In Karnataka, a house or plot in a village (gram panchayat) is recorded on e-Swathu: Form 9 (with Form 11A) when the land is converted and the layout approved, and Form 11B when it is not. In Bengaluru the record is the e-Khata (A-Khata for approved property, B-Khata for unauthorised), and in other towns it is e-Aasthi. The type of record decides whether a bank will lend on it and how safe a purchase is.
Karnataka property record checker
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Free tool; nothing you type is saved or sent. Built and checked on 29 October 2026. Points marked * come from news or secondary sources; confirm on the official portal or office before you act.
The records compared
| Record | Where | Means | Bank loan |
|---|---|---|---|
| Form 9 + 11A | Gram panchayat | Converted, approved non-agricultural property in the panchayat register | Usually yes |
| Form 11B | Gram panchayat | Tax record for property without conversion or approval; shows possession, not clear title | Often no |
| e-Khata (A) | Bengaluru (GBA) | Approved layout / plan, full khata | Yes |
| e-Khata (B) | Bengaluru (GBA) | Unauthorised / revenue site brought on record for tax* | Limited |
| e-Aasthi Form 3 / 3A | Other towns | Form 3 for approved, 3A for unauthorised* | Form 3 yes, 3A limited |
Karnataka revamped e-Swathu on 1 December 2025 and made Forms 11A and 11B available digitally*. A 2025 amendment says paying panchayat tax does not regularise a violation or give title (Section 199C)*.
How to get Form 9 / 11B
- Visit the gram panchayat (Bapuji Seva Kendra) or eswathu.karnataka.gov.in.
- Give the sale deed, EC, conversion order and layout approval (for Form 9), owner Aadhaar and photo of the property.
- The PDO verifies, the property is photographed and geo-tagged and the record is issued; fees vary by panchayat (certified copies about ₹50-200*).
- Check later on eswathu.karnataka.gov.in → “Search property” by district, taluk, village and owner name.
How to get e-Khata in Bengaluru
- Search your property on the BBMP / GBA e-Khata site using your ward and property ID (or SAS application number).
- Upload owner Aadhaar e-KYC, sale deed number, EC number and a photo; property tax must be paid.
- Download the final e-Khata once approved; B-Khata properties get a separate e-Khata with that status*.
Buying a site? Use the record as a red flag check
- Form 11B or B-Khata: ask why; the layout is likely unapproved and building plan sanction may be refused.
- Match the owner name on the record with the sale deed and EC (Kaveri Online).
- For farm land, look at the RTC instead; see our Bhoomi RTC guide.
e-Swathu: frequently asked questions
What is e-Swathu? Karnataka’s online system for property records in gram panchayat (village) areas: Form 9, 11A and 11B.
What is the difference between Form 9 and Form 11B? Form 9 is for converted and approved property and is accepted by banks; Form 11B is for property without conversion or approval and records only tax and possession.
Is e-Khata the same as e-Swathu? No. e-Khata is for Bengaluru (GBA area) property; e-Swathu is for village property.
Can I get a home loan on a Form 11B property? Most banks refuse or ask for conversion and approval first.
How do I check e-Swathu online? On eswathu.karnataka.gov.in use property search with district, taluk, gram panchayat and owner name.
Sources (checked 29 October 2026): e-Swathu and e-Khata rules as explained by Sobha, 1acre, Ujjivan SFB, bangaloreprop and deedwise (Dec 2025 revamp, Section 199C)*; Karnataka RDPR and BBMP / GBA e-Khata pages. eswathu.karnataka.gov.in did not open from our cloud server.
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