NRI Khata Transfer: Complete Process, Charges and Documents

A complete guide for NRIs on the BBMP Khata transfer in Bengaluru process, charges, online application, BDA Khata, Sakala tracking, and POA coordination.

Quick Summary (TL; DR)

• Khata transfer is the process of updating BBMP/GBA records to reflect the new owner's name after property purchase, inheritance, or gift  it does not transfer ownership; it updates municipal records

• For NRIs: the entire process can be done remotely through a registered Special Power of Attorney (SPA) given to a trusted person in India

• BBMP/GBA e-Khata transfer online is initiated at eaasthi.karnataka.gov.in; charges are 2% of stamp duty (minimum ₹500) plus betterment charges

• BDA Khata transfer follows a different process at bdabangalore.org for BDA-allotted properties

• Track Khata transfer status via Sakala at sakala.karnataka.gov.in  escalate if the application exceeds the prescribed 15 to 30 working day timeline

What Is Khata Transfer and Why Do NRIs Need It?

The Municipal Record That Follows Every Property Purchase

A Khata is BBMP/GBA's official property record  confirming who is the registered owner of a property for municipal tax and civic purposes. When you buy a property, the sale deed registration transfers legal ownership. But BBMP/GBA records still show the previous owner until you separately apply for a Khata transfer.

Khata transfer is the process of updating that BBMP/GBA record from the previous owner's name to yours.

Why NRIs specifically need it:

You bought a flat in Bengaluru before moving abroad. The sale deed is registered. The property is legally yours.

But the BBMP/GBA Khata still shows the previous owner's name.

Now your tenant wants to pay property tax. Your CA says the Khata should reflect your name before you file returns. Your property manager says the bank is asking for a Khata in your name for the loan against property.

And you are in Dubai. Or the US. Or the UK.

Can you do the Khata transfer from outside India? Yes. This guide gives you every step, every document, every charge and exactly how to do it without a single trip to the BBMP/GBA ward office.

What Is the Difference Between Khata Transfer and e-Khata Transfer?

Two Terms for the Same Process  With One Key Distinction

In practice: When someone says "e-Khata transfer"  they mean the Khata transfer process done through the E-Aasthi digital portal. The result of a successful transfer is a Final e-Khata (digital certificate) in the new owner's name.

The old physical Khata certificate system has been replaced by the digital e-Khata on E-Aasthi. All new Khata transfers now produce a digital e-Khata  not a physical booklet.

What Documents Does an NRI Need for Khata Transfer?

The Complete Document Checklist

Core documents for all Khata transfer applications:

NRI-specific additional documents:

For inherited property (additional documents):

How to Do BBMP/GBA Khata Transfer Online (e-Khata Transfer Online)

Step-by-Step Through E-Aasthi Portal

The NRI approach: Your POA holder performs these steps on your behalf. You monitor and provide guidance remotely.

Step 1: Check if property is visible on E-Aasthi

Go to eaasthi.karnataka.gov.in. Search by the previous owner's name, SAS ID, or property address. Confirm the property appears and note the current Khata details (PID, ward number, Khata status).

If the property does not appear  the previous owner may not have completed their Khata registration. This needs to be resolved before transfer.

Step 2: Log in with the POA holder's registered mobile

The POA holder logs in using their Aadhaar-linked mobile number OTP. This mobile number must be either registered with BBMP /GBAfor the property, or the POA holder can register as a citizen applying on behalf of the owner.

Step 3: Select GBA Corporation

Select the correct corporation (Central, East, West, South, or North) based on the property's ward location.

Step 4: Navigate to Khata Transfer section

From the citizen services dashboard → select "Khata Services" → "Apply for Khata Transfer" or "Mutation Application."

Step 5: Fill the transfer application

Enter:

• Property details: SAS ID, current PID, ward number, address

• Previous owner details: Name, Aadhaar (if available), previous Khata number

• New owner details (NRI applicant): Full name, passport number, overseas address, Aadhaar number (if available  NRIs enrolled in Aadhaar)

• Transfer basis: Sale, inheritance, gift, court order

• Sale deed details: Document number, registration date, SRO name

• POA details: POA holder's name, registered SPA document number

Step 6: Upload all documents

Upload scanned copies in PDF format (max 2 MB per file):

• Sale deed PDF

• EC PDF

• Previous Khata certificate

• Tax receipts

• Aadhaar/PAN of both NRI owner and POA holder

• Registered POA document

• Passport copy of NRI owner

Step 7: Pay the application fee online

Pay the Khata transfer fee through the portal:

• Net banking, UPI, or debit card

• Amount varies by zone and property value (see charges section below)

• Download and save the payment receipt

Step 8: Note application reference number

After submission, the portal generates an application reference number. Share this with your property manager for tracking. This reference number is also needed for Sakala tracking.

