Bengaluru’s Digital Move for Transparency in Property Management

Synopsis- The e-khata services are being updated, this time leveraging technology. The newly launched faceless e-khata service by BBMP is expected to bring in a number of benefits to property owners, investors, developers and even the authorities, with a lot of changes made in the rules and regulations of the e-khata process.

In a attempt to transform Bengaluru’s property registration landscape, the Bruhat Bengaluru Mahanagara Palike (BBMP) has rolled out faceless e-Khata services, stepping into a new era of transparency and efficiency for property owners across the city. This digital reform has been mandatory for all the BBMP properties from July 1, 2025. This is more than just a tech upgrade, as it reflects upon a pivotal shift towards citizen empowerment, which aims and would result in reducing corruption, in order to enhancing trust in urban governance.

What is e-Khata and Why is it Faceless now?

An e-Khata is an official digital property document issued by BBMP, which records vital property details such as size, boundaries, ownership, and tax history. Traditionally, property owners had to pass through bureaucratic hurdles and face delays in obtaining paper-based khata certificates, which often lead to corruption, wrong entries, and which all resulted in fraudulent activities. The new faceless e-Khata system makes use of technology to ensure records are processed online without knowing which officer is handling which application, this will minimize local influence, middlemen, and subjective bias. The principle at play is simple: First-In-First-Out (FIFO) rule, which ensures fairness and speed of the process.

Key Features of Faceless e-Khata

• Randomized Officer Assignment: Applications are allotted randomly to a BBMP officer, who could be beyond the applicant’s local area. This will break any kind of local broker network if present and make the system unbiassed.
• Time-Bound Execution: Officers must process each application within three days. If the deadlines are missed , there will be an automatic reassignment of the application. This will help preventing backlogs and delay.
• Online Documentation: Applicants upload business documents, Aadhaar details, sale deeds, photographs, and self-assessed property tax forms via the online portal. There is no longer need for any kind of physical office visits, which was once an issue in the traditional method.
• No More Encumbrance Certificate (EC): Now except for sales and new registrations, property owners now don’t need to get the previously mandatory encumbrance certificate, which often led to delays and involved expenses.
• GPS Security: Each property is linked with GPS coordinates, which secures ownership against any kind of future dispute or misrepresentation. With digital mapping in place, no outsider can claim your property as their own.

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Impact on Citizens and Real Estate Investors

• Benefits for Property Owners
  • Transparency: Digital records are easier to access, verify, and monitor, which will minimize fraud and making any unauthorized changes.
  • Time Efficiency: With online applications, property owners save time and avoid wasting time for travelling to BBMP offices. Many have reported receiving the khata certificate within two to three days after submission of the application.
  • Better Control: The ability to download an e-Khata draft and raise objections online, gives citizens more power in the process of their property documentation.
  • Environmental Sustainability: Switching to e-Khata also supports green initiatives by reducing the usage of paper.
• Benefits for the Developers and Authorities
  • Fast-Track Approvals: Developers can now enjoy quicker project registrations, reducing administrative overhead and minimizing project delays.
  • Boosted Market Confidence: Buyers are reassured when they receive instant digital proof of property ownership, which results in better confidence and market legitimacy.
  • Formalization and Tax Compliance: With over 5.3 lakh e-Khatas already issued and audits uncovering widespread prior tax evasion, the BBMP expects to recover Rs.1,000 crore through improved compliance in FY2025-26, which will significantly boosting the city’s revenue.

Challenges Faced in the Rollout

The BBMP’s online portal faced issues such as server delays and technical bugs. Where some owners of older properties specifically struggled with digital uploads and document verification. As of August 2025, nearly 20,000 khata applications were pending due to these glitches. However, the civic body has pledged rapid bug fixes and increased citizen outreach which includes door-to-door campaigns and AI-enhanced property mapping to remove any kind of illegal constructions and development.

How to Apply for an e-Khata

Property owners within BBMP limits can apply directly through the portal- “bbmpeaasthi.karnataka.gov.in”. The Required documents include:

• Aadhaar authentication
• Registered deed details
• Recent property photograph
• Tax receipts (for Self Assessment Scheme  properties)

This process requires no office visits, which makes it truly ‘faceless’. Upon successful application, draft e-Khatas are downloadable whenever required. There is even a brief objection window allowed to the users, to rectify any inaccuracies before final approval.

Future Prospects 

The faceless e-Khata is one of BBMP’s digitalization initiatives, which includes AI-powered urban planning and enhanced tax enforcement. As Bengaluru continues to formalize property documentation digitally, it is anticipated to result in a fairer, and more competitive real estate market driven by transparency and technology. BBMP’s faceless e-Khata is not just about a technological upgrade. Instead, it signifies the city’s determination to put citizens first and tackle corruption in this digital era.

Written by Adithya Menon