On this page
- Why the transfer matters
- Who handles it now
- Route 1: automatic mutation after registration
- Route 2: apply for khata transfer on e-Aasthi
- Documents you will need
- What it costs: a worked example
- How long it takes
- If you bought with a home loan
- Why applications get stuck
- After the khata is in your name
- Frequently asked questions
The registration went well. You have the sale deed in your name, the keys are in your hand, and the first property tax notice of the year arrives. It is addressed to the seller.
That is because registering a sale and updating the city's property records are two separate steps. The second one is called khata transfer, or mutation. This guide covers how it works in Bengaluru after you buy, what it costs and how long it takes as of November 2026. If you want to understand what A-Khata, B-Khata and e-Khata mean in the first place, read our separate explainer on those; this post picks up after the sale.
Why the transfer matters
A khata is the city's record of who owns a property and who pays tax on it. It does not prove title on its own (your registered sale deed does that), but almost everything after the sale depends on it.
- Property tax gets billed in your name, so you have a clean payment record.
- Electricity and water connections need the khata in your name before they can be moved to you.
- Resale: in Bengaluru, a property cannot be registered without a valid e-Khata, so your future buyer will need yours.
- Loans: lenders ask for it for a top-up loan, a balance transfer, or a loan against property.
- Building approvals: any repairs or additions that need a permit will ask for it.
Who handles it now
Bengaluru's civic body, BBMP, was replaced in September 2025 by the Greater Bengaluru Authority (GBA) and five city corporations. Your khata and property tax records now sit with whichever corporation covers your area. Existing e-Khatas stay valid, and the online route is still the e-Aasthi portal.
Outside city limits, the path is different: gram panchayat properties use the e-Swathu system, and town municipal areas have their own e-Aasthi records. Sites allotted directly by the BDA first need the BDA's own records changed.
Route 1: automatic mutation after registration
Kaveri, the registration system, and e-Aasthi are now linked. When both buyer and seller complete Aadhaar-based verification and the details match the e-Khata record, the transfer can be approved automatically if nobody objects within a short notice period (reported as seven days). Disputed or mismatched cases go to an officer.
In practice, do not assume it has happened. About two weeks after registration, log in to e-Aasthi, search for your property and check whose name shows. If it is yours, download the updated e-Khata. If not, use Route 2.
Route 2: apply for khata transfer on e-Aasthi
- Gather your property ID (ePID) from the old e-Khata or tax receipt, and your registered sale deed number.
- Log in to e-Aasthi using your Aadhaar-linked mobile number and OTP.
- Choose the khata transfer option and find the property by its ID.
- Upload documents (listed below) as clear scans.
- Pay the fee online and save the receipt.
- Wait for verification. An official checks the papers, and a public notice period for objections usually follows.
- Track and download. Follow the status (submitted, pending verification, approved or rejected) online, and download the new e-Khata once approved.
Documents you will need
- Registered sale deed in your name
- Seller's e-Khata, or khata certificate and extract
- Latest property tax paid receipt, with no arrears
- Encumbrance certificate (downloadable from Kaveri)
- Aadhaar and PAN of all buyers
- For a new flat from a builder: occupancy certificate, and the individual e-Khata for your flat (not just the project's master khata)
- For a resale flat: a no-dues letter from the apartment association helps, though it is not always demanded
Since July 2025, builders in Bengaluru have been required to get an e-Khata for each flat before handing it over, so buyers of new flats should not have to create one from scratch. If your builder has not done this, raise it before registration, not after.
What it costs: a worked example
The khata transfer fee is commonly given as 2% of the stamp duty you paid on the sale deed, plus small charges for the application, the certificate and the extract. Check the exact figure on the payment page, as it can change.
Say you bought a flat for ₹90 lakh and paid stamp duty of ₹4.5 lakh (5%). The transfer fee would be about ₹9,000, plus a few hundred rupees in processing and download charges. On a ₹1.5 crore flat with ₹7.5 lakh stamp duty, it would be around ₹15,000. Any unpaid property tax or penalties on the property get added on top, which is why clearing the seller's dues before registration matters.
How long it takes
- Automatic mutation: can be done within a couple of weeks of registration when Aadhaar details match.
- Online application: the official service timeline is around 30 working days, and clean cases often finish sooner.
- Problem cases: older manual khatas, area mismatches or objections can stretch it to two or three months.
Apply within the first month or two of registration. The longer you wait, the more likely a tax cycle or record change complicates things.
If you bought with a home loan
Your lender keeps the original sale deed until the loan is closed, so you apply for the khata transfer using a scanned copy or the registered copy downloaded from Kaveri. That is normal and accepted. Many lenders also list the updated e-Khata as a document you must submit after disbursement, often within a few months. Check your sanction letter for the deadline, and send the bank a copy as soon as the new e-Khata is issued so it does not turn into a reminder letter or a penalty.
If you are buying jointly, make sure every co-owner named on the sale deed also appears on the khata, with names spelt the same way. Fixing a missing co-owner later means another application.
Why applications get stuck
- Name mismatch between the sale deed, Aadhaar and the khata record
- Property tax arrears left by the seller
- Area mismatch: the built-up area on the deed differs from the khata
- Wrong or duplicate property ID, especially where an old manual khata also exists
- B-Khata somewhere in the ownership chain
- An objection raised during the notice period
One warning: if the property already has an older manual khata, do not try to open a fresh record. Duplicate records are treated seriously. Ask for the existing one to be transferred or migrated instead.
After the khata is in your name
- Pay the next property tax instalment in your name and keep the receipt.
- Move the electricity connection to your name with BESCOM.
- Move the water connection with BWSSB, or update your details with the apartment association if water is a bulk connection.
- Give your lender a copy of the new e-Khata if they asked for it as a post-disbursement document.
Frequently asked questions
Is khata transfer compulsory?
There is no fine for a short delay, but without it you cannot pay tax in your name, move utilities, or sell the property easily. Treat it as part of buying the flat.
Can I do it without visiting an office?
Yes, for most straightforward purchases inside city limits. The corporation's revenue office handles cases with old records, inheritance or portal problems.
What if the seller's khata was a B-Khata?
Then the transfer gets more complicated, and the property's legal status needs checking first. Ideally this is sorted before you buy. A property lawyer can tell you what applies in your case.
Does the fee get refunded if my application is rejected?
Generally no. Check your documents carefully before you pay, especially names and the property ID.
If you are buying in Bengaluru and want the khata, tax and title papers checked before you commit, Skyros Estates can help with document checks as part of your purchase.
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