Karnataka Expands e-Khata Initiative: Over 6.5 Lakh Properties Across Bengaluru Districts Now Eligible for Digital Records

The Karnataka government has announced a major expansion of its e-Khata digitisation program, bringing transparency and efficiency to property ownership records across Bengaluru Urban, Rural, and South districts. The initiative is expected to benefit lakhs of property owners by streamlining transactions, enhancing legal clarity, and improving access to essential municipal services.

Property owners, prospective buyers, and those seeking to convert their B-Khata to A-Khata status now have a comprehensive pathway to regularise their holdings through the state's digital platform.

Understanding Khata: The Foundation of Property Ownership in Karnataka

A Khata serves as an official record maintained by civic authorities that validates property ownership and associated tax obligations. This document is crucial for paying property tax in India, securing building permits, obtaining home loans with competitive interest rates, and executing legal property transactions.

The state recognizes two distinct categories of Khata. A-Khata represents fully legalised properties with all necessary approvals, making them eligible for construction, resale, and loan applications. B-Khata properties, on the other hand, have certain irregularities or lack complete approvals, which creates limitations on resale, construction activities, and loan eligibility.

The e-Khata digital property certificate represents the electronic version of this ownership record, stored and managed through Karnataka's e-Swathu portal, significantly reducing bureaucratic hurdles and improving accessibility.

Latest Government Initiative: Scope and Coverage

Under the ongoing digitisation and regularisation drive, Karnataka's Rural Development and Panchayat Raj Department has revealed that approximately 6.5 lakh property owners qualify for e-Khata in this phase.

The department also confirmed that 8.2 lakh properties in Bengaluru Urban already possess e-Khatas, while 2.7 lakh properties are currently listed for regularisation. This phase represents one of Karnataka's most extensive digital property record updates.

New Regulations Effective November 1, 2025: Key Changes

Mandatory e-Khata Before A-Khata Conversion

The state has introduced a requirement that property owners with B-Khata status must first obtain an e-Khata before upgrading to A-Khata. This rule applies across all BBMP and gram panchayat jurisdictions throughout the state.

Eligibility Requirements

Properties must meet specific conditions to qualify for the conversion process. Only properties with a plot size up to 21,527 square feet that adjoin a public road are eligible for the regularisation initiative.

Fee Structure

Converting to A-Khata involves financial obligations. Property owners must pay five percent of the guidance value as a conversion fee, along with additional charges for land mutation and map approval processes.

Aadhaar-Based Digital Mutation

BBMP has introduced a fully digital property ownership transfer system that allows buyers and sellers to transfer property via Aadhaar authentication. The system features online submission, a seven-day public objection period, and eliminates the need for physical office visits.

Action Steps for Property Owners

Property owners looking to regularise their holdings or apply for e-Khata should follow a systematic approach. Begin by checking current Khata status through the e-Swathu or BBMP property portal. Verify eligibility by ensuring the property falls within the plot-size limit and is adjacent to a public road.

Property owners can apply for e-Khata online through the designated portal or visit the nearest office for clarification if needed. Once approved, eligible owners may initiate A-Khata conversion. All applications can be tracked online, and owners should maintain receipts and documents throughout the process.

For ownership transfers, utilise the Aadhaar-based mutation portal and monitor the seven-day objection window carefully.

Potential Challenges in the Process

While the government has digitised most procedures, several property owners have reported delays in application processing, particularly when records contain discrepancies or incomplete information. Some areas continue to experience manual verification backlogs.

Authorities advise property owners to ensure all documents—including sale deeds, tax receipts, and layout approvals—are updated and digitised before initiating e-Khata requests to avoid complications.

Benefits of e-Khata Regularisation

Obtaining an e-Khata extends beyond bureaucratic compliance, opening doors to multiple benefits. The system establishes legal clarity of ownership and creates eligibility for home loans and construction approvals. Properties with valid e-Khatas experience easier transfer and inheritance processes, improved resale values, and better access to urban amenities and municipal services.

Without a valid e-Khata, owners may face loan rejections, resale hurdles in both new and resale property markets, and legal ambiguity over property rights.

Final Assessment

Karnataka's e-Khata expansion represents a significant step toward greater transparency, digitisation, and accountability in property ownership. For Bengaluru's real estate market and surrounding districts, this initiative is expected to formalise lakhs of properties and bring more of the informal market into the legal framework.

Property owners with B-Khata status or uncertain documentation are advised to act promptly. Beginning the e-Khata process now will help clarify ownership status and unlock the full legal and financial value of their property holdings.

Disclaimer: This article is for informational purposes only and should not be considered legal or financial advice. Property owners are advised to verify all information with official government sources and consult qualified professionals before making decisions regarding property documentation, conversion processes, or any legal matters related to property ownership. Regulations and procedures may change, and readers should confirm current requirements with the relevant authorities before proceeding with any applications or transactions.