Property & Real Estate#067

Understanding Khata transfer / property mutation

Transfer the Khata to your name after purchasing, inheriting, or receiving property as a gift.

At a glance

Jurisdiction

India — primarily Karnataka (BBMP/municipal Khata system); similar property mutation processes exist in all states under different names (Khata in Karnataka, Property Card in Maharashtra, Dakhil Kharij in West Bengal/Bihar, Patta transfer in Tamil Nadu, Mutation in Delhi); Karnataka/BBMP pattern described

Who applies

New property owner who has purchased a property and wants to transfer the Khata (municipal ownership record) to their name after completing property registration; also applicable after inheritance, gift, or court decree

Typical time

BBMP e-Khata online: 7–30 working days. Manual/offline at ward office: 30–90 days. Some gram panchayat jurisdictions: 3–6 months

Fee

BBMP: Rs 125 per application (online via e-Khata portal); additional betterment charges/development charges may apply for properties without proper building plan sanction (Rs 50–Rs 500 per sq ft depending on zone). Other municipalities: Rs 100–Rs 500

Who should use this process

✓Registered sale deed in the applicant's name (or gift deed, will probate, partition deed, or court decree)
✓Property must have an existing Khata in the seller's or previous owner's name in the municipal records
✓All prior property taxes (arrears) must be cleared before Khata transfer is approved
✓For properties in newly added areas (e.g., CMC/TMC villages merged into BBMP), a 'B-Khata' may first need to be converted to 'A-Khata' before transfer
✓For inherited properties where no registered document exists, a succession certificate or legal heir certificate plus death certificate of the previous owner is required

Who does NOT need to apply

✕Khata transfer does not grant legal title — it is a revenue record, not a title document
✕Properties on government/revenue land, encroached land, or properties with revenue court litigations may not be eligible for Khata
✕Properties with unresolved BBMP/BDA violations (excess construction, deviations) may be issued a 'B-Khata' only

Documents required

#	Document	Type needed	Purpose
1	Registered sale deed (or gift deed / partition deed / court decree)	Self-attested Copy	Primary proof of ownership transfer; document number used to link the Khata transfer request to the registered deed
2	Previous owner's Khata certificate and Khata extract	Self-attested Copy	Shows the existing Khata holder and property assessment details in municipal records
3	Latest property tax paid receipts (no dues / clearance)	Self-attested Copy	Confirms all property tax dues are cleared up to the current year — mandatory condition for Khata transfer
4	Encumbrance Certificate (last 13 years)	Self-attested Copy	Shows the chain of registered transactions and confirms no undischarged mortgage exists on the property
5	Aadhaar card and PAN card of new owner	Self-attested Copy	Identity verification for municipal records update
6	Building plan sanction (approved plan from BDA/BBMP/authority)(optional)Required for obtaining A-Khata; properties without it may get B-Khata	Self-attested Copy	Required to confirm the building was constructed as per approved plan; absence may result in B-Khata instead of A-Khata
7	Occupancy Certificate / Completion Certificate(optional)Required for newly constructed properties; older properties may not have it	Self-attested Copy	Confirms the building has been completed as per sanction — required for A-Khata in newly constructed buildings
8	Death certificate + legal heir certificate / succession certificate (for inheritance cases)(optional)Only for inheritance-based transfers	Original	Required when Khata is being transferred due to death of the previous owner

Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.

