Get your property name changed legally in Government records. Khata transfer, mutation, RTC update — we handle BBMP e-Aasthi and Bhoomi portal processes so you don't face tax issues, loan rejections, or sale delays.
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💡 Buying, inheriting or being gifted a property? A Gazette has nothing to do with it — you need mutation, and this page is about that. A Gazette matters only where your own name changed. Which of the two is you? →
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Property name change in Karnataka is done through mutation (updating ownership in Government records after a sale, gift, inheritance, or partition). For urban properties (Bengaluru, Mysuru, Mangaluru), this means khata transfer via the BBMP e-Aasthi portal. For rural properties, it means updating the RTC (Record of Rights) through the Bhoomi portal or Taluk office. You must apply within 90 days of registration. Fees range from Rs 30-Rs 200 for rural mutation to approximately 2% of stamp duty for urban khata transfer.
Registration proves you bought the property. Mutation proves the Government recognises you as the owner for tax purposes. You need both.
Section 128 of the Karnataka Land Revenue Act, 1964 requires reporting ownership changes within three months of the transaction.
Urban properties need khata transfer (BBMP/municipal). Rural properties need RTC update (Bhoomi/Taluk office).
Statewide from 24 February 2026: once the 7 or 15 day notice passes without objection, the entry is certified without a Revenue Inspector signing it. This is the revenue-records system — a BBMP e-Khata transfer is still its own municipal process.
From October 2024, all Bengaluru property transactions require e-Khata through the e-Aasthi system.
Your registered sale deed proves legal ownership. Mutation/khata transfer proves the Government recognises you for tax, loan, and sale purposes.
Almost every page on this subject answers only the first one. If you came here because your own name changed, the first half of this guide is not your process at all.
| Which is you? | What actually has to happen | Where to read on |
|---|---|---|
| The property changed hands — you bought, inherited, were gifted or partitioned it | The owner in the Government record is still someone else. You need mutation: khata transfer for urban, RTC for agricultural land, e-Swathu for a panchayat site. | The mutation process, below. |
| The owner did not change — your name changed, after marriage or by legal name change | The record names you under your old name. Nobody is transferring anything. You are asking the office to record that the person named is the person you now are. | The section immediately below. |
| Neither — your name is simply spelt wrong in the papers | A clerical error. Depending on which document carries it, this is either an ARO correction or a rectification deed. | Correcting a wrong name, below. |
This is the single most useful thing on this page, and it is missing from every competing guide we could find.
A registered deed is a record of a transaction on a date. It is not a certificate of who you are today. The Sub-Registrar does not hold an editable file with your name in it — the deed is scanned, indexed and closed. So there is no counter anywhere in Karnataka where a deed is reissued in a new name, and any agent who offers you one is describing something that does not exist.
What you change instead are the live records: the khata or e-Khata, the RTC, the e-Swathu Form 9 and Form 11, the property tax account, the electricity and water connections, and the society or association register. Those are the records that get read when you pay tax, take a loan or sell. Your old name stays on the deed forever, and that is normal — married women who bought property before marriage are in exactly this position, in their millions.
The order matters more than the paperwork. Update Aadhaar and PAN first, then the property records. Every property office asks for Aadhaar, and an Aadhaar that already agrees with your claim turns a contested application into a routine one.
Different problem. If the deed misspells your name, records the wrong father’s name, or carries a wrong door or survey number, the fix is a rectification deed (ತಿದ್ದഩಪಡಿ ഒವ್ഘ) — a fresh instrument registered alongside the original, correcting the error and travelling with the record from then on.
We handle the records side of this and the Gazette. We are not litigators, and a case where the other party is gone is a lawyer’s job, not ours.
The commonest wasted month on this process is filing in the wrong system. Karnataka runs four, and which one holds your property has nothing to do with which is nearest to you.
| Your property | The record | Where | Who decides |
|---|---|---|---|
| Site or flat inside BBMP limits | e-Khata (A or B) | e-Aasthi — bbmpeaasthi.karnataka.gov.in | BBMP Assistant Revenue Officer for your ward |
| Property in another city or town municipality (CMC, TMC, City Corporation) | Khata in that body’s register | That municipality’s own portal or office — not e-Aasthi | Revenue officer of that local body |
| Non-agricultural site or house inside gram panchayat limits | e-Swathu — Form 9 and Form 11 | eswathu.karnataka.gov.in | Panchayat Development Officer (PDO) |
| Agricultural land | RTC / Record of Rights (Pahani) | Bhoomi — landrecords.karnataka.gov.in | Tahsildar, via the Village Accountant |
The gap that catches people: a converted site in a gram panchayat area is not a Bhoomi property and not a BBMP property. It lives in e-Swathu, as Form 9 (the property register extract) and Form 11 (the demand, collection and balance register, which also carries the mutation history). Most guides to “property name change in Karnataka” do not mention e-Swathu at all — and a very large number of Karnataka homes sit in it.
