e-Khata for revenue sites in Bangalore: how to apply, and why the digital record is not clean title

A revenue site in Bangalore can now get an e-Khata, and that is precisely where the danger sits. Once the property shows up as a clean digital record on the Greater Bengaluru Authority's e-Aasthi portal, with a property identification number and an online certificate, buyers read it as proof that the site is regular and the title is sound. It is neither. A revenue-site e-Khata digitises an existing record; it does not convert agricultural land, it does not approve a layout, and it does not upgrade the property's legal status. This guide covers what is specific to revenue sites — how to apply, and the title risk the digital record hides. For the general 'what is e-Khata and how to apply' walkthrough, see PropWatch's main e-Khata guide linked below.

What a 'revenue site' actually is

A revenue site is a plot carved out of land that was never legally readied for residential use. Either the agricultural land it sits on was never converted to non-agricultural use through a deputy commissioner's conversion order — what people call DC conversion — or it was sub-divided and sold off without going through an approved layout sanctioned by the planning authority. The seller treats it as a building site; on paper, the land may still be agricultural or unauthorisedly sub-divided. These plots are common on Bangalore's periphery and in pockets absorbed into the city as it expanded.

The practical consequence is that a revenue site, even when it carries a khata, sits on the B register — the municipal body's list of properties that are recorded for tax purposes but are not fully regular. A B-register entry is not the same as an A-Khata property. For the underlying distinction, and whether such a property can be regularised at all, see PropWatch's A-Khata versus B-Khata explainer and the 2025 conversion-window guide linked below.

How to apply for an e-Khata for a revenue site

The portal is the GBA e-Aasthi system at bbmpeaasthi.karnataka.gov.in — the Greater Bengaluru Authority, which has taken over the erstwhile BBMP's property-record functions. This is the current portal; the older bbmp.karnataka.gov.in route has been superseded. The application flow for a revenue site follows the same online steps as any other property, with the documents that establish the chain of the plot:

1. Confirm first that the property falls within GBA / BBMP civic limits and not under a gram panchayat — the system that governs it depends on this (see the next section).
2. Register or log in on the GBA e-Aasthi portal at bbmpeaasthi.karnataka.gov.in with a mobile number and Aadhaar-linked details.
3. Open the draft e-Khata if one exists for the property, or start a fresh application, and check every field — owner name, extent, address and the property identification number.
4. Upload the supporting documents — the registered sale deed, the prior title chain, the latest property-tax-paid receipt and identity proof, plus any conversion order or layout-approval document if one exists for the plot.
5. Pay the applicable charges online and submit. The application is routed to the jurisdictional officer for verification, and on approval you can download the digitally-signed e-Khata.

The record that comes back will reflect the property's real status. If the site never had DC conversion or layout approval, the e-Khata records it as a B-register property — it does not silently promote it. Reading the issued record carefully is the point of applying, not just possessing the certificate.

e-Aasthi or e-Swathu — confirm which system governs the plot

Revenue sites are concentrated in peripheral and recently-absorbed areas, and that is exactly where the wrong portal is used. For properties within GBA / BBMP civic limits, the digital record is the e-Aasthi e-Khata. For properties outside those limits under a gram panchayat, the relevant digital record is the rural e-Swathu system maintained by the panchayat, not BBMP / GBA e-Aasthi. A plot on the urban fringe can fall on either side of that line.

The 5-day auto-approval rule is not a cure for a defective title

In March 2026 the GBA introduced a rule that a final e-Khata application not acted on within five working days is approved automatically by the system, intended to stop officials from sitting on files without giving reasons. The rule applies generally, and it speeds up the process — but for a revenue site it is easy to misread. Auto-approval is a deadline on the office; it is not the planning authority pronouncing the site regular. A revenue site whose application clears by the five-day default is still a revenue site. The auto-approval moves the paperwork; it does not create the DC conversion or layout approval the plot lacks.

A verification checklist before paying for a revenue site

A revenue-site e-Khata is one data point in due diligence, never the conclusion. Before committing money on a plot that carries one:

• Read the e-Khata to see whether the property sits on the A register or the B register — a revenue site will typically show as B-register, and that is the status, not a clerical detail.
• Ask for the DC conversion order — the deputy commissioner's order converting the land from agricultural to non-agricultural use. Its absence is the defining feature of a revenue site.
• Ask for the approved layout plan sanctioned by the relevant planning authority. An unapproved sub-division does not become approved because a khata was issued.
• Pull an Encumbrance Certificate on Kaveri for a long period to see the registered transaction and mortgage history — see PropWatch's EC guide linked below.
• Confirm whether the property is governed by e-Aasthi or by the gram-panchayat e-Swathu system, and check the record on the correct portal.
• Have a property advocate examine the title chain and the regularity of the plot before any payment — the digital record does not substitute for that examination.

SourceGBA e-Aasthi — official e-Khata portal, application, status check and download (Bengaluru)

SourceDeccan Herald — Bengaluru e-Khata to be cleared in five days or approved automatically (13 March 2026)

SourcePropWatch — e-Khata in Bangalore: what it is, how to apply, check your status and charges

SourcePropWatch — What is A Khata and B Khata in Bangalore: the foundational difference

SourcePropWatch — B-Khata to A-Khata conversion in Bangalore: 2025 window, eligibility and cost

SourcePropWatch — Encumbrance certificate online in Karnataka: how to get one on Kaveri