How to Find Your Khata Number — Online and Offline Guide

Introduction: Why Khata Number Matters for Property Owners in Karnataka

Every property in Karnataka that falls under municipal or panchayat jurisdiction is assigned a unique Khata number. This number is essential for paying property tax, updating ownership details, securing loans, and completing registrations. Without it, property-related transactions become difficult or even invalid. For buyers, sellers, and financial institutions, the Khata number acts as the gateway to verifying ownership and the legal status of a property.

At Lawtendo, we not only explain the process of locating your Khata number but also offer professional assistance in retrieving Khata certificates and verifying them legally.

What Is a Khata Number?

A Khata number is an official property account number maintained by local authorities such as the BBMP (Bruhat Bengaluru Mahanagara Palike), BDA (Bangalore Development Authority), or Gram Panchayats. It records key details of the property including the owner’s name, property size, usage, and taxation history.

Khata vs. Khata Certificate vs. Khata Extract

• Khata number: The unique account number assigned to the property.

• Khata certificate: A document issued by the authority confirming that a property is registered in the property tax records.

• Khata extract: A detailed statement showing property particulars like size, location, and tax details.

A-Khata vs. B-Khata

• A-Khata: Indicates the property is fully compliant with legal and building regulations.

• B-Khata: Issued for properties with pending approvals or violations. Though widely used, it is considered irregular for legal transactions.

Understanding these basics is crucial before you attempt to locate your Khata number either online or offline.

Who Needs a Khata Number and Why?

The Khata number is required by:

• Property buyers and sellers to confirm ownership status.

• Banks and financial institutions before sanctioning loans.

• Builders and developers for approvals and transfers.

• Property owners pay taxes and avoid penalties.

Without it, transactions like sales, transfers, or loan approvals may be delayed or rejected.

Where to Find Your Khata Number Online

BBMP e-Aasthi Portal

For properties within Bengaluru city limits, the BBMP e-Aasthi portal is the primary source.

Steps to find your Khata number on e-Aasthi:

1. Visit the official BBMP e-Aasthi website.

2. Select the “Property Details” option.

3. Enter your PID number (Property Identification Number) or SAS number (Self-Assessment Scheme tax number).

4. Submit the search and view the property details.

5. The Khata number is displayed alongside property particulars.

Tip: If you don’t know your PID or SAS number, you can usually find it on your latest property tax receipt.

Kaveri Online Services

In cases where property registration data is integrated, the Kaveri portal can also display Khata-related details when searching by document number or SRO.

State and Local Portals

For properties outside BBMP but within municipal jurisdictions, some urban local bodies in Karnataka provide online access. Similarly, rural properties may be available through Gram Panchayat digital portals. Availability depends on the district, so verifying the correct site is essential.

Downloading Khata Certificate/Extract

Once you locate the Khata number online, you can usually request a Khata certificate or Khata extract by paying a nominal fee online. The system generates a downloadable PDF, which serves as proof for official use.

How to Find Your Khata Number Offline

Not every property is listed online, especially older registrations or rural properties. In such cases, the offline route is the best option.

Assistant Revenue Officer (ARO) Office

For BBMP properties, the jurisdictional ARO office maintains Khata records. By submitting the property details along with tax receipts, you can request your Khata number.

Sub-Registrar’s Office (SRO)

For properties where mutation and registration records are held, the SRO can help trace the Khata number linked to the registered sale deed.

Gram Panchayat Offices

If the property lies outside BBMP or municipal corporations, the Gram Panchayat maintains Khata registers. The Panchayat Development Officer (PDO) is the contact point for such records.

What to Carry for Offline Search

• Copy of the sale deed

• Latest property tax receipts (PID or SAS number visible)

• ID proof of the owner

• Application form (if required by the office)

In many cases, officers issue the Khata certificate or extract upon payment of the prescribed fee.

Documents Required to Retrieve Khata Number

Whether online or offline, you should have the following ready:

• Registered sale deed or gift deed

• Latest property tax receipts (showing PID or SAS number)

• Prior Khata certificate or extract (if available)

• Owner’s ID proof (Aadhaar, PAN, or voter ID)

Having accurate details ensures faster processing and reduces the chance of rejection.

