Check it yourself · Khata
How to check a property’s khata yourself
The khata tells you whom the local body treats as the owner, and whether property tax is being paid.
Bengaluru has two kinds of property record, and which one applies depends on the address.
- Inside city corporation limits: the city’s e-Khata system, run by the Bengaluru city corporations (formerly BBMP, now under the Greater Bengaluru Authority).
- In a village panchayat area: the Karnataka Rural Development and Panchayat Raj Department’s E-Swathu system.
Many homes on the city’s edges, including along Sarjapur–Attibele Road, fall in panchayat areas. If you are unsure, ask the builder which body collects the property tax, and confirm with your lawyer.
A safety habit: search for the portal by name and check that the address ends in .gov.in before you type anything. Never use a link sent to you on WhatsApp or by an agent to check that agent’s own project.
Step 1
Ask the seller for the record and the tax receipt
For a new project, ask for the khata or E-Swathu record of the land and the latest property tax receipt. For a resale flat, ask for the flat’s own record.
Step 2
Open the right portal
Search for “e-Khata Bengaluru” or “E-Swathu Karnataka” and open the government site. Both let you look up a property by its number or by owner and location.
Step 3
Look up the property
Use the property or khata number from the papers. In E-Swathu, the record is known by its form number, so ask which form the property holds.
Step 4
Match owner, area and address
The owner’s name should match the title deed. The area and address should match the sale papers. A mismatch is not always a problem, but it must be explained before you pay.
Step 5
Check that tax is paid up
Unpaid property tax can follow the property. Ask for receipts up to the current year, and check the portal shows no dues.
FAQ
Questions buyers ask
Does a clean khata mean the title is clean?
No. The khata is a tax and revenue record. The title is proved by the chain of registered deeds, which your lawyer checks along with an encumbrance certificate.
What is E-Swathu?
E-Swathu is the Karnataka government’s online system for property records in village panchayat areas. It holds the property’s details and owner, much as the e-Khata does in the city.
Can a bank lend on a panchayat-area flat?
Banks decide case by case after their own legal check of the title, the approvals and the local record. Ask which banks have already approved the project; that is the clearest signal.
When do I get my own khata?
After your sale deed is registered. See our guide to <a href="/guides/khata-transfer-after-purchase">khata transfer after purchase</a>.
Found something that does not match?
Ask the Reeva team. We will explain what it means, and for our own project we will show you every paper.