North Bengaluru Plots

Khata, e-Khata and e-Swathu for plots outside Bengaluru city limits

Last updated
4 November 2026
Short answer

Plots inside urban local body limits use an e-Khata. Plots in gram panchayat areas use the e-Swathu record (Form 9 and Form 11). Many airport-corridor plots are in panchayat areas, so ask which record applies and check it matches the layout approval.

Two systems, depending on where the plot sits

Karnataka has moved property records online. Which record applies depends on who administers the land.

| Where the plot is | Record | Issued by | | --- | --- | --- | | Inside an urban local body (for example a city corporation or municipality) | e-Khata (through the e-Aasthi system) | Urban local body | | Inside a gram panchayat | e-Swathu (Form 9 and Form 11) | Gram panchayat, via the Rural Development and Panchayat Raj department |

A large share of land along the airport corridor is administered by gram panchayats, so e-Swathu is often the record you will meet.

A record in the seller's name is necessary but not sufficient. It does not prove that the layout is approved or that the land has been converted.

What to check

  1. The record exists, is in the seller's name and matches the survey number in the sale deed.
  2. The area and boundaries in the record match the approved layout plan.
  3. The category of the record. Records created to regularise unapproved properties are not the same as records for approved layouts. Ask your lawyer what the category means for resale and bank loans.
  4. That the record and your sale deed will be registered together at the correct sub-registrar office.

Before you pay

Ask your bank in writing whether it will lend against that specific record, and ask your lawyer to confirm the record against the layout approval and land conversion order. See the full checklist.

Questions people ask

Is A-khata the thing to look for near the airport?

Not necessarily. A-khata and B-khata are terms most associated with Bengaluru's city corporation limits. For plots in gram panchayat areas the relevant record is the e-Swathu entry. Ask the authority or your lawyer which applies to the exact survey number.

Can I register a plot without an e-Khata or e-Swathu?

The state government announced that e-Khata would be compulsory for property registration from 30 September 2024, to curb fraudulent deals. Rules and implementation by district can change, so confirm current requirements with the sub-registrar.

Will a bank lend against a plot with a B-category or provisional record?

Often not, or on stricter terms. Ask your bank which records it accepts before you commit to the purchase.