e-Khata and the SAS-ID Under GBA: The Five Documents Every Bengaluru Buyer Should Demand Before Negotiating

Before you discuss price on a Bengaluru flat, there is a simpler test of whether a deal is worth pursuing: ask the seller for five documents and see how fast they arrive. A seller with a clean, transferable property can produce them quickly. One who stalls, or cannot produce a valid e-Khata, is showing you friction that will surface later at the bank or the sub-registrar. With e-Khata now mandatory for registration and transfer, and the SAS-ID driving property tax under the Greater Bengaluru Authority, documentation is no longer paperwork to sort out after agreeing a price. It is the first thing to check.

The short answer. e-Khata is mandatory for all Bengaluru property registrations, transfers and building-plan approvals (building plans from 1 July 2025), processed via e-Aasthi and auto-initiated through Kaveri 2.0 with Aadhaar e-KYC and a roughly 7-day objection window. Under the Greater Bengaluru Authority five-corporation framework, the SAS-ID drives property-tax computation. Mutation costs around 2 percent of registered value, and a clean transfer takes 30 to 45 days. B-Khata still restricts loans and resale.

What is e-Khata and the SAS-ID under GBA?

e-Khata is the digitised Khata record, the document that identifies a property and its owner for municipal purposes, now issued and managed through the e-Aasthi system. Citizen Matters explains the e-Khata process and its requirements for Bengaluru property owners. The SAS-ID, or Self Assessment Scheme ID, is the identifier used for property-tax computation under the Greater Bengaluru Authority's five-corporation framework. Together, a valid e-Khata and a current SAS-ID establish that a property is recorded, taxed, and, crucially for a buyer, transferable.

Which five documents prove a clean property?

Demand these before negotiating: first, the latest e-Khata extract, which confirms the municipal record; second, the SAS-ID with evidence that property tax is paid and current; third, the title deed with a clear ownership chain; fourth, a 30-year encumbrance certificate from Kaveri 2.0, which reveals any mortgages or disputes; and fifth, the Occupancy Certificate for apartments, confirming legal occupation. A seller who produces all five quickly is signalling a clean property. Delays or gaps in any of them are exactly the friction you want to identify before you commit.

How does the Kaveri 2.0 auto-mutation work?

Under the current system, mutation, the updating of the Khata record to reflect the new owner, is auto-initiated through Kaveri 2.0 after a property is registered, using Aadhaar e-KYC. Guides to the BBMP Khata transfer process describe the online workflow and documentation. There is a roughly 7-day objection window during which competing claims can be raised. For a buyer, this integration means the registration and mutation are more closely linked than before, but it also means any mismatch in records or identity can hold up the transfer, so accurate documentation matters.

A-Khata vs B-Khata: what changes for loans and resale?

A-Khata denotes a fully compliant property, eligible for loans and smooth resale. B-Khata denotes deviations or pending compliance, which banks often will not lend against. Confirm which applies before negotiating, because it directly affects your financing and your future buyer pool.

What does the builder land-khata bifurcation problem mean?

A specific issue arises in apartment projects. The land on which a project sits has its own Khata, and the builder is meant to bifurcate and transfer the land Khata into individual Khatas for each flat owner. Coverage of Khata registration in Karnataka notes the importance of this step. In practice, builders sometimes leave this incomplete, which can leave individual owners without a clean, separate Khata. For a buyer, this means asking specifically whether the builder has bifurcated and transferred the land Khata to individual flat owners, since a pending bifurcation is a real obstacle.

How long does transfer take?

A clean file typically takes around 30 to 45 days for the e-Khata transfer to complete, while cases with complications, such as record mismatches or objections, can run 60 to 90 days. The auto-mutation through Kaveri 2.0 and the roughly 7-day objection window are part of this timeline. For a buyer, the practical implication is to plan the purchase around this period rather than expecting an instant transfer, and to budget for a mutation fee of around 2 percent of the registered value as part of the transaction cost.

What should a buyer do step by step?

Start by asking for the SAS-ID and the latest e-Khata extract before negotiating, and cross-check the declared built-up area against the actual unit. Confirm whether the property is A-Khata or B-Khata. Pull a 30-year encumbrance certificate from Kaveri 2.0, and verify that property tax is current. Provision around 2 percent for the mutation cost, and for an apartment, confirm the builder has bifurcated the land Khata to individual owners. Working through these steps before agreeing a price protects you from the friction that otherwise surfaces at the worst possible moment.

Buyer checklist for e-Khata and SAS-ID in 2026

1. Ask for the SAS-ID and latest e-Khata extract before negotiating.
2. Cross-check the declared built-up area against the actual unit.
3. Confirm A-Khata versus B-Khata.
4. Pull a 30-year encumbrance certificate from Kaveri 2.0.
5. Verify that property tax is current.
6. Provision around 2 percent for the mutation cost.
7. Confirm the builder has bifurcated the land Khata to owners.

Frequently asked questions

Is e-Khata mandatory in Bengaluru?
Yes. e-Khata is now mandatory for property registrations, transfers and building-plan approvals in Bengaluru, processed through the e-Aasthi system and auto-initiated via Kaveri 2.0 with Aadhaar e-KYC. Building-plan approvals have required e-Khata from 1 July 2025. Without a valid e-Khata, you generally cannot register or transfer the property, so confirm it exists before you transact.

What is the difference between A-Khata and B-Khata?
A-Khata denotes a property fully compliant with regulations, eligible for home loans and smooth resale. B-Khata denotes properties with deviations or pending compliance, which banks often will not lend against and which are harder to resell. The practical effect is that B-Khata restricts your loan options and your future buyer pool, so confirm which one applies before negotiating.

How long does an e-Khata transfer take?
A clean file typically takes around 30 to 45 days for an e-Khata transfer, while cases with complications can run 60 to 90 days. The Kaveri 2.0 system auto-initiates mutation after registration, with a roughly 7-day objection window. Build this timeline into your purchase plan, and budget for a mutation fee of around 2 percent of the registered value.

What does the SAS-ID do?
The SAS-ID, or Self Assessment Scheme ID, is the identifier used for property-tax computation under the Greater Bengaluru Authority's five-corporation framework. It links the property to its tax record. For a buyer, confirming the SAS-ID and that property tax is current matters because unpaid dues and mismatched records can complicate the transfer and your future tax liability.

Last updated 29 May 2026. PropNewz Team.