A-Khata, B-Khata, e-Khata to Patta Chitta: Property Documents Buyers in Bengaluru, Hyderabad and Chennai Must Know
A home is often the biggest purchase of a person’s life, yet many buyers do not know which papers really matter. Bengaluru talks about khata, Hyderabad about passbooks and Pahani, and Chennai about patta and chitta. The portals have also changed a lot recently. This guide explains the important papers and platforms in simple words, city by city.
Why Every City Has Different Property Documents
India has no single property record system. Each state keeps its own land and property records, and each city’s civic body keeps its own tax and approval records. So a paper that is a must in Bengaluru may not even exist in Chennai.
Still, the basic idea is the same everywhere. A buyer wants to know who owns the property, whether the layout or building is legally approved, whether there are loans or disputes on it, and whether taxes are paid. Let us see how each city answers these questions, starting with Bengaluru.
Bengaluru
A Khata is an official record kept by the civic body that lists a property's owner, details, and tax records. You need it to pay property tax, get water and power connections, or sell your property. Here is a simple breakdown of the main property documents and portals you need to know,
Types of Khata
A-Khata is fully legal property with approved papers and banks readily give loans on these.
B-Khata is the property with missing approvals or built in unapproved areas. Loans and resale are much harder.
e-Khata is the new digital version of the Khata, managed on the e-Aasthi portal. Each property gets a unique ePID and a QR code for quick verification.
e-Aasthi 2.0 was launched in late September 2026, this updated portal lets owners download their final e-Khata, track applications, and apply to convert a B-Khata to an A-Khata.
Other Important Portals & Documents
Kaveri Portal is used to register sale deeds, check guidance values for stamp duty, and get an Encumbrance Certificate (EC), which tracks past sales and mortgages.
Bhoomi Portal provides the RTC Pahani, which contains ownership and land details for plots and agricultural land.
e-Swathu is the Khata management system for panchayat areas outside the main city limits.
K-RERA is a portal to verify if a new apartment or housing project is legally registered.
BIAAPA is the specific authority that must approve layouts near the airport area.
Hyderabad
In Hyderabad, property records work differently than in other cities. The land ownership is tracked through the Pattadar passbook and the Pahani. Here is a simple guide to Hyderabad's updated property portals, documents, and tax rules,
The New Land Record System
Bhu Bharati Portal is the new system that completely replaced the old Dharani portal.
All farming land records, ownership transfers (mutations), and Records of Rights (ROR) are now managed on Bhu Bharati. Do not trust old Dharani printouts.
For flats, house plots, and city properties, you must use the IGRS Telangana portal to check registrations and get an Encumbrance Certificate (EC).
Layout Approvals & Approving Authorities
For plots around Hyderabad, check the layout permit number on the HMDA DPMS portal. Ensure the plot you are buying is not part of the mandatory unsold portion reserved by the government. Also, always verify the registration number on the TG-RERA portal for any new apartment or housing project. If a plot is in an unapproved layout, check its current status under this state scheme before buying.
Property Tax Warning
Every property within the GHMC area has a unique Property Tax Identification Number. Property tax dues attach to the property itself, not the owner. If the seller has unpaid taxes, those dues will pass on to you as the new buyer. Always verify the tax history on the GHMC portal using the PTIN before making a payment.
Also read: Sameera Group Plans 10+ Townships Across 2,500 Acres in Tamil Nadu: Check Locations & Plot Prices
Chennai
Chennai’s property system relies heavily on specific land records issued by the Tamil Nadu Revenue Department. Here is a simple breakdown of the essential documents, portals, and approvals you need to check.
Core Land Documents
Patta Chitta is a combined document where the Patta proves who legally owns the land, and the Chitta details the size and type of the land.
A-Register is an official extract that gives deep details about the land's survey number, classification, and tax assessment.
Field Measurement Book, FMB, is the official sketch or map showing the exact boundaries of the land plot.
Town Survey Land Register, TSLR, since most of Chennai is urbanized, city property records are managed under this register via the Urban Tamil Nilam system. You can verify all of these on the Tamil Nadu e-Services land records portal.
Registration & Clearances
TNREGINET Portal is the official website used to apply for an Encumbrance Certificate also EC. EC is the document that tracks past sales, mortgages, and court orders for your chosen time frame. While a clean EC is necessary, it only tracks registered transactions and does not fully guarantee a perfect title on its own.
Approvals & Local Taxes
Housing plots inside the Chennai Metropolitan Area must be approved by the Chennai Metropolitan Development Authority, CMDA. Plots outside this boundary require Directorate of Town and Country Planning, DTCP approval.
New apartment projects and layouts must be verified and registered on the TNRERA portal. Greater Chennai Corporation, GCC, is the body that manages city property taxes. Always demand the latest tax receipt from the seller to ensure no dues exist, along with an Occupancy Certificate if the building is brand new.
Mistakes to Avoid Before Buying a Property
Check the records yourself from the official portals, and check that the owner’s name, survey number and extent match on every paper. An approved layout does not mean there are no loans, and a nil EC does not mean the patta or khata is right. It is better to keep a lawyer for the final check, and compare the papers one by one before paying a large advance.
Property papers look confusing at first, but they answer a few simple questions like, who owns it, is it legal, is it free of loans and are taxes paid. It is better to know what is used for property buying in the city, and also check them on the official portals. Always keep digital copies safe. As the rules and portals keep changing, it is always better to verify and check all the documents before any property purchase.