Step 9: Revenue Inspector Inspection

The GBA ward's Revenue Inspector may conduct a physical inspection or document scrutiny. The POA holder should be available to facilitate this.

Step 10: Final e-Khata issuance

After approval, the e-Khata is generated in the new owner's (NRI's) name. The POA holder downloads the Final e-Khata from the portal. Share the PDF with the NRI owner.

Need Help with Khata Transfer for NRI? Talk to Vault lawyer today to get Legal Clarity on Property Documents.

How to Do BBMP/GBA Khata Transfer Offline (Ward Office Process)

When Online Submission Is Not Available or Preferred

Not all wards have fully activated the E-Aasthi online transfer process. For wards where online transfer is not available, the POA holder must visit the GBA ward office.

Step 1: Identify the correct GBA ward office

Find the ward office with jurisdiction over the property's address. Call the GBA helpdesk at support.bbmpgov.in/ehelpline or check the GBA portal to identify the correct ward.

Step 2: The POA holder visits with all documents

The POA holder carries:

• Two sets of photocopies of all documents listed in the checklist above

• Original registered POA (original to be shown, copy to be submitted)

• NRI owner's passport copy

• Original sale deed (to be shown at counter  do not leave the original)

Step 3: Collect and fill out the application form

Collect the BBMP/GBA Khata Transfer application form at the ward office counter. Fill it in block letters with the property details, previous and new owner details, and transfer basis.

Step 4: Submit application and pay fee

Submit the completed application with document copies. Pay the Khata transfer fee and betterment charges at the cashier counter. Obtain the acknowledgement receipt with application number and expected completion date.

Step 5: Follow up as required

The Revenue Inspector may require a site inspection. The POA holder must coordinate this. Follow up every 7 to 10 days if there is no update.

What Are the Khata Transfer Charges?

All Applicable Fees  BBMP/GBA Khata Transfer Charges (as of May 2026)

Worked Example:

Property: 2BHK flat in Koramangala Sale price: ₹1.2 crore Stamp duty paid (5%): ₹6,00,000

e-Khata Transfer Charges  Summary:

Betterment charges are additional and vary by zone. Verify current rates at your GBA ward office. All amounts as of May 2026.

Need Help with Khata Transfer for NRI? Talk to Vault lawyer today to get Legal Clarity on Property Documents.

What Is BBMP/GBA Khata Extract / e-Khata Extract Online?

How to Download the Khata Document After Transfer

A BBMP/GBA Khata Extract (also called e-Khata extract or BBMP Khata extract online) is the official document showing your property details from BBMP records  essentially the downloadable version of your Khata certificate.

After a successful Khata transfer, you need this document for:

• Home loan applications

• Property sale due diligence

• Bank account and financial transactions

• Legal and court proceedings

• NRI income tax documentation

How to get the BBMP/GBA Khata extract online:

Step 1: Go to eaasthi.karnataka.gov.in

Step 2: Log in with the registered mobile OTP

Step 3: Search for your property using SAS ID, PID, or address

Step 4: Open your property record. The Final e-Khata certificate is available under the property card

Step 5: Click "Download e-Khata" The PDF downloads with GBA digital signature and QR code

For NRIs: The POA holder downloads the e-Khata extract and sends the PDF to the NRI owner via email. The QR code on the e-Khata can be verified by scanning it, confirming the document is genuine.

What the BBMP/GBA Khata extract / e-Khata shows:

Need Help with Khata Transfer for NRI? Talk to Vault lawyer today to get Legal Clarity on Property Documents.

What Is BDA Khata Transfer and How Is It Different?

For Properties in BDA-Allotted Layouts and Apartments

BDA (Bangalore Development Authority) is a separate authority from BBMP/GBA. It develops layouts and sites (like BDA Extension layouts, Arkavathy Layout, JP Nagar, Jayanagar) and allots them to applicants.

Properties within BDA-developed layouts originally have a BDA Khata  not a BBMP/GBA Khata. When such properties change hands, the Khata must be transferred within BDA's own system before it moves to BBMP/GBA.

When is BDA Khata Transfer needed:

• You bought a resale plot or house in a BDA layout

• You inherited a BDA-allotted site

• You received a BDA property as a gift

BDA Khata Transfer vs BBMP/GBA Khata Transfer:

Documents specifically required for BDA Khata transfer:

BDA to BBMP/GBA Khata Transition:

Many older BDA layout properties have been transferred to BBMP/GBA jurisdiction for day-to-day civic services. These properties may carry a BDA Khata + BBMP/GBA tax records. When such properties are sold, both BDA records (for the original allotment history) and BBMP/GBA records (for current tax status) need to be updated.

