Khata transfer in Bangalore: the process, the charges and the documents after you buy

Registering the sale deed does not move the khata. Once you buy a property in Bengaluru and the deed is registered, the khata still sits in the seller's name until you apply to transfer it. Khata transfer is the step that records you as the person the municipal body holds responsible for the property and its tax, and it now runs through the BBMP e-Aasthi portal. Skip it and you cannot pay property tax in your own name, cannot get a loan against the property, and will struggle to sell it on. This guide covers what khata transfer is, how it differs from mutation, the documents you need, the e-Aasthi process, and the 2026 charges.

What khata transfer is, and why registration alone is not enough

A khata is the municipal record of a property and its owner for tax purposes. It is not a title document and it does not by itself prove ownership. What it does is name the person the BBMP treats as liable for the property, and that name has to be changed to yours after a purchase. The sale deed transfers title; the khata transfer updates the tax roll to match. They are two separate acts before two separate authorities, and the second does not happen automatically when the first is done.

Since the Karnataka government made e-Khata mandatory for property transactions in Bengaluru, the transfer is processed on the e-Aasthi system rather than the old manual khata. A registered sale in an e-Khata property generates a draft entry that has to be converted into a final e-Khata in the buyer's name.

Khata transfer vs mutation: the same step, two names

Buyers hear both 'khata transfer' and 'khata mutation' and assume they are different filings. They are the same act. Mutation is the general term for changing the name on a public record after a transfer; khata transfer is that mutation applied to the BBMP khata. The confusion matters only when the property sits under a different authority. In BBMP limits it is the e-Aasthi khata transfer; in gram panchayat or BDA areas the record and the portal differ. PropWatch's guide to property mutation in Karnataka covers how the auto-mutation status works and where to check it.

Documents required for a khata transfer

• The registered sale deed between you and the seller.
• An encumbrance certificate covering the period up to and including your purchase.
• The seller's existing khata certificate and extract.
• The latest property tax paid receipt for the property.
• Identity and address proof (Aadhaar) and the PAN of both buyer and seller.
• A no-objection certificate where the property was mortgaged or where the layout or society requires one.

The e-Aasthi process is e-KYC driven, so the identity documents must match the details on the sale deed. A mismatch between the name on the deed and the name in e-KYC is the most common reason a transfer stalls.

The khata transfer process on e-Aasthi, step by step

1. Open the BBMP e-Aasthi portal at bbmpeaasthi.karnataka.gov.in and log in, or apply at the jurisdictional BBMP ward office.
2. Locate the property and start a khata transfer against the registered sale deed.
3. Complete e-KYC for the new owner and upload the sale deed, encumbrance certificate, prior khata and latest tax receipt.
4. Submit the application and pay the transfer fee online.
5. A public objection window of about seven days opens, during which any competing claim can be filed.
6. If no valid objection is raised, a dispute-free case is approved and the e-Khata is issued in your name. Standard cases are processed within roughly 15 to 30 working days.

Khata transfer charges in Bangalore (2026)

• The main transfer fee is 2% of the stamp duty you paid at registration, subject to a minimum of ₹500.
• An application fee of around ₹110.
• A khata certificate charge of about ₹25 and a khata extract charge of about ₹100.
• An e-Khata processing charge of around ₹170.

So on a flat where you paid stamp duty on a ₹50 lakh value, the transfer typically works out to roughly ₹3,000 to ₹3,500 all in; on a ₹1 crore value it is closer to ₹10,000. These are municipal charges published by BBMP and revised from time to time, so confirm the live figure on e-Aasthi before you pay. Any agent quoting a large lump sum well above this range is charging a facilitation markup, not a government fee.

What to check before and after the transfer

• Before you buy: confirm the seller's khata type and that its details match the sale deed and the property tax record.
• Apply for the khata transfer soon after registration; do not leave it for years, as arrears and record gaps compound.
• After approval: download the fresh e-Khata certificate and extract in your name and check the ownership, extent and property number.
• Confirm the next property tax cycle bills you, not the seller, in your name.
• Keep the sale deed, e-Khata and encumbrance certificate together as your core ownership file.

SourceBBMP e-Aasthi portal (property and khata services, Bengaluru)

SourceBruhat Bengaluru Mahanagara Palike (BBMP) - official website

SourcePropWatch - Property mutation in Karnataka: auto-mutation and how to check the status

SourcePropWatch - e-Khata in Bangalore: how to apply online, the charges and the status check

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

SourcePropWatch - BBMP property tax in Bangalore: how to check, pay and verify

SourcePropWatch - Bangalore real estate legal & K-RERA report