In a move expected to benefit nearly 6.5 lakh property owners across Bengaluru’s urban, rural, and south districts, the Karnataka government has launched a comprehensive e-Khata regularisation initiative as part of its flagship e-Swathu digitisation programme. The new drive covers approximately 2.8 lakh properties in Bengaluru Urban district and 1.8 lakh properties each in the Rural and South districts, according to data released by the Rural Development and Panchayat Raj (RDPR) Department.
The large-scale effort aims to bring thousands of unauthorised or unrecorded properties into the official property documentation system. By doing so, the government intends to grant these properties formal legal recognition, enabling smoother ownership transfers, taxation, and access to essential services. The initiative also represents a significant milestone in Karnataka’s ongoing digital governance reforms, which seek to modernise property management and ensure transparency in land ownership across the state.
Officials explained that the new system will allow residents living within gram panchayat limits around Bengaluru to obtain digital e-Khata certificates without having to make multiple visits to government offices. The availability of digital property records will help address long-pending disputes over property legality and streamline the process of accessing civic services. Furthermore, according to reports, this initiative is expected to expand the state’s property tax base, boost market confidence, and improve liquidity in peri-urban real estate zones around the city. For property owners, the formalisation of their holdings will also make it easier to secure bank loans and participate in legitimate property transactions.
The RDPR Department currently oversees nearly 1.5 crore property records across Karnataka. Of these, more than 97 lakh records have already been digitised and integrated into a centralised online database. These digitised records will now form the foundation for issuing e-Khatas across the state, marking one of the largest rural property documentation initiatives in Karnataka’s history.
Data from the department indicates that approximately 8.2 lakh properties in Bengaluru Urban district already have e-Khatas, while an additional 2.7 lakh properties have been identified for regularisation. Once regularised, these properties will be brought into the property tax net, expanding revenue for local bodies and ensuring that property-related civic services reach all legitimate owners.
Background
Earlier this year, in May 2025, Rural Development and Panchayat Raj Minister Priyank Kharge had announced that the government would begin issuing ‘B’ Khatas for unauthorised rural properties starting in July. The move, he said, was part of a broader plan to bring nearly 95 lakh rural properties under the e-Swathu digital property record system, thereby providing formal recognition to rural landowners across Karnataka. Minister Kharge also noted that the department had already made substantial progress in preparing for the rollout, with property forms distributed for about 50.05 lakh properties over the past two years. This data collection has laid a solid groundwork for the full-scale digital inclusion of rural and semi-urban properties.
The e-Khata itself is a digital version of the traditional khata certificate, which records property details and ownership. Originally introduced by the Bruhat Bengaluru Mahanagara Palike (BBMP), the e-Khata system allows property owners to apply for, verify, and download their certificates online. This eliminates the need for physical visits to municipal offices and significantly reduces the time and paperwork previously required. The system aims to increase convenience for citizens while ensuring transparency, accuracy, and accountability in land administration.
Officials highlight that this digital transformation has been designed to address many of the challenges associated with traditional record-keeping. Manual property registers often led to duplication, missing records, and ownership disputes. The e-Khata system, integrated within the e-Swathu platform, ensures that all property transactions are properly recorded, verifiable, and traceable through a secure, centralised digital database.
About e-Swathu
The e-Swathu initiative, launched by the Karnataka government, is an online system that enables gram panchayats to manage and digitise property records in a transparent, accessible manner. It was designed to replace the outdated manual record system with digital entries that can be easily verified by both citizens and officials. The programme plays a crucial role in maintaining accurate property ownership records, tracking ownership transfers, and ensuring that tax payments are correctly documented. It is also aimed at reducing land disputes, preventing illegal sales, and curbing the creation of unauthorised layouts in rural and peri-urban regions.
Through the e-Swathu platform, property owners in rural areas can access essential documents such as Form 9 (A-Khata) and Form 11, both of which are required for registering properties, paying taxes, or applying for bank loans. These documents also serve as key proof of ownership, helping property owners establish legal claims over their holdings. The initiative thus ensures that rural citizens—who often lack access to formal land records—are brought into the state’s official property management framework.
Officials have noted that the e-Swathu and e-Khata initiatives are expected to transform property governance in Karnataka by promoting efficiency, accountability, and inclusivity. The digitisation of records not only reduces the potential for errors or manipulation but also allows for real-time data access across different administrative levels. This will make it easier for local governments to plan infrastructure projects, assess development needs, and implement effective land-use policies.
In addition to improving transparency, the initiative has important economic implications. Properties that were previously unrecognised or lacked legal documentation often could not be used as collateral for loans or sold through formal channels. With e-Khata certification, property owners will now be able to leverage their land assets for financial purposes, thereby increasing liquidity and stimulating local economic growth. For the government, the expansion of the property tax base will generate higher revenues, which can be reinvested in infrastructure and public services.
However, despite its advantages, the digitisation process has not been without challenges. Property owners have occasionally faced issues such as data mismatches, name inconsistencies, and missing co-owner information. These errors, often stemming from old manual records, have forced some applicants to revisit BBMP or gram panchayat offices for corrections. Recognising these difficulties, the RDPR Department has been working to streamline the verification process, standardise documentation formats, and conduct public awareness campaigns to guide citizens through the application and verification procedures.
The department has also emphasised that the integration of older manual records into the digital system is a complex task requiring meticulous cross-verification. Nonetheless, with continued administrative coordination and technological improvements, officials are confident of achieving full-scale digitisation within the next few years.
By combining technology with transparent governance, Karnataka is positioning itself as a leader in digital land administration. The e-Khata initiative not only promises to simplify property management but also paves the way for a future where every property in the state—urban, rural, or semi-urban, exists within a secure, verified, and accessible digital framework.
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