e-Aasthi 2.0 in Bengaluru: What Changes for Owners and NRIs

Can you now get your Bengaluru khata work done without visiting a GBA office, even if you live abroad?

For many owners, the honest answer used to be “not really”. Imagine an NRI in Dubai who owns a flat in Bengaluru and needs a name correction on the khata. Every step meant a relative standing in a queue, an agent promising to “speed things up”, and weeks of not knowing the status. With the upgraded e-Aasthi 2.0, more of that work can happen online. Here is what has changed, what is still rolling out, and what owners and NRIs should do now.

Quick answer

e-Aasthi 2.0 is the Greater Bengaluru Authority’s (GBA) upgraded online system for khata and property records. It adds online application tracking, correction workflows, Kaveri integration, B-khata to A-khata conversion, and a phased rollout of online khata bifurcation for eligible properties. NRIs can apply for e-Khata online, subject to verification. Some modules are still being switched on, so check the portal before you plan.

What is e-Aasthi 2.0?

e-Aasthi 1.0 digitised Bengaluru’s property records and e-Khata issue. Version 2.0 is the next step: it aims to make the whole property-record process simpler and more transparent, with fewer physical visits and less dependence on middlemen.

What is new in e-Aasthi 2.0?

Dates for the later modules have been reported differently, so confirm each service on the official portal.

How does online khata bifurcation work?

Bifurcation splits one khata into several when a property is divided, as we explain in our guide on khata bifurcation and amalgamation. Under e-Aasthi 2.0, eligible owners can apply online, upload the required plans and complete the process digitally, subject to the applicable rules and approvals. Reports say properties up to 20,000 sq ft can apply online, and then obtain the e-Khata online once the bifurcation is done.

Earlier reports also said smaller ‘A’ khata properties among existing joint owners could be processed automatically, while larger ones would still need town-planning scrutiny. So how quickly your case moves may depend on its size and approvals.

What does it mean for NRIs?

NRIs and other owners living outside Karnataka can apply for and obtain e-Khata online from anywhere, subject to the applicable verification requirements, and digital signature facilities are available for owners outside Bengaluru. For NRIs, that can mean fewer trips and less reliance on agents or relatives. Keep your passport, PAN and property documents ready, because verification still applies.

What does it mean for buyers and owners?

• Faster, more transparent status. You can see where an application stands without chasing an office.

• Cleaner records. Integration with Kaveri, BESCOM and BWSSB is meant to give one linked set of records.

• A tougher check on the paperwork. A faceless system makes it harder to skip steps, so records need to be correct from the start.

• Better planning for sub-divisions. Plans are uploaded online, so layout and access details matter.

How do I prepare? (6 steps)

1. Check your e-Khata status. Find out if you hold a draft or a final e-Khata, and convert it if needed.

2. Match the names and areas. Compare the e-Khata with your sale deed, tax receipts and Encumbrance Certificate, and correct any mismatch.

3. Gather your deeds. Keep the sale deed, mother deed and link deeds ready, as in our chain of title guide.

4. Plan your sub-division. If you want to bifurcate, prepare the plan and check the approvals needed before you apply.

5. NRIs: get verification ready. Keep identity documents, PAN and a working email and phone number for verification.

6. Track the application online and keep a record of every acknowledgement.

What else should Bengaluru owners and buyers check?

• Khata type: an A-khata is easier to transact in than a B-khata. Ask about B-to-A conversion if the property has one.

• Plot size and boundaries: verify the extent with survey records, as in our FMB sketch, tippani and akarband guide.

• Pending applications: if a seller says a bifurcation or correction is “in process”, ask to see the online acknowledgement.

• Registration order: sort the khata before you register, so your purchase is a clearly recorded property.

Frequently asked questions

What is e-Aasthi 2.0?
It is the Greater Bengaluru Authority’s upgraded online system for e-Khata and property records, with application tracking, correction workflows, Kaveri integration and phased online bifurcation.

Can I apply for khata bifurcation online in Bengaluru?
An online module is being rolled out in phases for eligible properties, and reports say properties up to 20,000 sq ft can apply. Check the portal for the current status of the service you need.

Can NRIs get an e-Khata online?
Yes. Owners outside Karnataka, including NRIs, can apply for and obtain e-Khata online from anywhere, subject to verification requirements.

Is the draft e-Khata the same as the final e-Khata?
No. A draft e-Khata is an earlier stage. A final e-Khata is issued after the process is completed, and e-Aasthi 2.0 lets you apply online to convert one to the other.

Can I convert a B-khata to an A-khata through e-Aasthi 2.0?
Yes, B-khata to A-khata conversion is available on the platform, subject to the applicable rules and charges.

Does e-Aasthi 2.0 replace the need to check title documents?
No. The e-Khata is a civic and tax record. Ownership still rests on your title, so verify the deeds too.

This article is for general education and is not legal advice.