What is the difference between a Draft and a Final e-Khata in Bengaluru?

A Draft e-Khata is the old municipal register entry, put online on 1 October 2024. It is not a secure ownership record. A Final e-Khata adds owner Aadhaar, the registered deed, the property tax ID and the BESCOM link, according to the GBA FAQ.

How much does a Final e-Khata cost in Bengaluru?

Applying online yourself is free. Bangalore One centres and Local Youth Entrepreneurs charge Rs 45 per application plus Rs 5 per scanned page. Downloading the approved Final e-Khata costs Rs 125, paid online only.

Why does my Final e-Khata say non-transactable?

It is a safety lock that stops a former owner from reselling a property whose records were never updated. Upload an EC from one day before your sale deed date up to 31 October 2024. The system checks it and makes the khata transactable.

Can a B Khata be converted to A Khata?

Yes, for vacant plots and the plot part of plots with buildings, after you get a Final e-Khata. The fee is 5% of guidance value plus any land conversion charges, and it takes about 30 to 45 days. Flats and unauthorised buildings are not covered.

What are Form 9 and Form 11 for village properties?

Gram Panchayats issue both through e-Swathu for non-agricultural property. Form 9 covers converted, approved-layout, Gramathana and housing-scheme properties. Form 11 is the demand, collection and balance register. First issue of Form 9 takes up to 45 days under Sakala.

How do I check that an e-Khata copy is genuine?

Each portal has a verification service. In Bengaluru, verify Form A or Form B by Document No without logging in. e-Aasthi verifies Form 3 or Form 2 by QR code or Document No, and e-Swathu verifies Form 9 and Form 11 by certificate number.

Record guide

e-Khata in Karnataka

e-Khata in Karnataka is the digital record that a local body keeps for each urban or village property and its owner, used for property tax and checked at registration. In Bengaluru the Greater Bengaluru Authority runs it at gbaeaasthi.karnataka.gov.in. Other cities and towns use e-Aasthi (eaasthi.karnataka.gov.in), and Gram Panchayats issue Form 9 and Form 11 through e-Swathu (eswathu.karnataka.gov.in). Bengaluru's old registers went online as Draft e-Khatas on 1 October 2024. For a Final e-Khata, the owner seeds Aadhaar and links the registered sale deed, the property tax ID and, for a building, the BESCOM connection. Applying yourself is free, and the Final e-Khata download costs Rs 125, paid online. A new Final e-Khata stays non-transactable until the owner uploads an EC from one day before the sale deed date up to 31 October 2024. A B Khata property is generally treated as unauthorised or not fully compliant.

Definition

e-Khata: The digitised khata: the local body's register entry for a property and its owner, kept for property tax. Bengaluru's register has Form A and Form B entries. Outside Bengaluru, e-Aasthi issues Form 3 or Form 2, and Gram Panchayats issue Form 9 and Form 11 under the Karnataka Panchayat Raj (Grama Panchayat Budgeting and Accounting) Rules, 2006.

When you need it

Before you buy a site, house or flat, to confirm that the seller is the khata holder, that the entry is A Khata (Form A) and that the Final e-Khata is transactable. For non-agricultural village property, Form 9 and Form 11 are mandatory for registration under Revenue Department circular RD 344 MUNOMU 2005 dated 06-04-2009, as amended in 2013. After the sale, the khata must move to the buyer's name.

Steps

Open gbaeaasthi.karnataka.gov.in (Bengaluru), eaasthi.karnataka.gov.in (other towns) or eswathu.karnataka.gov.in (villages).
In Bengaluru, find the Draft e-Khata in your ward list by owner name or by the assessment number on the tax receipt, which is not the SAS number.
Complete Aadhaar e-KYC for every owner.
Link the registered sale deed, the property tax ID and, for a building, the BESCOM connection. The BWSSB link is optional.
Add a photograph of the property and submit, or apply at a Bangalore One centre or through a Local Youth Entrepreneur.
After approval, pay Rs 125 online and download the Final e-Khata.
If the Final e-Khata is marked non-transactable, upload the EC on the portal to make it transactable.

What you need to search

Ward and owner name, or the assessment number from the property tax receipt
Property ePID, for status checks, download and EC upload
Aadhaar of every owner
Registered sale deed
Property tax receipt, and a BESCOM electricity bill for a building
Outside Bengaluru: district, urban local body, and property number or owner name

Fees

e-Khata fee. Source: gbaeaasthi.karnataka.gov.in, as of 2026-10-19.

Bengaluru: applying online yourself is free; Bangalore One or a Local Youth Entrepreneur charges Rs 45 per application plus Rs 5 per scanned page; downloading the Final e-Khata costs Rs 125, online only (GBA e-Khata FAQ). (source: https://gbaeaasthi.karnataka.gov.in/citizen/faqs, as of 2026-10-19. Verify with sub-registrar.)

How to read it

Check the owner names against the seller's sale deed and Aadhaar. Then check whether it is a Draft or a Final e-Khata, and Form A or Form B. A Draft e-Khata is the old register entry and is not a secure ownership record. On a Final e-Khata, check that it is marked transactable. Use the Document No verification on the portal to confirm that a copy is genuine and still current.

Red flags

The property is B Khata or shown in Form B
The owner name on the e-Khata differs from the seller's name
The Final e-Khata is still marked non-transactable
Only a Draft e-Khata exists, or the property has no ePID
Property tax arrears on the tax receipt or the DCB report
An objection or a pending mutation notice on the ePID
A copy whose Document No or certificate number does not verify online
Village property with Form 11 but no Form 9

Questions

What is the difference between a Draft and a Final e-Khata in Bengaluru?: A Draft e-Khata is the old municipal register entry, put online on 1 October 2024. It is not a secure ownership record. A Final e-Khata adds owner Aadhaar, the registered deed, the property tax ID and the BESCOM link, according to the GBA FAQ.
How much does a Final e-Khata cost in Bengaluru?: Applying online yourself is free. Bangalore One centres and Local Youth Entrepreneurs charge Rs 45 per application plus Rs 5 per scanned page. Downloading the approved Final e-Khata costs Rs 125, paid online only.
Why does my Final e-Khata say non-transactable?: It is a safety lock that stops a former owner from reselling a property whose records were never updated. Upload an EC from one day before your sale deed date up to 31 October 2024. The system checks it and makes the khata transactable.
Can a B Khata be converted to A Khata?: Yes, for vacant plots and the plot part of plots with buildings, after you get a Final e-Khata. The fee is 5% of guidance value plus any land conversion charges, and it takes about 30 to 45 days. Flats and unauthorised buildings are not covered.
What are Form 9 and Form 11 for village properties?: Gram Panchayats issue both through e-Swathu for non-agricultural property. Form 9 covers converted, approved-layout, Gramathana and housing-scheme properties. Form 11 is the demand, collection and balance register. First issue of Form 9 takes up to 45 days under Sakala.
How do I check that an e-Khata copy is genuine?: Each portal has a verification service. In Bengaluru, verify Form A or Form B by Document No without logging in. e-Aasthi verifies Form 3 or Form 2 by QR code or Document No, and e-Swathu verifies Form 9 and Form 11 by certificate number.

Sources

e-Khata 2.0 - Greater Bengaluru Authority
Fee source — as of 2026-10-19

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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