A Bengaluru buyer who had all but closed on a well priced independent house hit an unexpected wall at the sub registrar stage in 2025: the property had no e-Khata, and without it the registration could not go through. What looked like a paperwork detail turned out to be a hard gate, because the city now requires an e-Khata before a property can be registered. The seller had a B khata, the record was not in the system in the form the sub registrar needed, and the deal stalled for weeks. Understanding khata, the difference between A and B, and the new e-Khata requirement is now essential for anyone buying in the city.

The short answer. A khata is the BBMP record that identifies a property for tax and civic purposes; it is not a title document. An A khata means the property complies with rules and can be freely taxed, mortgaged and transferred, while a B khata flags a property with deviations and carries real limits on loans, licences and resale. Since October 2024, an e-Khata has been required for property registration in Bengaluru, so the trade off to accept is a short extra step, obtaining or transferring the e-Khata, before you can register.

What is a khata and why does it matter to a buyer?

A khata is a record maintained by BBMP that identifies a property for tax and administrative purposes. It captures details such as the owner's name, the property size and the property identification number, and it is what the civic body uses to levy property tax and process building and trade permissions. Crucially, a khata is not a title document; it does not by itself prove ownership, it identifies the property in the municipal system.

For a buyer, the khata matters because it links your property to the city's tax and permission machinery. Without a proper khata you can struggle to pay tax correctly, obtain approvals, raise a loan, or transfer the property cleanly. So while your title flows from the sale deed and the chain of ownership, the khata is the civic record you also need to get right, and it is now tied directly to your ability to register.

It helps to see the khata as separate from, but complementary to, your title documents. The sale deed and the encumbrance certificate establish who owns the property and whether it is free of charges, while the khata records the property for tax and civic dealings. A clean purchase needs both to be in order, and a buyer who checks only the title can still be caught out by a khata that is missing, in the wrong name, or sitting on the B register.

What is the difference between A khata and B khata?

An A khata marks a property that complies with building bylaws, tax norms and regulations, while a B khata marks one that does not fully comply. The B khata was created as a record for properties with deviations or pending regularisation, and it comes with practical limits. The table below sets out the differences a buyer feels in day to day terms.

The gap is not just administrative. A B khata property can be harder to fund, harder to build on and harder to sell later, which often shows up as a lower price and a smaller pool of buyers. That does not make it unbuyable, but it does mean you should price the limitation in and understand the path to regularisation before you commit.

The paperwork differs too. A bank guide to BBMP khata explains that an A khata property receives a full khata certificate along with the khata extract, whereas for a B register property BBMP issues only a khata extract and no certificate. That missing certificate is often the first sign a buyer gets that a property sits on the B register, so ask to see the actual document rather than take a verbal assurance that it is all in order.

Why is e-Khata now mandatory for registration?

Since October 2024, an e-Khata has been required for property registration in Bengaluru, introduced to cut down on fraudulent property dealings. The e-Khata is the digitised version of the khata, tied to an electronic property identifier, and the sub registrar now needs it in place before a sale deed can be registered. In practice this means a property without a valid e-Khata cannot simply be registered on the day, as our stalled buyer discovered.

The requirement now reaches beyond registration itself. From the middle of 2025, new applications for building plan permissions in BBMP limits must also carry the property's e-Khata number or electronic property identifier, so the e-Khata has become the common key that links tax, permissions and registration. A property that is missing from the e-Khata system is therefore not only a registration problem, it can also block approvals you may need later.

This changes the sequence of a purchase. Confirming the e-Khata is now part of your pre registration checklist alongside the guidance value and the encumbrance certificate, and it sits right before the step covered in our guide to Karnataka stamp duty and registration charges. Build the e-Khata check into your timeline so it does not hold up your registration date.

How do I get or transfer an e-Khata?

You apply through the official Karnataka portals using Aadhaar and the property documents. New applications go through the Sevasindhu portal, while existing records sit on the BBMP e-Aasthi system at bbmpeaasthi.karnataka.gov.in. The process is Aadhaar based, carries a small service charge of around 40 rupees, and typically needs documents such as the sale deed, encumbrance certificate, property photographs and utility connection details. Most applications are processed within a couple of days, though the final certificate can take longer.

After you buy, you also transfer the khata into your name so the record reflects the new owner, which is the civic counterpart to registering the sale deed. This mirrors the record systems used outside BBMP limits, and our note on e-Swathu and e-Aasthi for gram panchayat property covers the equivalent for properties in those areas. Keep the e-Khata, the paid tax receipts and the sale deed together as your core property file.

Can I still buy a B khata property?

Yes, you can buy a B khata property, but you should go in with your eyes open to the limits. A B khata carries restrictions on loans, building approvals and clean resale, and lenders may decline or price the loan higher. Some B khata properties can be moved towards an A khata through regularisation where the deviations are within permissible limits, but that is a process with its own conditions and costs, and not every property qualifies.

So treat a B khata as a factor to price and plan for, not an automatic deal breaker. Ask specifically what would be needed to regularise it, whether your lender will fund it, and how it will affect your own resale later. For any apartment you shortlist, such as a project like Amberstone Pride of JP Nagar, ask the builder or seller for the khata and confirm it is an A khata or a valid e-Khata before you proceed.

What should a buyer verify about khata before paying?

Verify the khata type, the name on it and the e-Khata status before any money changes hands. The khata should match the property and the seller, and the e-Khata should exist because you now need it to register. Work through the checklist below so the civic record is in order before you commit.

1. Ask the seller for the current khata and confirm whether it is an A khata.
2. Check the khata is in the seller's name and matches the property details.
3. Confirm an e-Khata or electronic property identifier exists, since it is now needed to register.
4. For a B khata, understand the limits on loans, licences and resale before you agree a price.
5. Verify the property tax is paid and the khata reflects the correct area and owner.
6. If required, apply for the e-Khata on the official portal with Aadhaar and the documents.
7. After purchase, transfer the khata into your name to complete the civic record.

Working through these seven checks means the khata will not stall your registration and your ownership will be recorded cleanly in both the title and the civic systems. It is a step that has become non negotiable now that the e-Khata sits at the centre of every property registration in the city.

Frequently asked questions

Is a khata proof of ownership in Bengaluru?

No. A khata is a BBMP record that identifies a property for tax and civic purposes, not a title document. Your ownership flows from the registered sale deed and the chain of title. The khata sits alongside that as the municipal record you need for tax, permissions and, now, registration itself.

What is the difference between A khata and B khata?

An A khata marks a property that complies with building bylaws and regulations and can be freely taxed, mortgaged and transferred. A B khata marks a property with deviations or pending regularisation, and it carries limits on bank loans, building licences and clean resale, which usually shows up as a lower price and fewer buyers.

Is e-Khata mandatory for property registration in Bengaluru?

Yes. Since October 2024, an e-Khata has been required for property registration in Bengaluru, introduced to reduce fraudulent dealings. The sub registrar needs a valid e-Khata in place before a sale deed can be registered, so confirm it as part of your pre registration checks rather than discovering the gap on the day.

How do I apply for an e-Khata?

Apply through the official Karnataka portals using Aadhaar, with new applications on Sevasindhu and existing records on BBMP e-Aasthi. You submit documents such as the sale deed, encumbrance certificate and property details, pay a small service charge of about 40 rupees, and most applications are processed within a couple of days.

Last updated 2026-07-12. PropNewz Team.