Fees and Charges for Getting Khata Number Details

While checking the Khata number itself may be free online, obtaining official documents involves fees.

Note: Fees may vary by district and whether you apply online or offline.

When Do You Need a Khata Number?

• Before registering property sale or transfer.

• While applying for home or business loans.

• For getting building plan approvals.

• During property tax assessment or mutation.

• For legal verification in disputes or inheritance claims.

Without a valid Khata number, the property cannot be considered fully regularised in municipal records.

How to Read Your Khata Number and Certificate

Once you obtain your Khata certificate or extract, it is important to know how to interpret the details correctly.

A Khata certificate usually includes:

• Property number and Khata number

• Name of the registered owner

• Ward and property location details

• Dimension and usage of the property

• Tax assessment details

A Khata extract provides additional information such as survey number, plot size, and whether the property is assessed as residential or commercial. Understanding these fields ensures you are dealing with the right property and helps in verifying ownership.

Sample Format

Typically, the Khata number is structured with the ward, block, and property account number. Cross-check these entries with your sale deed and property tax records to avoid discrepancies.

Common Issues While Finding Khata Number and How to Fix Them

Property Not Found on Portal

Sometimes, online searches show no result. This usually happens when property records are old and not digitised. In such cases, visiting the Assistant Revenue Officer’s office with property documents is necessary.

Mismatched Names or Survey Numbers

If the owner’s name in the database differs from the sale deed, it may indicate that a Khata transfer has not been completed. In such scenarios, you must initiate a transfer process. Lawtendo provides detailed guidance on the documents required for khata transfer, ensuring a smooth update in municipal records.

No Record of Property in BBMP Database

Certain properties, especially those outside regularised layouts, may appear under B-Khata records. If you are considering a purchase, review carefully and consult a lawyer to determine if it is safe to buy b khata property in Bangalore. Proper legal vetting can save you from compliance issues later.

Errors in Payment or Download

Sometimes users face issues while making online payments or retrieving PDFs. These can be resolved by clearing browser cache or retrying after some time. For persistent problems, the BBMP helpline or ARO office is the escalation point.

District-Wise and Authority-Wise Guidance

BBMP Properties

For Bengaluru properties, the BBMP e-Aasthi system is the main platform. It integrates with property tax records, making it easier to trace Khata numbers using PID or SAS numbers. If you also need to pay or verify taxes, the system allows you to check payments and learn how to download bbmp tax paid receipt.

BDA Properties

If the property falls under the Bangalore Development Authority, Khata records may not always be on BBMP databases. In such cases, the BDA maintains separate registers, and applications must be routed through their offices.

Gram Panchayat Properties

For non-BBMP areas, Gram Panchayats issue Khata numbers. These are commonly linked with e-Khata systems being rolled out across Karnataka. Many property owners still ask what is e khata property in Bangalore and how it differs from older manual records. An e-Khata is essentially a digitised Khata maintained online, which reduces errors and simplifies transfers.

Rural vs. Urban Differences

Urban areas like Bengaluru have centralised digital systems, while rural jurisdictions may still require physical visits. Knowing where your property falls ensures you use the correct channel.

Case Studies on Finding Khata Number Online and Offline in Bangalore

Case Study 1: Apartment Buyer in Whitefield
Background: Mr. Ajay Shetty purchased a 2BHK flat in Whitefield and needed the khata number for property tax payment.
Challenge:

• The builder gave him only the sale deed, no khata certificate.

• BBMP portal login showed “no record found.”
  Lawtendo’s Solution:

• Assisted in retrieving khata number using property’s PID via BBMP’s online system.

• Collected certified copy of khata extract from BBMP office.
  Outcome: Khata number obtained in 9 working days, enabling Ajay to pay property tax online without penalties.

Case Study 2: NRI Owner in Jayanagar
Background: Mrs. Priya Nair, based in the US, inherited a property in Jayanagar. She required the khata number to process the succession transfer.
Challenge:

• No physical khata certificate at home.

• Her family couldn’t find the number in old tax receipts.
  Lawtendo’s Solution:

• Verified BBMP’s e-khata database remotely.

