As of mid-2025, over 5.3 lakh property owners in Bengaluru have already switched to the new e-Khata system. But, with nearly 25 lakh properties in the city under BBMP’s watch, many are still in the process of making the move. And here’s the kicker—from July 1, 2025, the law says you cannot complete property sales, registrations, or transfers without this digital certificate.

We’ve put together a handy blog for Bengaluru property owners that covers all you need to know about e-Khata — from why it’s now a must-have, what exactly e-Khata is and how it benefits you, who can apply, the documents you’ll need, the costs & timeline involved, plus common slip-ups to watch out for – to help owners navigate the digital property certificate smoothly and hassle free.

Why Getting Your e-Khata Matters Today More Than Ever

In simpler terms, think of e-Khata as your property’s official “digital ID card.”

• It’s now mandatory. No more old-school paper Khata certificates. Without e-Khata, your property can’t legally be sold, gifted, or registered.
• Lower property value. Buyers are cautious about properties without e-khata and reduces marketability due to legal verification risk.
• Stay clear with banks and buyers. Most banks now insist on an up-to-date e-Khata before giving loans or closing deals. Some NBFC’s or Banks may offer loans but with higher interest rates.
• Tax and utility troubles. You may not receive accurate tax demand and utility companies are also in process of mandating e-Khata for power, and water connections.

In short, if you want your property dealings to go smoothly and legally in Bengaluru, getting your e-Khata isn’t optional anymore—it’s essential.

So, What is e-Khata Exactly?

If you’ve heard the term but weren’t quite sure what it means, here’s the lowdown:

• It’s the digital version of your Khata certificate—the official document from BBMP proving you own a property, and showing details like size, location, GPS coordinates and tax payments.
• Every property gets an exclusive 10-digit electronic property ID (called E-PID). This unique code means no two properties get mixed up or double-recorded.
• It links your ownership with key documents like your sale deed, layout approvals, occupancy certificates and more.

And best of all, you can access it online anytime via the official BBMP “e-Aasthi” portal to track and pay taxes and update details as needed. No more waiting in queues.

(Sample image of how does an e-Khata looks like)

Who is eligible to get e-Khata?

Most Bengaluru property owners are, but here’s who can apply:

• Individuals who own properties inside BBMP limits—residential, commercial, industrial, or mixed-use.
• Joint owners, legal heirs, Power of Attorney holders, and authorized company reps.
• Must own a property with an existing Khata (A-Khata or regularized B-Khata).
• Property taxes paid up to date, no pending dues or legal disputes on the property.
• You need to be at least 18 years old and preferably a Bengaluru resident (or have a local representative).

What Documents Will You Need?

Gather these before applying—having everything ready will speed up your process:

• Registered Sale deed: Your ownership proof.
• Latest property tax receipts: Usually, 3 to 5 years of payment records.
• Encumbrance Certificate (EC): Shows no legal liabilities on the property.
• Approved building/layout plans & occupancy certificate (if applicable).
• Photo ID and address proof: Aadhaar and PAN cards are common, but passports work too—especially for NRIs.
• Property photos and utility (BESCOM) connections details: For utility linkages
• NOC from bank or housing society: If your property is mortgaged or under society rules.
• Power of Attorney documents: If you are applying through someone else.

Special Tips for NRIs

If you’re living abroad and own property in Bengaluru, here’s what you need to know:

• You can use your passport as your primary ID proof; Aadhaar is optional.
• Overseas address proofs like a foreign utility bill, bank statement, or driving license are accepted.
• The Power of Attorney (PoA) is your friend—if you can’t handle the online process yourself, authorize someone trustworthy in Bengaluru to apply for you using a notarized and apostilled PoA.
• Make sure names and addresses match exactly across all documents to avoid delays.

What are the costs and timeline?

The cost of conversion to e-Khata has the following components based on Khata status. All the cost components are shown below, though for A-Khata properties the charges are very minimal:

Application Fee: ₹100-500, depending on authority (BBMP, BMRDA, Panchayat)

Document Processing Charges: ₹0-₹500 (BBMP, BMRDA, Panchayat)

Additional charges for non A-Khata properties

Khata Transfer Fee: 2% of Stamp Duty (minimum ₹500), applicable for khata transfer.

Betterment or Improvement Charges: ₹200-₹250 per sqft, applicable when converting from B-Khata. Based on authority and weather property is part revenue layout, unauthorized layout, or converted land.

Once the application is submitted, BBMP promises a 2-day turnaround, realistically it can take 10 to 30 days depending on document verification, backlog and technical glitches. Additionally as many people are applying for e-Khata through special drives and campaigns, there would be some wait period at the service centre.

Common mistakes that cause delays

• Missing papers: Even one absent document can delay your application by weeks.
• Mismatch across documents: Differences in names, property measurements, addresses, or document details across papers delay approval and may require corrections from sub-registrar’s office or banks.
• Poor quality scans: Blurry or cropped photos may be rejected—scan clearly!
• Unregularized properties: B-Khata or revenue land which is not yet regularized will be held up for e-Khata until legal compliance is proved.
• Ignoring PoA rules (for NRIs): Overseas owners often overlook Indian legal process for PoA, resulting in rejected or delayed applications.
• Technical portal issues: Occasionally, the online system faces glitches due to portal downtimes, overload, payment failure etc. Don’t worry the status can be tracked through Sakala or Sahaaya initiatives of the government.

In a nutshell: Don’t Delay, Digitize!

e-Khata is here to stay—and it’s your property’s new best friend that simplifies ownership, taxes, and transfers while protecting your legal rights.

If you want hassle-free property dealings in Bengaluru, don’t wait for deadlines or complications. Gather your documents, check your eligibility, and get started on applying for your e-Khata today or consult experts like Settlin.

At Settlin, we simplify Khata transfers, conversions, and legal support—delivering a hassle-free experience entirely from the comfort of your home. With over a decade of expertise and more than 10,000 property documents successfully managed, our skilled team understands every detail of the process. Trust us to provide a seamless, transparent journey from beginning to end.