e-Khata in Bengaluru: How to Apply and Download

Short answer: To apply for an e-Khata in Bengaluru, you must use the Sakala Online Services portal. This applies to all properties within Bruhat Bengaluru Mahanagara Palike (BBMP) limits. You need to register on the portal, fill out the application for Khata transfer or registration, upload scanned copies of your property documents (like sale deed and tax receipts), and pay the prescribed fee online. The e-Khata is a digitally signed version of the A-Khata.

What is an e-Khata and why is it important?

An e-Khata is a computerised and digitally signed version of a property's Khata, issued by the BBMP. It serves as an official record of the property, identifying the owner for the purpose of property tax payment. Holding a valid e-Khata is crucial as it is essential for obtaining building plan approvals, securing bank loans against the property, applying for utility connections (water and electricity), and legally selling the property. It is, for all practical purposes, the current form of the 'A-Khata'.

How is e-Khata different from A-Khata and B-Khata?

An e-Khata is essentially the digital format of an A-Khata, while a B-Khata signifies a property with legal irregularities. The BBMP has digitised all A-Khatas into e-Khatas. A B-Khata holder can only pay property tax but cannot legally construct on the property or obtain trade licences. For a detailed comparison, see our guide on A-Khata vs B-Khata in Bengaluru.

Feature	e-Khata (A-Khata)	B-Khata
Legal Status	Legally valid property with all approvals.	Property with irregularities (e.g., in unapproved layout, DC converted land with deviations).
Property Tax	Can pay property tax to BBMP.	Can pay property tax to BBMP.
Building Loans	Banks and financial institutions grant loans.	Cannot secure bank loans.
Building Plan Sanction	Can obtain building and construction permits.	Cannot obtain permits for construction.
Trade Licence	Can be obtained for commercial properties.	Cannot be obtained.
Sale/Transfer	Smooth and legal transfer of ownership.	Difficult to sell; transfer is not straightforward.

What documents are required for an e-Khata application?

You must have clear, scanned copies of all necessary documents before starting the online application. The specific list may vary based on how you acquired the property (purchase, gift, inheritance), but the core documents are consistent.

Checklist of Documents for e-Khata (after property purchase):

• Application Form: Duly filled out on the Sakala portal.
• Sale Deed: Notarised or registered copy of the title deed in your name.
• Previous Title Deeds: A chain of title documents (mother deeds) to establish the flow of ownership.
• Tax Receipts: Proof of property tax paid up to the latest period by the previous owner.
• Encumbrance Certificate (EC): A recent EC from the sub-registrar's office, ideally for the last 15-30 years. Learn more about the Encumbrance Certificate in Karnataka.
• Previous Khata Certificate: The Khata certificate and extract of the previous owner.
• Identity Proof: Aadhar card or PAN card of the applicant.
• Layout/Building Plan Approval: Copy of the plan sanctioned by the relevant authority (e.g., BDA, BMRDA).
• Improvement Charges Receipt: Proof of payment of betterment charges, if applicable.

How do I apply for an e-Khata online?

The entire process is handled through Karnataka's Sakala portal, designed to provide time-bound government services.

1. Visit the Sakala Portal: Go to the official Sakala Online Services website (sakala.kar.nic.in).
2. Register/Login: Create an account if you are a new user, or log in with your existing credentials.
3. Select Service: Navigate to the 'Revenue Department' and select 'BBMP' as the department. Choose the service 'Application for Khata Registration' or 'Application for Khata Transfer'.
4. Fill Application Form: Enter all required details accurately, including your personal information and property details (address, PID number, etc.).
5. Upload Documents: Scan and upload all the documents from the checklist above. Ensure the scans are clear and legible.
6. Pay Fees: The portal will calculate the Khata fee (typically 2% of the stamp duty paid on the sale deed). Pay this fee online through the available payment gateway options.
7. Submit and Get Sakala Number: After successful submission and payment, you will receive a Sakala Acknowledgement Number. This number is crucial for tracking your application status.

How can I download my e-Khata certificate?

Once your application is processed and approved by the BBMP Assistant Revenue Officer (ARO), you can download the digitally signed e-Khata documents.