• Used sale deed survey number to trace the khata number.

• Sent certified scans of khata extract to her abroad.
  Outcome: Khata number traced in 14 days, allowing seamless succession transfer under POA.

Case Study 3: Plot Owner in HSR Layout
Background: Dr. Sameer Khan owned a 30×40 BDA-approved plot in HSR Layout. He needed his khata number to apply for a bank loan.
Challenge:

• BBMP’s online search showed multiple khata entries due to bifurcation errors.

• The loan application was stuck.
  Lawtendo’s Solution:

• Conducted manual search at BBMP South Zone revenue office.

• Verified correct khata number linked with mutation records.

• Rectified duplication entry in the system.
  Outcome: Correct khata number confirmed in 11 working days, loan of ₹80 lakh approved.

Case Study 4: Builder Project in Hebbal
Background: Sunshine Developers had to provide khata numbers of 90 apartments to buyers in Hebbal.
Challenge:

• Only the mother khata number was available.

• Buyers required individual khata numbers for registrations.
  Lawtendo’s Solution:

• Coordinated bifurcation process with BBMP.

• Generated individual khata numbers online for each flat.

• Issued official extracts to buyers.
  Outcome: All 90 khata numbers released within 52 days, registrations proceeded on schedule.

Case Study 5: Commercial Shop Owner in Rajarajeshwari Nagar
Background: Mr. Anil Kumar purchased a retail shop in Rajarajeshwari Nagar. He needed his khata number for a trade license.
Challenge:

• Couldn’t locate khata number in online BBMP search due to spelling error in owner’s name.

• The trade license deadline was only 15 days away.
  Lawtendo’s Solution:

• Cross-checked survey number with manual BBMP records.

• Corrected spelling mismatch in database.

• Issued khata number with updated details.
  Outcome: Khata number retrieved in 7 working days, shop license issued before deadline.

Troubleshooting and Escalation

When problems persist despite following standard processes, escalation is necessary. Common steps include:

• Submitting a written request at the ARO office.

• Raising a grievance on the Sakala portal.

• Approaching the Sub-Registrar’s Office if records are missing.

• Seeking legal assistance if there is a dispute in ownership or classification.

Lawtendo supports clients by handling these escalations, ensuring faster resolution and minimising the risk of administrative delays.

Lawtendo’s Khata Retrieval and Legal Verification Service

While online portals and offline offices allow individuals to trace Khata numbers, many property owners face hurdles such as mismatched details, missing records, or unclear legal status. Lawtendo bridges this gap with professional assistance.

What We Offer

• Retrieval of Khata number, certificate, or extract directly from the relevant authority.

• Verification by qualified property lawyers to confirm authenticity.

• Clarification of whether the property is recorded as A-Khata, B-Khata, or e-Khata.

• Timely delivery of certified copies and reports, typically within 24–72 hours.

Why Choose Lawtendo

• End-to-end digital process with minimal client intervention.

• Transparent fees with no hidden charges.

• Support across districts, whether in BBMP limits, BDA layouts, or Gram Panchayat jurisdictions.

• Legal opinion on the implications of the Khata record for transactions, loans, or registrations.

Experienced Property Advocates for Khata Number Assistance

Adv. Prakash R – Khata Number Retrieval Specialist
Expert in locating Khata numbers through BBMP records, guiding property owners with both online searches and manual office verification. 📞 +91 96253 56806

Adv. Sneha Iyer – Digital Property Documentation Lawyer
Specialist in BBMP online services, helping clients retrieve Khata numbers via property tax portals and certified extracts. 📞 +91 96253 56806

Adv. Mohan Das – Manual Record & Revenue Office Expert
Known for resolving offline Khata number issues, including verification through revenue offices and physical property documents. 📞 +91 96253 56806

Adv. Ritu Malhotra – Property Tax & Khata Data Advisor
Focus on linking Khata numbers with tax payments, ensuring owners can trace their details from challans, receipts, and records. 📞 +91 96253 56806

Adv. Ashok Naik – Title Deed & Khata Verification Lawyer
Specialist in document-based Khata number identification, ensuring correct linkage between sale deed, EC, and municipal records. 📞 +91 96253 56806

Comparison: Self-Service vs. Lawtendo Assisted Service

This comparison highlights the value of professional help for individuals who need quick and reliable results.

