Khata Mutation in Bangalore: Meaning, Charges and Process

What is the Khata mutation in Bangalore, how much it costs, how to apply on e-Aasthi, and the new Aadhaar-linked automatic mutation system explained for 2026. 

Quick Summary (TL; DR)

• Khata mutation in Bangalore is the legal process of updating BBMP/GBA's municipal property records to reflect a new owner's name after a registered sale, inheritance, or gift. It is the administrative step that converts your sale deed ownership into recognised civic ownership

• The Khata transfer fee is 2% of the stamp duty paid on your sale deed at the time of registration, subject to a minimum of ₹500. Additional charges include the application fee (₹110), e-Khata processing (₹170), Khata Certificate (₹25), and Khata Extract (₹100)

• Betterment charges of ₹200 to ₹250 per sq metre apply only for B-Khata to A-Khata conversions. Standard A-Khata to A-Khata transfers do not attract betterment charges

• Under the Bhoo Guarantee scheme (May 16, 2026, approximately August 20, 2026), B-Khata to A-Khata conversion attracts only 2% of guidance value instead of the standard 5%, a significant concession

• The new Aadhaar-linked automatic mutation system on e-Aasthi enables undisputed mutations to be approved automatically within 7 days if no objections are raised, reducing the earlier 30–90 day timeline dramatically

What Is Khata Mutation?

The Legal Meaning and Why It Is Not Optional

Khata mutation, also referred to as Khata transfer or e-Khata mutation, is the statutory process by which the Greater Bengaluru Authority updates its official municipal property database to record the change in ownership of a property following a registered transaction.

In Karnataka's legal framework, a registered sale deed creates the legal title ownership in the eyes of the law, which flows from the registered deed under Section 54 of the Transfer of Property Act, 1882. However, the BBMP/GBA's administrative records, which determine property tax liability, civic service entitlements, and building plan approvals, are updated only through the Khata mutation process, not automatically upon registration.

The Khata is the official document through which BBMP records a property's ownership for tax and administrative purposes.

You need both a registered sale deed and a Khata transfer. A sale deed alone is not enough to pay property tax in your name or apply for a home loan. The Khata establishes your identity as the owner in BBMP's records.

Without completing the Khata mutation after a property purchase, you cannot apply for building plan approvals, obtain a home loan or loan against property, pay property tax in your name, transfer BESCOM to your name, apply for the Gruha Jyothi scheme benefit, or proceed with a future resale cleanly.

Two Types of Khata Mutation

Standard Transfer and B-Khata to A-Khata Conversion

Type 1:  A-Khata to A-Khata Transfer (Standard Mutation)

This applies when you purchase a property that already holds a valid BBMP A-Khata, typically flats in approved layouts, BDA sites, and registered urban properties. The mutation transfers the existing A-Khata from the seller's name to the buyer's name.

Type 2:  B-Khata to A-Khata Conversion

B-Khata properties are those in BBMP records but not on approved building plans, typically in areas that were absorbed from Gram Panchayats into BBMP without full regularisation. Converting such properties from B-Khata to A-Khata requires additional compliance steps and attracts betterment charges. The Bhoo Guarantee concession (discussed below) specifically targets this category.

Khata Mutation Charges: Exact Amounts (June 2026)

What You Pay and What Each Charge Covers

Khata transfer fee: 2% of the stamp duty on the sale deed. Minimum charge: ₹500. Additional charges include application fee (₹110), Khata Certificate (₹25), Khata Extract (₹100), and e-Khata processing (₹170).

The transfer fee explained:

The 2% is calculated on the stamp duty paid at registration  not on the property's sale price. Stamp duty paid on a ₹75 lakh flat is ₹3,75,000 (5%). Khata transfer fee = 2% of ₹3,75,000 = ₹7,500.

The ₹170 e-Khata processing charge consists of ₹125 application fee and ₹45 service charge  this is fixed regardless of property value.

Betterment charges for B-Khata to A-Khata conversion:

Betterment charges apply only to B-Khata properties being converted to A-Khata. If you are transferring an already compliant A-Khata property, betterment charges do not apply. Betterment charges range from ₹200 to ₹250 per sq metre, depending on the zone.

Bhoo Guarantee concession (current  until ~August 20, 2026):

According to the newly announced 100-day special drive under the Karnataka government's Bhu Guarantee scheme starting May 16, 2026, the Greater Bengaluru Authority has reduced the fee for B-Khata to A-Khata conversion from 5% to 2% of the property's guidance value.

For a B-Khata property with a guidance value of ₹80 lakh, this means ₹1,60,000 instead of ₹4,00,000. This concession closes approximately August 20, 2026.

Key Developments: May 2025 to June 2026

What Changed in This Period

November 2025:  100-day B-Khata regularisation drive launched

Under a 100-day special drive launched on November 1, 2025, property owners can convert eligible B-Khata properties to A-Khata entirely online through the e-Aasthi portal. Eligible properties are those issued B-Khata before September 30, 2024, with no major violations, cleared tax dues, and public road access. The application fee is ₹500 with applicable betterment and conversion charges.

2026:  Aadhaar-linked automatic mutation

By visiting the BBMP e-Aasthi portal, users can search for their property using the ePID number, and both the seller/giver and purchaser/receiver must complete Aadhaar-based eKYC authentication. If the Aadhaar details match those linked to the e-Khata record and no objections are raised within seven days, the mutation will be approved automatically.

