Document Guide · Karnataka

How to Check Khata Extract in Karnataka — Complete Guide 2026

A Khata Extract is Karnataka's official municipal property record, issued by BBMP or local authorities, confirming ownership details, tax assessment, and property dimensions. In Karnataka, A Khata means full compliance; B Khata means no bank loan and no Occupancy Certificate. This guide covers every step of getting, reading, and verifying your Khata Extract in 2026.

Quick Reference

Also calledE-Aasthi / E-Swathu / BBMP Khata

Issued byBBMP / Municipality / Gram Panchayat

Valid forUntil ownership or property details change

Cost₹100 (extract copy); ₹125 (e-Khata download fee)

Time takenInstant if records are digitised; 15–60 days for new or transfer applications

Online portalbbmpeaasthi.karnataka.gov.in

What is Khata Extract in Karnataka?

Definition

A Khata Extract is an official document issued by Karnataka's municipal authority BBMP for Bengaluru, the respective city municipal council elsewhere recording a property's ownership details, physical dimensions, tax assessment history, and land use. It derives its authority from the Karnataka Municipal Corporations Act and related property taxation rules.

A Khata Extract is not proof of legal title. The registered sale deed remains the primary ownership document. What the extract confirms is that the property has been entered in the municipal register, that taxes are being assessed correctly, and that the recorded owner matches the person presenting the sale deed. Banks, sub-registrars, and building plan authorities cross-check the extract before processing any application. If the names or dimensions in the extract differ from the sale deed, they will ask for corrections before moving forward.

In Karnataka, every property falls under one of two categories: A Khata or B Khata. A Khata means the property complies with all building regulations, zoning norms, and municipal approvals. B Khata means the property has some form of non-compliance missing approvals, unauthorised construction, or revenue land not converted for residential use. The Karnataka High Court ruled in December 2014 that B Khata properties hold no legal standing for ownership transfers, loan eligibility, or building permissions. Paying property tax on a B Khata property does not make it legal.

State-specific note: In Karnataka, B Khata properties cannot get Occupancy Certificates, home loans from nationalised banks, or building licences. Confirm A Khata status before you sign any agreement.

How to Get Khata Extract in Karnataka

For Bengaluru properties, use the BBMP e-Aasthi portal; for Gram Panchayat land, use eSwathu. Keep your property ID or Khata number, a soft copy of your sale deed, and the latest tax receipt ready before you start.

Online method (recommended)

Open the official portal Go to bbmpeaasthi

karnataka.gov.in. Register with your Aadhaar-linked mobile number and verify via OTP. Do not use third-party portals claiming faster processing they charge extra for a service you can do directly at no premium.

Have your ePID (electronic Property ID) ready. Find it on any previous tax receipt or demand notice.

Search your property Log in and select "Khata Services

" Enter your district, ward, and property ID or Khata number. The system displays your draft or final e-Khata record.

Verify the displayed details Check that the owner name, property dimensions, ward, and survey or site number match your registered sale deed exactly

Any mismatch must be corrected before downloading the final document.

Download the PDF Pay the ₹125 download fee through the portal's payment gateway

The system generates a digitally signed e-Khata PDF with a QR verification code. Save both a digital and a printed copy.

Download the "Final e-Khata," not the "Draft." Banks and sub-registrars reject draft copies.

Offline method (Sub-Registrar Office)

Identify your ward office Every BBMP ward has an Assistant Revenue Officer (ARO) office

Find yours via the BBMP website or by calling 080-22975555. Carry your sale deed, latest property tax receipt, and a government-issued ID.

Submit the application form Fill the Khata Extract request form at the ARO office

Attach photocopies of all documents. The ARO verifies the property in their register before issuing the extract.

Pay the prescribed fee The Khata Certificate copy costs ₹25; the Khata Extract costs ₹100 per copy

Obtain an official BBMP receipt not a handwritten acknowledgement.

Collect the document Processing typically takes two to seven working days for straightforward requests

Cross-check every field against your sale deed before leaving the office.

If delay exceeds the Sakala service timeline, file an online grievance at the BBMP Sakala portal.

What Does Khata Extract Contain in Karnataka?

The e-Khata extract consolidates property identity, ownership, and assessment data into one QR-verified document.