One property can appear in more than one system over its life — agricultural land that was converted, then absorbed into municipal limits, has a trail across all of them. If you are unsure which applies, the last tax receipt you hold usually names the body that issued it. That is your answer.
The official process of updating ownership records in Government revenue departments after a property changes hands. This is the term used in the Karnataka Land Revenue Act, 1964.
The municipal equivalent of mutation for urban properties. Khata is the property tax account maintained by BBMP or other urban local bodies. Transferring khata means changing the owner's name in that tax record.
For rural properties, the Record of Rights (RTC) is updated through the Bhoomi portal or Taluk office to reflect the new owner's name in revenue land records.
Important: Your registered sale deed proves legal ownership. Mutation or khata transfer proves the Government recognises you as the owner for tax, loan, and administrative purposes. You can legally own a property without mutation, but you'll face endless practical problems.
| If You Don't Do Mutation | What Happens |
|---|---|
| Property tax | Bills stay in previous owner's name. You can't get receipts in your name. |
| Bank loans | Banks reject home loan or property loan applications. |
| Selling later | Title continuity breaks. Buyers' lawyers flag it. Sale gets delayed or falls through. |
| Building plans | BBMP or CMC won't approve building plan modifications. |
| Utilities | Water and electricity connections stay in old owner's name. |
| e-Khata | You can't get e-Khata (mandatory for most approvals since 2024). |
| Legal disputes | If Government acquires land, compensation goes to the name in records. |
Legal requirement: Section 128 and 129 of the Karnataka Land Revenue Act, 1964 mandate that any change in possession or ownership must be reported to the revenue authority within three months of the transaction. Failure to report is a legal violation.
After buying property through a registered sale deed.
After receiving property through a registered gift deed.
After inheriting property through a Will or succession.
After a partition among family members.
After a court decree ordering transfer of property.
After a relinquishment deed is executed.
To correct spelling mistakes in existing records.
To update name after marriage or legal name change.
Ensure your property is legally registered at the Sub-Registrar's office through Kaveri 2.0. Without valid registration, khata transfer cannot proceed.
A Khata — Fully approved property meeting all BBMP regulations. Transfer is straightforward. B Khata — Property with irregularities or unapproved layouts. May need conversion to A Khata before or alongside transfer.
Visit the official portal at bbmpeaasthi.karnataka.gov.in. Create an account or log in with your registered mobile number.
Search using your PID number (Property Identification Number), application number, or owner name. Review the draft e-Khata for accuracy.
Both seller and purchaser must complete Aadhaar-based authentication. Upload all documents, submit the form, and note your Sakala application number. Pay the khata transfer fee (2% of stamp duty) online or at Bangalore One.
Revenue Officer verifies documents. Once payment clears (within 2-3 days), download your updated e-Khata certificate. Total timeline: 30-45 days for clean files.
Go to landrecords.karnataka.gov.in. Click on "For Citizen Services" then "View RTC and MR".
Enter survey number, village, and taluk details. Submit your mutation application through the portal or visit the Taluk office / Village Accountant.
A 7-day or 15-day public notice period allows any objections to be raised. If no objections are filed, the case moves to approval.
Since February 2026, approval is automatically granted once the notice period ends. No revenue inspector signature needed. If objections are raised, the case goes to the Tahsildar's court.
Once approved, download the updated RTC showing your name as the owner. Apply within 90 days of sale deed registration.
| Stage | Before | Since 24 February 2026 |
|---|---|---|
| Who certifies the entry | A Revenue Inspector had to approve and digitally sign after the notice period | The system certifies it on the 8th or 16th night if no objection was filed |
| What delayed it | Inspector unavailability, repeat visits, and the middlemen who grew up around both | Nothing human, in the ordinary case — the notice period is the timeline |
| If somebody objects | Held up at the office | Out of the automatic track and into the Tahsildar’s court, exactly as before |
| What it does not cover | Court orders, disputed entries and several other categories still follow the older manual route. A BBMP e-Khata transfer is a municipal process and is not this system. | |
The reform was launched statewide on 24 February 2026 by the Revenue Minister, Krishna Byre Gowda, and removes the Revenue Inspector’s manual approval from the ordinary mutation. The stated aim is that account transfers no longer need an office visit at all.
