plan not uploaded or not matched by ARO | Reapply with approved building plan copy. If you have OC and approved plan, raise it with ARO in writing. |
Error: 'New BBMP Khata already applied for this SASID' | A previous application was submitted but is stuck | Log in to portal and check previous application status. Contact ARO to clear stuck application before reapplying. |
BESCOM ID not accepted | Consumer number entered incorrectly or address in BESCOM records does not match property address | Check your BESCOM bill for the exact consumer number. Ensure the service address on BESCOM bill matches property address. |
e-Sign / Aadhaar authentication fails | Mobile number not linked to Aadhaar, or Aadhaar OTP not received | Link mobile to Aadhaar at nearest Aadhaar centre. Ensure Aadhaar details are updated. Contact UIDAI helpline: 1947. |
e-Aasthi for Other Karnataka Cities Outside Bengaluru
How Other Urban Local Bodies Handle e-Khata
e-Aasthi is a state-level system it covers all Urban Local Bodies (ULBs) in Karnataka, not just Bengaluru. The process is similar but the portal entry points differ.
City / ULB | Portal / Process |
Bengaluru (BBMP / GBA) | bbmpeaasthi.karnataka.gov.in direct citizen portal |
Mysuru (MCC) | MCC citizen portal linked to state e-Aasthi backend. Weekly e-Khata Abhiyan every Friday 3–6 pm for pending applications. |
Mangaluru (MCC) | MCC Online Services portal processes via state e-Aasthi software across all 60 wards, Belagavi |
Belagavi One centres (transitioned from fully online to centre-based from mid-2025 to reduce agent delays)
Hubli-Dharwad, Kalaburagi, Tumkur, Shivamogga, Davangere, Vijayapura, ULB-specific citizen portals linked to state e-Aasthi software. Check your municipal corporation's official website.
All ULBs (alternative) Seva Sindhu (sevasindhu.karnataka.gov.in) single-window alternative for e-Khata applications across Karnataka ULBs
Gram Panchayat areas (rural): NOT e-Aasthi. Use e-Swathu / Form 9 and Form 11 via bsk.karnataka.gov.in or Panchatantra 2.0
Need Help with e-Aasthi Application in Karnataka?
The steps are clear on paper. In practice, e-Aasthi applications get stuck for weeks name mismatches, wrong digitised records, ARO queries, rejected documents, Khata type disputes.
A stuck e-Khata means a stuck home loan approval, a blocked resale, or a rejected building plan.
Vault Proptech handles end-to-end e-Aasthi and e-Khata services in Bengaluru and Karnataka:
New e-Khata application for existing A or B Khata properties
Khata transfer / mutation after property purchase or inheritance
Document preparation ensuring names match across all records before submission
B-Khata to A-Khata conversion with betterment charge calculation
e-Khata rectification correcting wrong area, name, or classification in existing e-Khata
ARO follow-up and Sakala escalation for stuck applications
NRI-specific e-Aasthi services complete remote application management without India visit
Need your e-Aasthi done right the first time? Talk to Vault today.
