Bengaluru property records · updated October 2026
e-Khata, Bangalore
Every property sale in Bengaluru now needs an e-Khata. How to download yours, apply if you don't have one, check its status, and what converting a B-khata to an A-khata costs today.
At a glance
- What it is
- The digital, QR-verified property record for Bengaluru, replacing paper khata certificates.
- GBA e-Aasthi portal
- Mandatory since
- 1 November 2025, for property registration and municipal approvals.
- NoBroker
- Issued by
- The Greater Bengaluru Authority's five corporations (Central, East, West, South, North), which replaced the BBMP from 2 September 2025.
- PropNewz
- Download by SAS ID
- Open since 25 April 2026, covering about 13 lakh records.
- PropNewz, citing TheBengaluruLive
- Typical time
- 15 to 30 days for a clean application; the Sakala limit is about 30 working days.
- Agarwal Estates
- B-khata to A-khata fee
- 5% of guidance value. It was 2% for applications from 15 May to 23 August 2026; that window has closed.
- Deccan Herald; PKP Advocates
- 1
Open the e-Aasthi portal
Go to bbmpeaasthi.karnataka.gov.in, the GBA's e-Khata site for Bengaluru, and choose the e-Khata download option.
- 2
Find your SAS Property Tax ID
It is the 10-digit ID on your property tax receipt. If you don't have it, look it up on bbmptax.karnataka.gov.in.
- 3
Search and verify
Enter the SAS ID and confirm with the OTP sent to the mobile number linked to the property. Check the owner name, address and measurements.
- 4
Correct before you download
If anything is wrong, raise a correction on the portal first. A downloaded e-Khata with an error has to be reissued.
- 5
Download the PDF
Save the QR-verified e-Khata. It is also sent by SMS or WhatsApp to the registered mobile number.
- 1
Log in with your mobile
Register on the e-Aasthi portal with the Aadhaar-linked mobile number and an OTP.
- 2
Find the property
Search by your property ID (PID) and check the owner names, address, measurements and built-up area shown.
- 3
Add location and documents
Confirm the property type, enter GPS coordinates, and upload the documents below as PDFs.
- 4
Verify and pay
Complete Aadhaar e-KYC and pay the online charges by UPI, card or net banking.
- 5
Keep the application number
Save it to track status. You'll be notified at each stage, and a draft e-Khata may be issued before the final one.
Documents you'll need
- Registered sale deed or title deed, all pages including the schedule
- Latest property tax receipt for the current financial year
- Encumbrance Certificate (Form 15) from Kaveri Online Services
- Aadhaar and PAN of each owner
- A photograph of the property, and its GPS coordinates
- Previous khata certificate, if one exists
- Building plan, Occupancy Certificate and a BESCOM bill, where applicable
- For NRIs: passport and OCI card, overseas address proof, and a notarised power of attorney if someone applies for you
Calculator
What B-khata to A-khata costs now
₹ per sq ft of site area
Rates are residential site values from the 2023-24 guidance value gazette, the latest published. Find your exact street on the Stamps & Registration department's site and enter it above for a closer figure.
B-khata to A-khata conversion
- Guidance value of the site
- ₹66.89 lakh
- Conversion fee at 5%
- ₹3.34 lakh
- At the closed 2% rate (15 May – 23 Aug 2026)
- ₹1.34 lakh
An estimate, not a demand. The fee (the betterment levy) is charged on the property's guidance value; it was cut to 2% for applications from 15 May to 23 August 2026 and is 5% again for new applications. Application and portal charges are extra. The corporation's demand note on the e-Aasthi portal is the final figure.
Guidance values for more streets: Bangalore guidance values.
If it comes back
Why applications are rejected
- Names don't match across documents
- The most common cause. Align the spelling on Aadhaar with the sale deed, then reapply.
- A prerequisite is missing
- For example a B-khata site without betterment clearance, or an apartment without an Occupancy Certificate. Clear dues, get the current year's tax receipt, or convert to A-khata first.
- Ownership is disputed
- Co-owner objections, succession or a pending civil suit. Resolve by affidavit or court decree before applying.
- Procedural defects
- An inactive Aadhaar-linked mobile, signature mismatches or incomplete uploads. Fix the detail and resubmit complete documents.
How do I download my e-Khata in Bangalore?
Go to bbmpeaasthi.karnataka.gov.in, choose e-Khata download, enter your 10-digit SAS Property Tax ID, confirm with the OTP sent to the linked mobile, check the details and download the QR-verified PDF. SAS-ID downloads opened on 25 April 2026, per PropNewz.
Is e-Khata mandatory in Bangalore?
Yes. Since 1 November 2025, e-Khata has been required for property registration and municipal approvals in Bengaluru, per NoBroker.
What is the B-khata to A-khata conversion fee now?
5% of the property's guidance value. The government cut it to 2% for applications from 15 May to 23 August 2026 (Deccan Herald); new applications are back at 5%. On a guidance value of ₹1 crore, that is ₹5 lakh rather than ₹2 lakh. Application charges are extra.
How long does an e-Khata take?
A clean application usually clears in 15 to 30 days, with the Sakala limit at about 30 working days; complex cases can take 60 days or more (Agarwal Estates).
How do I check my e-Khata application status?
Use the application status page on the e-Aasthi portal with your application number, or log in with your registered mobile to see each stage.
Where do I find my SAS Property Tax ID?
It is printed on your property tax receipt. You can also look it up on the GBA property tax portal, bbmptax.karnataka.gov.in.
Sources
- GBA e-Aasthi portal (e-Khata for Bengaluru)
- GBA property tax portal (find your SAS ID)
- Greater Bengaluru Authority
- NoBroker — e-Khata mandatory from 1 November
- PropNewz — e-Khata download via SAS ID from 25 April 2026
- PropNewz — GBA, five corporations and khata rules
- Deccan Herald — betterment levy cut to 2% until 23 August
- PKP Advocates — B-khata to A-khata after 24 August 2026
- Agarwal Estates — documents, timelines and rejection reasons
Compiled 7 October 2026. Several sources are real-estate publishers, named next to each fact; government rules change, so confirm fees and steps on the e-Aasthi portal or at your corporation office before you pay. This is not legal advice.