E-Khata Explained for Bangalore Buyers: Final Record, Draft Record and Key Checks

A buyer of a home inside the Bangalore corporation area should put one question to the seller before paying any token: is there a final e-khata? A sale cannot be registered without it. This guide describes the document, how a draft turns final and the lines worth verifying.

What the Document Is

For many years municipal bodies have maintained a khata for every property, noting the owner, a description and the tax due. The e-khata stores that account electronically, with a unique ID per property, in the e-Aasthi system. The portal went public on the first day of October 2024 with BBMP in charge of about 21.5 lakh drafts.

The GBA's five city corporations took over from 2 September 2025, each caring for the entries of its own zone. That ended BBMP's role in running the records.

Draft Entries and Final Entries

Drafts were built out of old registers that owners had not reviewed. One may show a previous owner or an obsolete measurement. Registration will not accept it.

A final entry exists only after the owner affirms the particulars and the revenue officer signs off. Its details are verified and tied to the owner by identity. Should a seller offer only a draft, hold back until the final entry exists.

How Registration Depends on It

Registration runs through Kaveri 2.0, which talks to e-Aasthi. In the city, a sale deed passes the sub-registrar only when the property ID printed on a final e-khata is entered and the particulars come from that record. Older paper khatas and drafts do not qualify.

That matters on several occasions:

• Registering any change of ownership, such as a sale or gift
• A bank loan, since the lender's lawyers read the record
• Moving the khata into the buyer's name
• Obtaining sanction for a building plan

Write the final e-khata in as a precondition of the deal. Request it on the first meeting, and well before a sale agreement is signed.

The Owner's Application

Owners apply online through e-Aasthi, and the corporations' revenue offices operate help desks. The typical steps are these:

1. Sign in with a phone number and search for the draft by ward, name or ID
2. Finish Aadhaar e-KYC to confirm the owner's name
3. Enter the deed's registration number, which the system reads from its database
4. Type the tax application number found on the tax receipt
5. Attach the power connection number, a photograph and the map location of the property
6. Send it to the revenue officer for checking
7. Download the final record after approval

A deed too old for the database must be uploaded as a scan with an encumbrance certificate. If the property is not among the drafts, file afresh with the full title papers. Wrong names or extents can take weeks to put right, so intending sellers should start early.

Lines to Compare With the Sale Deed

The final record is brief but each entry matters, so hold it against the deed. Focus on these:

• The property ID needed at registration
• Owner and co-owner names
• Address, ward and corporation
• Plot size, built-up area and measurements
• Whether it is an A khata or a B khata
• Tax details and map pin

Read the register line twice. A entry means approvals for the property are on the corporation's record. B means tax is paid even though approvals are incomplete, say for an unapproved layout or construction beyond the sanction.

What It Cannot Prove

An e-khata is no title document. Ownership is shown by the registered deed of sale and its predecessors, while the khata tells only whom the corporation taxes. Court disputes and absent heirs are beyond it.

Digitising left the register as it was. A property in the B register receives an e-khata marked B, and the trouble with loans and plan approvals carries on. Only conversion, paid for on a guidance value basis, brings it into the A register.

The building is a different matter. Obtain the occupancy certificate, the sanctioned plan and an encumbrance certificate and examine each.

Land Outside the Corporations

Certain projects near Bangalore belong to gram panchayats or municipal councils and fall outside e-Aasthi. For a panchayat property, e-Swathu is the system, and Form 9 with Form 11A is the clean combination. Agricultural plots show in the RTC on Bhoomi.

The deed and the tax receipt show which authority governs the land. Insist on the record that authority issues.

A Short Plan for the Buyer

Use this list for a flat, house or plot in the city:

1. Ask for the final record and refuse a draft or a paper khata
2. Verify the owner's name against the deed and the seller's papers
3. Match area, address and boundaries to the deed
4. Note the register, and if it is B khata, talk to your lender
5. Study the newest tax receipt for any dues outstanding
6. Search for the property ID on the official portal and match it with the seller's copy
7. Hand it all to a lawyer to review, deeds and encumbrance certificate included

In a new apartment project the only record is for the land until construction ends. Records for single flats come after the occupancy certificate and the registered deeds. Find out from the developer when the flat will get an e-khata of its own and what the cost sheet charges for that.

Problems seen before the agreement must be fixed by the seller, which is straightforward then. To get help with the papers, write through the contact page.