Yes, khata bifurcation in Bengaluru is moving online. The Greater Bengaluru Authority (GBA) scheduled bifurcation of final commercial A-khatas from 5 October 2026 and general bifurcation or sub-division from 10 October on its upgraded eAasthi 2.0 system, with amalgamation to follow from 15 October, according to Deccan Herald. Minister Krishna Byre Gowda said the online route would initially cover properties of up to 20,000 sq ft, that every plot created must have road access, and that larger properties must follow town planning rules, including giving up 15% of the land.

Updated 14 October 2026. We read Deccan Herald's July and September reports, The Bengaluru Live and Country and Politics on the eAasthi 2.0 launch, and Business Standard's report on partitioned plots. The top-ranking bifurcation guides we checked still describe the older BBMP process and do not mention eAasthi 2.0 or the October dates. One caution before you start: in September, officials told Deccan Herald they were still waiting for the state government to publish the final bifurcation rules, and we found no report confirming that they have been published. Treat the module as new and check the portal on the day you apply.

What is khata bifurcation, and why has it been stuck?

A khata is the municipal record of a property, used for property tax, civic approvals, utility connections and, in practice, home loans and resales. Bifurcation splits one khata into two or more after a property is legally divided: a family partition, a sale of part of a plot, or a sub-division among co-owners. It does not create ownership; the registered deed does that. The khata records it.

The service had been on hold for a long time. Deccan Herald reported on 15 July 2026 that, with the GBA suspending khata bifurcation, registration of partition deeds and of individual sites had remained stalled in Bengaluru since October 2024, leaving families unable to partition ancestral property and plot buyers waiting months to register. Business Standard reported in May 2026 that owners of revenue plots acquired through partition deeds were finding no option in the e-khata system to create a fresh khata where no earlier municipal record existed.

When does online bifurcation start? The eAasthi 2.0 timetable

eAasthi 2.0 went live on 22 September 2026 and is being rolled out in phases. This is the schedule Deccan Herald reported that day:

  • 22 September: citizen module and back office live, with online tracking of e-khata applications at each stage of verification.
  • 25 September: corrections to final e-khatas through the citizen module, plus New Khata and Bulk New Khata.
  • 30 September: back-end correction facilities.
  • 5 October: bifurcation of final commercial A-khata units, including units in multi-storey commercial buildings.
  • 10 October: general bifurcation and sub-division.
  • 15 October: amalgamation of khatas.
  • A date discrepancy to note: The Bengaluru Live (22 September) reported online bifurcation from 28 September. The later, more detailed Deccan Herald schedule gives 5 and 10 October, which is what we have used.

Which properties qualify, and what are the rules?

The two size figures in circulation come from different stages of the plan, so read them together.

  • Up to 20,000 sq ft (about 1,858 sq m): the online facility will initially cover properties of up to this size, per Krishna Byre Gowda (Deccan Herald, 22 September 2026).
  • Roads for every plot: 'if a plot is divided into four plots, all four plots must have roads,' the minister said.
  • Above 20,000 sq ft: bifurcation must comply with town planning rules, including relinquishment of 15% of the land.
  • Approved site bifurcation: the system will support bifurcation of sites approved by competent authorities such as the BDA and BMICAPA.
  • The earlier July plan: Deccan Herald reported in July that A-khata properties of up to 600 sq m (about 6,458 sq ft) would be bifurcated automatically if the split was among joint owners already recorded in the khata, with larger properties first needing town planning approval for the sub-division. The September statement raises the online ceiling; whether automatic processing still stops at 600 sq m was not stated.
  • Zoning still applies: GBA Special Commissioner Munish Moudgil said separate khatas would be generated 'subject to zoning regulations and other statutory conditions'.

How the online process is meant to work

Based on what GBA officials have described, the flow for a straightforward family split looks like this. The portal's own screens are the final word.

  • Start from a final e-khata. The property should already have its e-khata and ePID on eAasthi; draft-only records will need finalising first.
  • Register the division. The partition deed or sale deed that divides the property is registered at the sub-registrar; bifurcation records that division.
  • Apply on eAasthi 2.0 and upload the plans for the divided portions, as Country and Politics described the module.
  • Consent from every joint owner through Aadhaar e-KYC. Moudgil told Deccan Herald that once all joint owners consent, the system generates separate khatas.
  • Track the application online. Status tracking at each stage is one of the main eAasthi 2.0 changes.
  • Follow through on utilities. eAasthi 2.0 is integrated with Kaveri, BESCOM and BWSSB, and the minister said ownership changes can be requested online without visiting BESCOM or BWSSB offices.

Old route versus new route

  • Where you apply: before, owners shuttled between the GBA's revenue and town planning departments, and the service had been suspended since October 2024 (Deccan Herald); now, online on eAasthi 2.0.
  • Who decides: before, the revenue and town planning wings handled each case; now, smaller splits among recorded joint owners are designed to be processed by the system after e-KYC consent, while larger ones still need planning approval.
  • Tracking: before, largely by office visits; now, stage-by-stage tracking online.
  • Size limits: online route initially up to 20,000 sq ft; above that, town planning rules and the 15% relinquishment apply.
  • Utilities: integration with Kaveri, BESCOM and BWSSB is meant to carry ownership changes across.

What this means if you are buying part of a plot or a partitioned property

For buyers, bifurcation is the step that turns 'my share of the family plot' into a property you can register, finance and later sell on its own record. Business Standard quoted lawyers saying that without a separate khata, home loans, utility connections, building plan sanctions and resale can all be affected, because banks expect the municipal record to show the current owner.

What if your case does not fit the online module?

Some cases will still need an office route. Business Standard reported lawyers' advice for owners of revenue plots with no earlier municipal khata: approach the jurisdictional Assistant Revenue Officer with the registered partition deed, any khata extract, an encumbrance certificate, tax receipts and RTC and mutation records; escalate for back-end ePID creation if needed; and, where relief is refused, a writ petition in the Karnataka High Court is the last resort. That advice predates eAasthi 2.0, so try the new module first.

Scale also matters. The Bengaluru Live reported that the city has more than 35 lakh properties, of which 23 to 24 lakh had draft e-khatas and about 11 lakh owners had final e-khatas when eAasthi 2.0 launched. Expect a queue in the first weeks.