NRI Challenges in Retrieving Khata Numbers

Khata numbers are critical for property tax payment, loan processing, and ownership verification. For NRIs, locating the Khata number becomes complex since access to both online portals and physical records is limited when abroad.

Common NRI Challenges:

• Portal Accessibility Issues: Government websites often require OTPs linked to Indian mobile numbers.

• Offline Record Dependency: Physical records like Khata extract or receipt are needed but difficult to access remotely.

• Inconsistent Records: Differences between BBMP tax receipts, EC, and municipal registers create confusion.

• Representative Requirement: In-person visits are usually required for offline retrieval, which NRIs cannot manage directly.

• Banking and Loan Delays: Loan approvals can stall if Khata numbers are not readily available.

See the BBMP e-Khata portal for login and OTP requirements:

Lawtendo’s Comprehensive NRI Legal Services for Khata Retrieval

1. Power of Attorney Assistance
   • Drafting PoA to authorize representatives for document collection.
   • Embassy support for attestation and validation.

2. Online Access Support
   • Retrieval of Khata details via BBMP/Sakala portals.
   • Download Khata extracts via BBMP e-Aasthi (e-Khata)
   • Handling OTP and login requirements through authorized representatives.

3. Offline Record Collection
   • Procuring Khata extracts directly from BBMP offices.
   • Cross-verification with tax receipts and Encumbrance Certificates.

4. Discrepancy Resolution
   • Identifying mismatches between online and offline data.
   • Coordinating corrections with municipal authorities.

5. Bank and Legal Integration
   • Providing certified Khata number documentation for loans or resale.
   • Ensuring Khata details align with property title and tax records.

Step-by-Step NRI Process for Finding Khata Number

Phase 1: Document Review (7–10 days)

• Collect digital copies of sale deeds, property tax receipts, and EC.

• Check if Khata number appears on any existing documents.

Phase 2: Online Retrieval (10–15 days)

• Log in to municipal portals with verified access.

• Download Khata details where available.

• Resolve access issues with alternative authentication.

Phase 3: Offline Collection (15–20 days)

• Visit the BBMP office to request Khata extract.

• Submit PoA and property details.

• Collect official documents confirming Khata number.

Phase 4: Delivery & Verification (5–7 days)

• Share scanned Khata extract with NRI owner.

• Courier physical documents internationally.

• Update records for tax, bank, or resale use.

Frequently Asked Questions

1. Is the Khata number the same as the property tax number?
   No. The Khata number is a property account number used in municipal records, while the tax number (PID or SAS) is linked specifically to tax assessment.
2. Can I find my Khata number without documents?
   Basic searches may work with PID or SAS numbers, but for official certificates or extracts, you must provide supporting property and ownership documents.
3. How long does it take to get a Khata certificate?
   Online requests may take 3–7 working days. Offline applications can take up to 15 working days depending on the office. Lawtendo’s assisted service usually delivers results in 24–72 hours.
4. Is an online Khata extract legally valid?
   Yes, as long as it is issued by the BBMP e-Aasthi system or relevant authority. However, certified copies from the office are preferred for high-value transactions like loans or registrations.
5. Can I use my Khata number directly for loan applications?
   Banks typically require both the Khata certificate and extract, not just the number. Verification of property status is mandatory for loan processing.

Conclusion: Ensure Hassle-Free Property Ownership with Verified Khata Records

The Khata number is more than just an identifier—it is the foundation of a property’s legitimacy in Karnataka. Whether accessed online through e-Aasthi, offline at an ARO or Panchayat office, or with professional help, keeping your records accurate is crucial for future transactions.

Lawtendo simplifies this process by offering retrieval, document verification, and legal assistance in one place. If you are planning to buy, sell, or regularise your property, securing an updated Khata record should be your first step. With expert support, you can avoid delays, prevent disputes, and move ahead with confidence.

Like what you see? Share with a friend.