A note on the numbers you will see quoted. Reporting around the launch refers to 35.11 lakh notice-free mutations, and separately to roughly 70% of khata changes already being handled automatically. You will also find “98%” repeated across property blogs; we could not trace it to any Government source, so we do not use it. Treat automatic approval as the normal path, not as a guarantee for your file.
Government fees are separate and paid directly
Best for complex cases and first-time applicants
Paid directly to Government / vendors
Example total cost for a Rs 50 lakh property: Stamp duty (5%) = Rs 2,50,000 + Registration fee (2%) = Rs 1,00,000 + Khata transfer fee (2% of stamp duty) = Rs 5,000. Total Government cost: approximately Rs 3,55,000 (about 7.1% of property value). Our service fee is separate.
Missing even one document sends your application back. Use our checklists above to prepare everything before applying.
Any pending tax on the property blocks mutation. Clear all dues first and keep receipts ready.
Late applications face penalties and additional scrutiny. Apply as soon as your sale deed is registered.
If your name differs between sale deed, Aadhaar, and PAN, the system flags it. Ensure consistency.
Applying to BBMP for a rural property (or vice versa) wastes months. Know whether your property is urban or rural.
This is the most common and costly mistake. Registration and mutation are separate processes handled by different departments.
Use the e-Aasthi portal for BBMP properties or the Bhoomi portal for rural properties. Enter your PID or application number.
Take your sale deed and Aadhaar to your zone's Assistant Revenue Officer (ARO). They can check what's pending.
Write to the Zonal Deputy Commissioner (Revenue) with your application number and sale deed details.
File RTI to the BBMP PIO (urban) or Gram Panchayat PDO (rural). Fee: Rs 10. Ask for application status, pending documents, file notings, and reason for delay.
You registered the sale deed in January. It's now April. Property tax bills still come in the seller's name. What to do: Apply for khata transfer immediately through the e-Aasthi portal. You're already past the 90-day window — expect some scrutiny. Gather your sale deed, EC, previous khata, tax receipt, and Aadhaar. File online and pay the 2% fee. Timeline: 30-45 days.
Your father passed away, and you need to transfer the family farm to your name. What to do: Get the death certificate and legal heir certificate first. Then visit the Taluk office or use the Bhoomi portal to apply for mutation. Attach the succession certificate if there's no Will. Timeline: 30-90 days depending on district.
You got your e-Khata but your name is misspelled. What to do: Visit your zone's ARO with your sale deed and Aadhaar. Submit a written correction request. You may need a notarized affidavit. The ARO can correct minor spelling errors without a full mutation application.
You've executed a registered gift deed. Now what? What to do: The donee (your daughter) must apply for mutation/khata transfer using the gift deed as the base document. Same process as sale — just replace sale deed with gift deed in the document list.
Gather sale deed, khata/RTC, tax receipts, EC, Aadhaar, PAN, and photos. We review and organise everything.
File online through e-Aasthi (urban) or Bhoomi (rural). Complete Aadhaar eKYC and pay fees.
Revenue Officer verifies documents. Public notice period runs (7 or 15 days). Objections, if any, are reviewed.
For revenue records, an unobjected case is certified on the 8th or 16th night without a Revenue Inspector signing. An objection takes the file out of that track.
Download your updated e-Khata certificate or RTC. Property tax records update automatically.
No office visits needed. We guide you through portals, calls, and WhatsApp from start to finish.
Scenario-based checklists for sale, inheritance, gift, and spelling correction — nothing missed.
Correct filing the first time means no rejections, no re-submissions, and no months of waiting.
Stuck application? We help with ARO visits, written escalations, and RTI filing guidance.
Clear service fees. Government fees are separate and paid directly — no hidden charges.
We stay updated with the latest 2026 automatic mutation rules, e-Khata requirements, and BBMP changes.
The searches people run just before and just after this one, each with the answer rather than a link to go and find it.
Last checked against these sources on 15 August 2026. Fees and portal behaviour change without notice — where a figure decides something for you, confirm it on the portal before you act.
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Don't let outdated records block your loans, taxes, or future sale. Get expert help for khata transfer, mutation, and RTC update across all Karnataka districts.
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