Field	What it means	What to check
Property ID / ePID	Unique municipal identifier for this property	Must match the number on your tax receipt
Owner Name and Address	Recorded owner's full name and address	Must match your registered sale deed exactly
Property Location	Ward, zone, district, and site or survey number	Verify survey number against the RTC (Pahani) record
Land Extent and Dimensions	Total area in square feet or square metres	Cross-check with the sale deed's schedule of property
Annual Rental Value (ARV)	Assessed value used to calculate property tax	Confirm accuracy; a wrong ARV affects your tax liability
Usage Type	Residential, commercial, or mixed	Wrong usage type will get your building plan rejected
Tax Assessment History	Year-wise tax levied and paid	Confirm zero arrears before completing the purchase

Good sign: The e-Khata PDF carries a QR code, a digitally valid signature, and shows A Khata in the Kannada header. Owner name, property dimensions, and survey number all match the registered sale deed without variation.

Common Issues With Khata Extract in Karnataka

The e-Khata extract consolidates property identity, ownership, and assessment data into one QR-verified document.

B Khata sold as A Khata

Sellers present a Khata extract without disclosing the B category. Buyers find out only when the bank rejects the loan or the sub-registrar flags the record. The Karnataka High Court's 2014 ruling makes B Khata non-transferable without full rectification, meaning you inherit every unresolved liability.

Fix: Log into bbmpeaasthi.karnataka.gov.in, enter the ePID, and check whether the Kannada header reads A or B before signing any agreement.

Name mismatch between Khata and sale deed

Minor spelling differences or name order variations between the extract and the sale deed cause rejections at loan processing and registration. Banks require exact name consistency across all documents. Even a missing middle name has delayed transactions.

Fix: File a correction request on the BBMP e-Aasthi portal with both documents attached. Track status using the application reference number. Correction timelines run 15 to 60 days.

Fake Khata Extract

Fraudsters create forged BBMP Khata documents with fabricated Khata numbers. At least one documented case involved a Release Deed registered against a non-existent Khata number the buyer required civil court proceedings to cancel it. RTI responses from BBMP have confirmed that specific Khata numbers simply do not exist in their records.

Fix: Verify the Khata number directly on bbmpeaasthi.karnataka.gov.in before paying any advance. Never accept a photocopy or WhatsApp-forwarded PDF as verification.

Agricultural land without DC conversion

Agricultural land must be converted by the District Commissioner under Section 95 of the Karnataka Land Revenue Act before it can receive a Khata. Sellers sometimes present panchayat tax receipts as a substitute. Without DC conversion, BBMP will not issue a Khata, and the property cannot be legally used for residential construction.

Fix: Ask for the DC Conversion Order. No conversion order means the land cannot legally get an A Khata do not proceed.

Draft e-Khata presented instead of final

The e-Aasthi portal shows a "draft" e-Khata before verification is complete. Many buyers download this draft and present it to banks or sub-registrars. Official processes require the final QR-verified version only.

Fix: The document header must read "Final e-Khata" and carry a QR code that scans correctly on the BBMP portal.

Builder's Khata not bifurcated for flat buyers

Many builders in Bengaluru have not bifurcated the land Khata to individual flat owners. The land Khata stays in the builder's name, leaving flat buyers without a personal e-Khata. Banks flag this during loan processing or resale.

Fix: Before buying any flat, confirm the builder has completed individual Khata bifurcation for your specific unit. Ask for the individual e-Khata, not the parent land Khata.

Why Khata Extract Matters for Land Buyers in Karnataka

Four specific reasons why skipping this document creates risk you cannot fix after registration.

📋

Bank loan eligibility No nationalised bank will process a home loan against a B Khata property

The Karnataka High Court's 2014 ruling removed legal ownership status from B Khata properties entirely. Even private banks and NBFCs that do lend on B Khata charge higher rates and stricter conditions. Confirming A Khata status before purchase protects every financing option you have.

⚠

Construction and occupancy rights A Khata is mandatory for obtaining a building plan approval from BBMP

Without plan approval, no Occupancy Certificate can be issued. Without an OC, the building is technically unauthorised and every subsequent buyer inherits the same compliance problem. Buying A Khata land removes this bottleneck at every future stage.

🏦

Property tax and title chain clarity The Khata extract establishes a clean ownership chain in BBMP's records

If you do not transfer the Khata to your name after purchase, BBMP keeps issuing tax demands in the previous owner's name. This causes problems during resale, inheritance, and any dispute where BBMP records are used as evidence.

🔍

Karnataka-specific: e-Khata mandatory from October 2024 From October 2024, the Karnataka government made e-Khata mandatory for all property transactions in Bengaluru

From July 2025, BBMP made e-Khata submission compulsory for all online building plan applications. A property without a verified, final e-Khata is now effectively non-transactable in the formal market.

Red flag: If the seller cannot produce a final e-Khata with a working QR code, or asks you to trust the photocopy for now, stop the transaction. Verification takes minutes; unwinding a bad purchase takes years.

For Land Owners & Agents

Looking to sell your land in Karnataka?

