Khata and e-Khata without the confusion: what a Bengaluru apartment buyer should verify
Khata is widely discussed as if it were a title certificate. It is more useful to understand what the civic record does—and what it does not prove.
What you will know
Khata records a property in the municipal register for assessment and tax.
It should be checked alongside title, approvals, tax records and the sale agreement.
For new apartments, clarify when and how the individual unit record will be created.
What Khata actually records
The civic authority describes Khata as the entry of a property in the municipal property register. The record supports tax assessment, assigns a municipal identity and identifies the person primarily responsible for property tax.
That makes Khata important, but it should not be treated as a substitute for a legal title review. Ownership flows from the title documents and transaction; civic, planning and revenue records answer different questions.
Think of due diligence as a stack: title, land and planning approvals, RERA, construction permissions, civic records, tax and the unit contract.
Why e-Khata matters
Digitisation makes the municipal record easier to reference and transact with. Bengaluru’s civic portals now surface e-Aasthi, e-Khata and related property-tax services, but the exact workflow can depend on the property type and jurisdiction.
Ask for the property identifier, current tax-paid record and the relevant Khata certificate or extract. For a newly built apartment, ask how the parent property will be subdivided into individual unit records after completion and registration.
The new-apartment checklist
A buyer should match the apartment number, tower, undivided share and parking description across the agreement, sanctioned plan and cost sheet. Confirm whether the developer has provided the documents needed for the eventual individual Khata process.
- Parent-property Khata and tax-paid receipts
- Sanctioned plan and commencement permission
- RERA registration for the correct phase
- Sale and construction agreement descriptions
- Occupancy Certificate and completion documents when applicable
The question to ask your lawyer
Do not ask only, ‘Is the Khata available?’ Ask whether the entire document set supports clean ownership, lawful construction, registration of the unit and future civic transfer. The answer should relate to your exact tower and apartment.
Rules, authorities and digital processes can change. Verify the current workflow with the civic portal and an independent property lawyer before registration.
Sources and further verification
These links lead to public authorities or named research organisations. Processes and requirements can change; verify the latest official position for your transaction.