Short answer: yes, inside the Greater Bengaluru Area. The sub-registrar's Kaveri system is linked to the GBA e-Aasthi records, and the GBA's own answer is that without a Final e-Khata a registered sale or transaction is not possible. You get the Final e-Khata online on gbaeaasthi.karnataka.gov.in, with Aadhaar eKYC for every owner and your property details. A new Final e-Khata is first marked non-transactable, and it becomes transactable once you upload an encumbrance certificate (EC) and the system checks it. Before you agree a price, check your property ePID with the portal's Verify Whether the Property can be Registered tool.
This guide is for owners selling a flat, a house or a site in Bangalore. It was checked in October 2026 against the e-Khata FAQs on GBA e-Aasthi (gbaeaasthi.karnataka.gov.in), the Department of Stamps and Registration (igr.karnataka.gov.in) and the Kaveri 2.0 FAQ.
Why the sub-registrar needs your Final e-Khata
Property records in the city are kept on GBA e-Aasthi, the Greater Bengaluru Authority's portal. When a sale deed is presented, the sub-registrar's Kaveri system reads the property's record from it. The GBA puts it plainly in its FAQ: you cannot sell or register property at the sub-registrar without an e-Khata, because Kaveri is fully integrated with e-Aasthi and without a Final e-Khata a registered sale is not possible.
There are two stages. The Draft e-Khata is the record taken from the old municipal registers, listed ward by ward online. The Final e-Khata is issued after you add your own details and they are matched with those records.
What you need to apply
- Aadhaar eKYC for every owner, by OTP on the Aadhaar-linked mobile or by biometric verification. The names on Aadhaar and on the sale deed must match.
- Your registered deed. For a deed registered on or after 1 April 2004 you do not upload it: you enter the registered deed number and the details are fetched from Kaveri.
- The property tax (SAS) application number.
- The BESCOM electricity account number, where the property has a connection.
- A photograph of the property and its GPS location.
How to get the Final e-Khata
- Open gbaeaasthi.karnataka.gov.in and find your property in the ward-wise Draft e-Khata list, or search by its ePID.
- Complete eKYC for every owner.
- Enter the deed, tax and electricity details and upload the photograph.
- Pay Rs 125 when you print or download the Final e-Khata. The GBA does not charge for processing the application.
- If you plan to sell, upload the EC as described below, so the e-Khata becomes transactable.
The GBA asks owners to apply only through its official online channels, not to visit its offices for this, and to avoid middlemen. If the Draft e-Khata is still in your seller's name, or in a late parent's name, the GBA e-Aasthi FAQs give the steps for those cases.
Why it says non-transactable, and how to change that
A new Final e-Khata is first marked non-transactable: the property cannot be sold or transferred straight away. The GBA calls this a deliberate safety feature. Where the city's records were not updated after an earlier sale, the previous owner's name can still be on them, and the lock stops that person selling the property again.
To make it transactable, upload an encumbrance certificate once on GBA e-Aasthi. It must cover the period from at least one day before your registered deed up to 31 October 2024, so that any other deal on the property in that time is seen. The system reads the EC and checks it against the sale deed, the owner's name, Aadhaar and the existing records. If everything matches and no other transaction is found, it marks the property transactable automatically. Only in rare cases, such as an EC that spans 30 to 40 years or more, is a manual check needed.
You get the EC on Kaveri 2.0 (kaveri.karnataka.gov.in). The fee is Rs 35 for the first year searched and Rs 10 for each further year.
Check that the property can be registered
GBA e-Aasthi has a tool called Verify Whether the Property can be Registered. Enter the property ePID and it shows whether the property can be registered, with its classification and whether it is transactable. The GBA says it is the same check the sub-registrar's office receives. If the office reports a different result, quote the reference code the tool gives you.
If your registration date is close
The GBA runs a one-day Final e-Khata service for urgent registrations, through its helpdesk numbers or the helpdesk at each ARO office. There is no deadline to apply for an e-Khata, but the GBA urges owners to get it done early, because it is needed more and more for a sale or a bank loan.
If you live abroad and have no Aadhaar
An NRI without Aadhaar applies at the ARO office, in person or through a representative they have duly authorised, with a passport or another identity document such as a driving licence. The caseworker verifies the documents and processes the application. If nothing needs correcting, the Final e-Khata is usually issued in 2 to 3 days; an ownership correction has a notice period and can take 7 to 15 days. Selling from abroad is covered in our guide to selling property in India from abroad.
Outside the Greater Bengaluru Area
Outside the GBA, a property's record sits in another system: e-Swathu for gram panchayat areas and Bhoomi (landrecords.karnataka.gov.in) for farm land. Kaveri 2.0 fills in the owner's details from these records as well as from e-Aasthi and BDA, so keep the record up to date and in your name before you sell.
Sell with Gmore
Gmore films your flat, house or site professionally and lists it with the video, and buyers searching near the property get an alert the moment it goes live. Buyers call or WhatsApp you directly, or Gmore takes every enquiry for you and tells you when a buyer books a site visit. You pay one flat fee, shown before you pay, and no commission. Sell your property in Bangalore with Gmore. The other papers you need are in documents required to sell property in Bangalore, and the costs in property registration charges in Bangalore.
This guide is general information, not legal advice. Rules, fees and portal steps change, so check the official site or the office concerned before you sign. Last updated October 2026.