I want to sell my land in Karnataka10:32 Plz share your Land's location - We will list it on 1acre map, for Free.10:32

List via WhatsApp

For Land Buyers

Browse 1,100+ verified lands & plots in Karnataka

View All Lands

Every listing goes through our Preliminary Verification Process.

Frequently Asked Questions

What is Khata Extract in Karnataka and why do buyers need it?

A Khata Extract is issued by BBMP or the local municipal authority and records a property's owner name, dimensions, usage type, tax assessment, and ward details. Buyers need it to confirm A or B Khata status, satisfy the sub-registrar at registration, and meet the bank's documentation requirement before any loan is processed.

What is the difference between a Khata Certificate and a Khata Extract in Karnataka?

A Khata Certificate confirms a property is registered with the local body for tax purposes. A Khata Extract gives the detailed particulars dimensions, assessed value, and usage type. Since July 2025, BBMP's unified e-Khata PDF combines both into one digitally signed document, so the final e-Khata now satisfies both requirements together.

Is Khata Extract required for property registration in Karnataka?

Yes. Both the Khata Certificate and the Khata Extract are required for property registration in Karnataka. Sub-registrars verify municipal records before completing any sale. If the Khata remains in the seller's name without transfer, it creates a title chain gap that can delay or block registration.

Can I download Khata Extract online in Karnataka?

Yes. For Bengaluru properties, visit bbmpeaasthi.karnataka.gov.in, log in with your Aadhaar-linked mobile, enter your ePID, and download the final digitally signed e-Khata PDF for ₹125. For Gram Panchayat properties, use eswathu.karnataka.gov.in with your Form-9 or Khata number to access the same document.

What happens if I buy a B Khata property in Karnataka?

You will not qualify for a home loan from any nationalised bank. Building licences, trade licences, and Occupancy Certificates are all blocked. The Karnataka High Court ruled in 2014 that B Khata carries no legal ownership standing for transfers. Conversion to A Khata requires DC conversion, betterment charge payment, and full compliance all at the buyer's cost.

How do I verify if a Khata Extract from a seller is genuine?

Enter the ePID or Khata number at bbmpeaasthi.karnataka.gov.in. If the property does not appear, the document is fake. Scan the QR code on the e-Khata PDF a genuine final e-Khata resolves to a verified BBMP portal page. Never accept a photocopy or forwarded PDF without running this check on the official portal yourself.

What is e-Khata and how is it different from a manual Khata in Karnataka?

E-Khata is the digital property record on BBMP's e-Aasthi portal, carrying a digital signature and a QR code that makes it tamper-evident. A manual Khata is a paper-based ledger entry at the ward office. From October 2024, BBMP made e-Khata mandatory for all transactions manual Khata copies are no longer accepted for registration or building plan applications in Bengaluru.

Does a Khata Extract confirm there are no legal disputes on the property?

No. The Khata Extract shows municipal records only ownership, tax assessment, and property details. It does not reveal mortgage history, encumbrances, or litigation. For that, you need a separate Encumbrance Certificate from the Kaveri 2.0 portal. Always read both documents together before committing to any land purchase in Karnataka.

Other Related Guides

Karnataka

E-Swathu Karnataka: Form 9 and Form 11B Guide 2026

E-Swathu Karnataka guide: download Form 9 and Form 11B from eswathu.karnataka.gov.in, verify GP-area ownership, spot A Khata vs B Khata risks before you buy.

Read guide →

Karnataka

BBMP Property Tax Receipt Bangalore: Complete Guide 2026

BBMP property tax receipt proves all dues are cleared on a Bangalore property. Unpaid arrears block Khata transfer. Verify online before you buy full guide here.

Read guide →

Karnataka

Revenue Court Case Karnataka Land Buying: Complete Guide 2026

Check RCCMS Karnataka before buying land. A pending revenue court case on any survey number blocks mutation and puts your entire investment at risk. Here's how to verify.

Read guide →

Karnataka

Tippan Karnataka: Land Boundary Verification Guide 2026

Tippan Karnataka guide: what it records, how to get it from Bhoomi or SSLR office, what each field means, and how to use it to stop boundary disputes before you buy.

Read guide →

Karnataka

Legal Heir Certificate Karnataka 2026: Complete Guide

Learn how to get a Legal Heir Certificate in Karnataka via Nadakacheri, documents needed, fees, and why every heir must sign or give NOC before any land sale.

Read guide →

Karnataka

Land Use Certificate Karnataka BDA: Complete Guide 2026

Land Use Certificate Karnataka guide: check BDA zone codes under RMP 2015, verify before commercial purchase, apply for CLU online, and avoid demolition risk in Bangalore.

Read guide →

View all guides →