Step-by-step guide

1
Clear all outstanding property tax dues
Online
Before applying for Khata transfer, verify and pay all outstanding property tax dues in the previous owner's name. Obtain a 'No Dues Certificate' or download the latest paid receipt from the municipal portal. BBMP will reject Khata transfer applications if any dues are pending.
1–2 dayshttps://bbmptax.karnataka.gov.in
2
Apply online via e-Aasthi / e-Khata portal (BBMP) or ward office
Both
In Bengaluru, visit the e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) and log in with Aadhaar-linked mobile. Select 'Khata Transfer', enter the property details, registered deed number, and upload all required documents. Pay the application fee (Rs 125) online. For other municipalities, submit a written application with documents at the ward office.
30–60 minutes (online application)https://bbmpeaasthi.karnataka.gov.in
3
Revenue Inspector physical verification
Offline
After application submission, the ward's Revenue Inspector (RI) visits the property to verify physical existence, occupancy, and that the property details match the records. The RI also checks for any unauthorised construction or encroachments.
7–21 days after applicationRevenue Inspector
4
Assistant Revenue Officer / Ward Officer review and approval
Offline
The ARO or Ward Officer reviews the RI report and all submitted documents. If everything is in order, the officer approves the Khata transfer and the entry is updated in the municipal records under the new owner's name.
7–15 days after RI inspectionAssistant Revenue Officer (ARO)
5
Download Khata certificate and Khata extract
Both
After approval, the new Khata certificate (showing the new owner as the assessed person) and Khata extract (listing transaction history) can be downloaded from the e-Aasthi portal or collected from the ward office. The Khata will be in the new owner's name with the same property assessment number.
Immediate after approval (online download)
6
Generate new property tax demand in new owner's name
Online
After Khata transfer, the municipal system generates future property tax demands in the new owner's name and linked mobile number/Aadhaar. Verify the first demand notice matches the correct property details.
Automatic after Khata transfer

Government officers involved

Revenue Inspector (RI)

BBMP / Municipal Corporation — Revenue Branch

Physical verification after application

Visits the property to verify physical condition and that details match the deed and municipal records; submits inspection report to ARO

Assistant Revenue Officer (ARO)

BBMP / Municipal Corporation — Ward Office

Review and approval

Reviews application, RI report, and documents; approves or rejects Khata transfer; signs the Khata certificate

Joint Commissioner (Revenue) / Zonal Commissioner

BBMP / Municipal Corporation

Appeals against rejection

Hears appeals if ARO rejects the Khata transfer application; can direct correction of records

Government portals

BBMP e-Aasthi Portal (Bengaluru)

https://bbmpeaasthi.karnataka.gov.in

Online Khata transfer application, tracking status, and downloading Khata certificate and extract

BBMP Property Tax Portal

https://bbmptax.karnataka.gov.in

Clearing property tax dues before Khata transfer and verifying no outstanding dues

GHMC Property Registration (Hyderabad)

https://ghmc.gov.in

Property transfer/mutation in GHMC limits (Hyderabad)

MCD Mutation Portal (Delhi)

https://mcdpropertytax.in

Property mutation / Khata transfer for Delhi MCD properties

Things to watch out for

Khata transfer is not proof of legal title

A Khata certificate only proves that the person is recorded as the assessed owner for property tax purposes. It is not a title deed and does not confer legal ownership. For legal title, the registered sale deed is the authoritative document.

A-Khata vs B-Khata — critical distinction

In Bengaluru (BBMP), 'A-Khata' is issued for properties with proper building plan sanction and OC, while 'B-Khata' (revenue site register) is issued for unauthorised or partially regularised properties. Banks do not provide home loans on B-Khata properties, and they cannot be sold easily. Always check Khata type before purchasing.

Delay in Khata transfer may cause issues during resale

If Khata is still in the previous owner's name during resale, the buyer's bank will require Khata transfer before processing the loan. This can delay the transaction. Transfer Khata within 3 months of registration.

Betterment charges can be substantial

For properties that received Khata on 'B-register' or have excess construction beyond the sanctioned plan, BBMP may levy betterment charges (CDP charges) as a condition of Khata transfer. These can run into lakhs for larger properties.

Informal agents (touts) near ward offices may promise faster Khata

Ward offices in many cities have intermediaries who claim to expedite Khata transfer for a fee. Always use the official e-Aasthi portal and track your application online. Paying unofficial fees does not guarantee genuine Khata and may result in fraudulent documents.

Check for encroachment or disputed boundaries before applying

If the property has boundary disputes or encroachment issues, the Revenue Inspector's report may flag it and delay or block Khata transfer. Resolve boundary disputes through civil channels before applying.