BBMP e-Aasthi Portal: Login, e-Khata Download & Status Guide

Published: 4 September 2026 | Updated on: 4 September 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

What is the e-Aasthi portal?

e-Aasthi (ಇ-ಆಸ್ತಿ, "digital property") is the property record platform introduced by BBMP and now operated under the Greater Bengaluru Authority (GBA) after the 2025 civic reorganisation. It replaces the older khata registers with a single digital record per property, tied to a unique electronic Property ID (ePID). Where the earlier khata system captured 18 information types, the e-Aasthi record holds 46 — ownership, dimensions, tax assessment, GIS location, photographs and transaction references in one place.

The record it issues is the e-Khata: a digitally signed document with a QR code that banks, courts and the Sub-Registrar's office verify directly against the portal. The e-Khata is not a new kind of khata — A-Khata and B-Khata classifications continue — it is the digital, verifiable form of the record. What each classification means is covered in our khata transfer guide, and the certificate-versus-extract distinction in this explainer.

When did e-Khata become mandatory in Bangalore?

The requirement arrived in phases, and by now covers effectively every forward transaction on a Bengaluru property:

• October 2024 — e-Khata made mandatory for property sale and registration, through integration with the Kaveri 2.0 registration system.
• July 2025 — extended BBMP-wide and to building plan approvals, plinth certificates and occupancy certificates.
• November 2025 — extended to B-Khata to A-Khata conversion cases.

The practical effect: you can continue living in a property and paying tax on an old paper khata, but you cannot sell, gift, mortgage, obtain a plan sanction or complete registration without generating the e-Khata first. Buyers should treat a seller's e-Khata as a standard due-diligence document alongside the Encumbrance Certificate.

How do I log in and find my property on e-Aasthi?

1. Open bbmpeaasthi.karnataka.gov.in — the official portal. Avoid third-party sites that charge for what the portal does at official rates.
2. Enter your mobile number and log in with the OTP. First-time users are registered automatically on OTP verification.
3. Open the Get e-Khata section, select your zone and ward.
4. Search by your PID (the 10-digit SAS property tax application number works here) or by owner name. Your latest BBMP property tax receipt shows the PID if you do not have it handy.
5. The system pulls up the property's draft e-Khata — review every field before doing anything else.

The draft is BBMP's pre-filled record assembled from tax and registration data. Most properties already have one waiting; your job is to check it, not create it from scratch.

What should I verify on the draft e-Khata?

Errors caught at the draft stage save weeks. Check, character by character:

• Owner name — must match the sale deed and Aadhaar exactly, including initials and spelling.
• Property measurements — compare against the schedule in your sale deed.
• Ward, street and address — GIS location and door number.
• Tax assessment details — the SAS application number and paid-up status. Arrears block progress, so clear dues first via the BBMP property tax payment guide.
• Khata classification — A or B. B-Khata properties need conversion before a full e-Khata; the route is covered in our khata guides.

If any field is wrong, apply for rectification on the portal before proceeding — an e-Khata issued on wrong data creates the same problems downstream that a wrong paper khata did, only faster to detect.

How do I download my e-Khata and other documents?

1. Log in and open the Downloads section.
2. Enter your application number or ePID.
3. Select the document — the e-Khata itself, and depending on the record, the mutation reference (MRC) and property tax payment history.
4. Pay the download fee (Rs 125 for the e-Khata at the time of writing — the portal displays the current fee; official rates are the only rates, whatever a middleman quotes).
5. Download the PDF. It carries a digital signature and a QR code that anyone — bank, buyer, registrar — can scan to verify authenticity against the portal.

For the full application flow — converting a manual khata, khata transfer after purchase, or a fresh khata — follow the step-by-step e-Khata online application guide, which covers the forms and documents in detail.

How do I check my e-Khata application status?

From the citizen services screen, open the status check option and enter your ePID or application number. The screen shows the current stage — submitted, under verification, approved, or returned with objections. Clean applications for existing A-Khata properties typically process in 7 to 30 working days. Under the GBA's faceless processing reforms, an application with all documents verified clean at first review that is not manually processed within 5 working days moves through an auto-approval pathway — a significant change from the discretionary delays of the paper era.