1. Visit the BBMP Website: Go to the official BBMP property tax portal (bbmptax.karnataka.gov.in).
2. Navigate to Downloads: Look for an option like 'Download' or 'e-Khata'.
3. Enter Details: You will need to enter your Property Identification (PID) number or the Sakala application number.
4. Download: You can then view and download the e-Khata certificate and e-Khata extract. These are digitally signed documents and do not require a physical signature or seal.

Worked example

Anjali recently purchased a 2BHK flat in Whitefield, Bengaluru, for ₹90 lakh. Her sale deed was registered, and she now needs to get the Khata transferred to her name. Here are the steps and costs involved:

1. Property Value: ₹90,00,000
2. Stamp Duty Paid: In Karnataka, stamp duty is 5.6% (including cess and surcharge) of the market value.
   Stamp Duty = 5.6% of ₹90,00,000 = ₹5,04,000
3. Registration Fee Paid: 1% of the property value. Registration Fee = 1% of ₹90,00,000 = ₹90,000
4. Khata Transfer Fee Calculation: The BBMP charges a fee of 2% on the stamp duty paid. Khata Fee = 2% of ₹5,04,000 = ₹10,080
5. Application Process: Anjali gathers her sale deed, previous owner's tax receipts, and the EC. She logs into the Sakala portal, fills the 'Khata Transfer' application, uploads the documents, and pays the ₹10,080 fee online. She receives a Sakala number to track her application. Within the stipulated 30-35 working days, the BBMP official verifies the documents and approves the transfer. Anjali can then download her e-Khata from the BBMP portal.

Common mistakes

1. Incomplete Documentation: Failing to upload all the required documents, especially the complete chain of title deeds, is the most common reason for rejection.
2. Applying for B-Khata Property: You cannot get an e-Khata (A-Khata) for a B-Khata property directly. The property must first be regularised, if possible under a government scheme, a process known as conversion. This often involves paying betterment charges.
3. Outstanding Property Tax Dues: Ensure the previous owner has cleared all property tax dues. Your application will not be processed if there are arrears.
4. Incorrect Jurisdiction: Applying to the BBMP for a property that falls outside its jurisdiction (e.g., under a local panchayat) will lead to rejection.
5. Poor Quality Scans: Uploading blurry or unreadable documents can cause delays or rejection.
6. Mismatch in Details: Any discrepancy between the details in the sale deed and the application form can be a red flag for the verifying officer.

How SP & SC helps

Navigating property paperwork can be complex. SP & SC Legal offers end-to-end assistance with all your property-related legal needs. Our services include thorough property title verification, document sourcing (like Encumbrance Certificates), and meticulous preparation and filing of your e-Khata application. We ensure your application is complete and accurate, minimizing the chances of rejection and saving you valuable time. We manage the entire process on your behalf, from document review to the final download of your e-Khata.

Frequently asked questions

How long does it take to get an e-Khata?

As per the Sakala scheme, the stipulated time for Khata transfer or registration is typically 30 to 35 working days from the date of application, provided all documents are in order.

Is my Sakala number the same as my Khata number?

No. The Sakala number is a temporary acknowledgement number used to track the status of your application. The Khata number is a permanent identification number for your property, which is part of the Property Identification Number (PID).

What if my e-Khata application is rejected?

If your application is rejected, the BBMP will provide a reason. You must rectify the specified issue (e.g., provide a missing document, clear tax dues) and re-apply on the Sakala portal.

Can I get an e-Khata for an agricultural land?

No, e-Khata is issued by the BBMP for non-agricultural properties within its jurisdiction. Agricultural land records are maintained by the Revenue Department through documents like RTC (Pahani).

How do I check the status of my e-Khata application?

You can track your application on the Sakala portal using the Sakala Acknowledgement Number you received upon submission. The status will show if it is in progress, approved, or requires further action.

Get a fixed-fee quote

Dealing with property document procedures can be overwhelming. Let our experts handle it for you. Share your property documents with us, and we will provide a written, fixed-fee quote for our services. We manage the entire process end-to-end, from due diligence to securing your e-Khata. Contact SP & SC or WhatsApp us at +91 90356 74566.