How to Track Khata Transfer Status via Sakala

Using Karnataka's Service Delivery Platform

Sakala (sakala.karnataka.gov.in) is the Karnataka government's guaranteed service delivery system. Khata transfer is a notified service under Sakala, meaning BBMP/GBA has a prescribed legal timeline to process it.

Sakala timeline for Khata transfer: 15 to 30 working days (depending on the ward and type of transfer).

How to track your Khata transfer on Sakala:

Step 1: Go to sakala.karnataka.gov.in

Step 2: Click "Know Your Application Status"

Step 3: Enter your Sakala application number. This is the reference number given when you submitted the Khata transfer application (online or offline)

Step 4: View the current status of the application is (received, under scrutiny, pending inspection, approved, or rejected)

Step 5: If status shows delayed beyond the prescribed timeline  click "File Grievance" to formally complain

Sakala complaint escalation path:

For NRIs: Share the Sakala application number with your POA holder. They can track online and file complaints without visiting the office physically. You can also track directly from abroad at sakala.karnataka.gov.in.

How Can an NRI Do Khata Transfer Without Visiting India?

The Complete Remote Management Setup

An NRI can complete the entire Khata transfer process from abroad without a single trip to India through a properly executed Special Power of Attorney. 

Step 1: Draft and execute a Special Power of Attorney (SPA)

The SPA must specifically authorise the POA holder to:

• Apply for Khata transfer at BBMP/GBA/BDA

• Submit documents on the NRI's behalf

• Pay applicable fees

• Sign documents and applications

• Collect the e-Khata certificate

• Represent the NRI before government authorities for property matters

The SPA can be drafted in India (by a lawyer) and sent to the NRI for execution or drafted and executed abroad.

Step 2: Execute and notarise abroad

The NRI signs the SPA before a Notary Public in their country of residence. The Notary attests the SPA.

Step 3: Apostille (mandatory)

For the SPA to be valid in India, it must be apostilled:

• At the Indian Embassy/Consulate in the country of residence, OR

• Through the Ministry of External Affairs (MEA) apostille process after the SPA arrives in India

Step 4: Register the SPA in India

The apostilled SPA must be registered at a Sub-Registrar's Office in Karnataka within 4 months of execution abroad. The POA holder presents it at the SRO along with the apostille.

Step 5: POA holder applies for Khata transfer

With the registered SPA, the POA holder has full authority to apply for Khata transfer online (eaasthi.karnataka.gov.in) or at the GBA ward office.

Step 6: Remote document coordination

The NRI sends scanned copies of all required documents (passport, sale deed, PAN) to the POA holder. Original documents can be couriered if required by the ward office.

Step 7: Track progress remotely

The NRI monitors the Sakala tracking portal from abroad. The POA holder attends physical inspections and submits any additional documents requested.

Step 8: e-Khata downloaded and verified

The POA holder downloads the Final e-Khata and sends the PDF to the NRI. The NRI scans the QR code to verify from abroad.

Need Help with Khata Transfer for NRI? Talk to Vault lawyer today to get Legal Clarity on Property Documents.

NRI Khata Transfer  Remote Coordination Summary:

What Are the Common Reasons Khata Transfer Applications Are Rejected?

Avoiding Delays and Rejections

NRI Khata Transfer: Vault Proptech Handles It All

An NRI Khata transfer that takes 30 days with the right documents, the right POA, and the right follow-up can take 6 months or more when done without proper coordination.

Vault Proptech is built specifically for NRI property owners, handling every step of the Khata transfer process from document preparation to Final e-Khata delivery, without requiring a single trip to India.

• SPA drafting for NRI property management, a legally appropriate POA for Khata transfer

• Document collection, verification, and preparation  sale deed, EC, previous Khata, tax receipts

• Online E-Aasthi application submission on the eaasthi.karnataka.gov.in portal management

• GBA ward office submission for wards where online is not available

• BBMP/GBA Khata transfer fee calculation and payment coordination

• Betterment charge assessment and payment

• Revenue Inspector inspection facilitation

• Sakala application tracking and escalation

• BDA Khata transfer  for BDA layout properties

• BBMP/GBA Khata extract / e-Khata extract download and delivery to NRI

• B-Khata to A-Khata conversion coordination with Khata transfer

• Inheritance-based Khata transfer  legal heir certificate, succession, and mutation

• E-Khata verification  QR code check and detailed verification against the sale deed

• Civic escalation via GBA helpdesk, Sakala, and BBMP/GBA when transfers stall

• Ongoing property monitoring, annual EC check, property tax compliance, and record updates

You bought property in Bengaluru to own it, not to worry about it. Vault Proptech keeps your records right. Talk to Vault Proptech about your NRI Khata transfer services.