Why do e-Aasthi applications get stuck or rejected?

The recurring causes, roughly in order of frequency:

• Name mismatch between the sale deed, Aadhaar and the tax record — even initials expanded differently. Fix via rectification with the deed as the governing document.
• Property tax arrears — dues must be nil before the record moves.
• B-Khata property applying as if A-Khata — conversion has to come first.
• Missing registered deed reference — properties transacted long ago on GPA or unregistered agreements lack the registration linkage the system expects; these need the underlying documentation regularised.
• Measurement conflicts between the deed schedule and the tax assessment — resolved through rectification with the deed and, where needed, a survey sketch.
• Pending mutation after a recent purchase — the khata transfer application (2% of stamp duty paid, minimum Rs 500) must accompany or precede the e-Khata for the new owner's name to appear. The property mutation guide explains the sequence.

Returned applications state the objection on the status screen. Fix the specific defect and resubmit rather than filing fresh — duplicate applications are themselves a common cause of confusion in the queue.

e-Aasthi fees at a glance

Fees are as displayed on the portal at the time of writing — confirm the current amounts on-screen before paying. No agent can legitimately charge more than the portal's own figures. Stamp duty itself is a separate cost of the purchase, covered in the Karnataka stamp duty guide.

What does e-Aasthi mean for buyers and sellers?

Selling: generate your e-Khata before listing. Registration through Kaveri 2.0 checks for it, and serious buyers now ask for the QR-verifiable PDF up front. A seller scrambling for e-Khata at agreement stage loses weeks of momentum.

Buying: scan the QR on the seller's e-Khata and match the portal record against the sale deed, tax receipts and EC. After registration, file the khata transfer promptly so the record moves to your name — compensation, refunds and notices all follow the name on the record. The complete post-purchase sequence is in the registration documents checklist.

Home loans: lenders verify the e-Khata directly on the portal. A digitised, verified record has visibly shortened loan processing for BBMP properties compared with the paper-khata era.

Outside BBMP limits: e-Aasthi is a state-level system rolling out across Karnataka's urban local bodies — Mangalore, Mysore and other city corporations run the same framework with their own portal entry points. Rural agricultural land stays on the separate Bhoomi system; see the RTC Pahani download guide for that side of the records.

Frequently Asked Questions

Is e-Aasthi the same as e-Khata?
e-Aasthi is the portal and record system; the e-Khata is the digitally signed document it issues. One is the platform, the other the output.

Do I need e-Khata if I am not selling?
To simply hold the property and pay tax, no. But any sale, gift, mortgage, plan sanction or occupancy certificate now requires it, so generating it early costs little and removes a future bottleneck.

What is an ePID?
The unique electronic Property ID assigned to each property in the e-Aasthi system. Your SAS property tax application number serves as the search key if you do not know the ePID.

Can B-Khata properties get an e-Khata?
Not directly. B-Khata records must convert to A-Khata first, after which the e-Khata is issued on the converted record.

How long does e-Khata approval take?
7 to 30 working days for clean applications on existing A-Khata properties, with a 5-working-day auto-approval pathway for applications verified clean at first review.

Is a downloaded e-Khata legally valid?
Yes. It carries BBMP/GBA's digital signature and a QR code, and is accepted by banks, courts and the Sub-Registrar's office.

Did the GBA reorganisation change the portal?
No. BBMP is now part of the Greater Bengaluru Authority, but the e-Aasthi portal, process and documents continue unchanged.

The bottom line

e-Aasthi turned Bengaluru's khata from a ward-office queue into a portal login: find your draft by PID, correct what is wrong, download the signed e-Khata for Rs 125, and every bank and registrar can verify it by QR. Treat the draft review as the critical step — clean data in means a fast approval out. For help untangling a stuck application or a mismatched record anywhere in Bengaluru, talk to our advisory team.