The new system is expected to drastically reduce processing time for undisputed cases, cutting the mutation cycle from several weeks to just over a week.

May 2026: Bhoo Guarantee extended with Saturday camps

The B-Khata to A-Khata conversion fee was further reduced to 2% of the guidance value under the Bhoo Guarantee scheme, with 50 camp locations across all five GBA corporations every Saturday until August 20, 2026.

Need Help? Talk to Vault Property Advisor about your Khata mutation.

How to Apply for Khata Mutation Online: Step by Step

The e-Aasthi Process (June 2026)

Step 1: Ensure prerequisites are met

All pending property tax dues must be cleared before applying for Khata transfer. The e-Aasthi system automatically cross-checks with BBMP's tax database. Applications with any outstanding tax arrears will be rejected at the verification stage.

Verify nil dues at bbmptax.karnataka.gov.in using the seller's PID. Also confirm the EC from kaverionline.karnataka.gov.in shows no pending encumbrances.

Step 2: Open e-Aasthi portal

Open eaasthi.karnataka.gov.in in Chrome. Log in using your registered mobile OTP.

Step 3: Select GBA Corporation and navigate to Khata Transfer

Select the GBA Corporation (Central, East, West, South, or North) where your property is located. Then navigate: Khata Services → Apply for Khata Transfer → New Application.

Step 4: Enter your property ePID

Enter the property's ePID from the previous e-Khata or sale deed. The system retrieves the current Khata record.

Step 5: Complete Aadhaar eKYC

Both the seller and the buyer must complete Aadhaar eKYC on the portal. Enter Aadhaar numbers, receive OTPs on linked mobile numbers, and authenticate. This is the key step introduced in the new automatic mutation system. Successful Aadhaar matching for both parties triggers the 7-day automatic approval process.

Step 6: Upload documents

Upload the following as clear PDF files (each under 2MB): registered sale deed, Encumbrance Certificate (30 years), previous Khata certificate in the seller's name, latest property tax receipt showing nil dues, and Aadhaar copies of buyer and seller.

Step 7: Pay the mutation fee

The portal auto-calculates the transfer fee as 2% of your sale deed stamp duty. Review the total and pay via UPI, net banking, or debit card.

Step 8: Note your Sakala number

Note your Sakala application number for status tracking. Track at sakala.karnataka.gov.in.

Step 9: Objection period and automatic approval

If no objections are received within 7 working days and Aadhaar authentication is complete, the mutation is auto-approved. Disputed cases are escalated to an ARO (Assistant Revenue Officer) for manual review.

Step 10: Download Final e-Khata

After approval, log back in to eaasthi.karnataka.gov.in and download the Final e-Khata PDF. Verify the QR code by scanning it with your phone. The GBA verification page will confirm the certificate's authenticity.

What Documents Required for Khata Mutation?

• Registered Sale Deed : Proof of ownership transfer from the seller to the buyer.

• Encumbrance Certificate (EC): Obtain from the Karnataka property registration portal; ideally covering 30 years of ownership history (minimum 13 years).

• Previous Khata Certificate and Khata Extract: In the seller's name, showing the property's existing municipal records.

• Latest Property Tax Receipts: Proof that all BBMP property taxes have been paid and there are no outstanding dues.

• Aadhaar Card of the New Owner: Identity proof.

• PAN Card of the New Owner: Required for ownership and tax records.

• Passport-Size Photograph: May be requested by some municipal offices during verification.

• Possession Certificate/Occupancy Certificate (if applicable): Commonly required for newly constructed properties.

Additional Documents for Inherited Properties

• Death Certificate of the deceased property owner.

• Legal Heir Certificate issued by the Tahsildar's office.

• Succession Certificate, Probate, or Registered Will (if applicable and requested by the authority).

• No Objection Certificates (NOCs) from other legal heirs, where required.

Need Help? Talk to Vault Property Advisor about your Khata mutation.

Offline Option: When to Visit the Ward Office

The online route via e-Aasthi is recommended for all standard A-Khata to A-Khata mutations. The offline ward office route is necessary when the property is not yet in the e-Aasthi database, when the seller's Aadhaar is not linked to the e-Khata record preventing eKYC, or when the application is for a partitioned property with no prior BBMP Khata record.

For the offline route, visit the GBA ward office with two sets of all documents, fill the prescribed Khata transfer form, pay the fee at the cashier, collect your acknowledgement, and follow up every 10 days until the e-Khata is generated.

Khata Mutation: Vault Proptech Handles It All

Vault Proptech manages the complete Khata mutation process for property buyers in Bengaluru from document preparation and ePID identification to Aadhaar eKYC coordination, fee payment, Sakala tracking, and Final e-Khata download.

• A-Khata to A-Khata transfer after purchase  online and offline

• B-Khata to A-Khata conversion under the Bhoo Guarantee scheme (until August 20, 2026)

• Aadhaar eKYC coordination for seller and buyer

• Betterment charge calculation and payment coordination

• Sakala tracking and GBA helpline escalation when applications stall

• Inherited property Khata mutation with legal heir certificate support

• NRI property mutation  complete remote management via registered POA

Need Help? Talk to Vault Property Advisor about your Khata mutation.