GBA Bengaluru: Is Your Khata Still Valid After BBMP Ended?
BBMP no longer exists. Since 2 September 2025 Bengaluru has been run by five separate city corporations under GBA Bengaluru — the Greater Bengaluru Authority. Your khata is still valid, your property tax ID has not changed, and you do not need to re-register anything.
That last sentence is the one most people get wrong. The change is real and it is large, but almost none of the panic attached to it is warranted. What actually changed is who you deal with, not what you hold.
The short version, as of 16 September 2026
● Your A khata and B khata are still valid. Nothing has been cancelled or needs re-doing.
● Your PID and SAS property tax ID carry over. Same numbers, same records.
● Property tax and e-Khata run on the same portals. e-Aasthi did not move.
● Five corporations replaced one. 369 wards, up from 198.
● Nobody has been elected yet. Every corporator and mayor seat is vacant; officials run the corporations.
What actually changed, and what did not
The Greater Bengaluru Governance Act came into force on 15 May 2025, and the corporations went live on 2 September 2025. BBMP was dissolved into five bodies: Bengaluru North, South, East, West and Central. The city went from 198 wards to 369, which is the real substance of the reform — smaller units, more councillors, closer administration.
What did not change is anything you own or hold. Khata documents, both A and B, remain valid exactly as issued. Property tax records, PIDs and SAS IDs transferred across. The e-Aasthi portal kept running on the same infrastructure throughout, which is why nothing needed to be reapplied for.
Building plan approvals are the one genuine change of process under GBA Bengaluru. Those now sit with whichever corporation your property falls into rather than with a single BBMP office. If you are mid-way through an approval, that file has moved, and knowing which corporation now holds it is the difference between a two-week wait and a two-month one.
Which of the five corporations is your property in?
This is the GBA Bengaluru question worth answering properly, because everything practical follows from it. The table below is the broad split. Note that a few areas straddle a boundary — Malleshwaram, Rajajinagar and Yeshwanthpura each have wards on both sides of the Central and West line, so the corporation depends on your specific ward, not the locality name.
| Corporation | Wards | Main areas |
|---|---|---|
| East | 50 168 km² |
Whitefield, Mahadevapura, KR Pura, Bellandur, Varthur |
| South | 72 147 km² |
Jayanagar, JP Nagar, BTM, HSR Layout, Koramangala, Bommanahalli, Bannerghatta Rd |
| North | 72 158 km² |
Hebbal, Yelahanka, Thanisandra, Jakkur, Byatarayanapura, Hennur, Kalyan Nagar |
| West | 112 164 km² |
RR Nagar, Kengeri, Vijayanagar, Basaveshwaranagar, Dasarahalli |
| Central | 63 78 km² |
Indiranagar, Shivajinagar, Chamarajpet, Chickpete, Vasanth Nagar |
If you own on the east side, you are almost certainly in Bengaluru East, which covers the largest area of the five on the fewest wards. That is the tech corridor: our Whitefield guide, KR Puram guide and Marathahalli guide all sit inside it, split between the KR Pura and Mahadevapura constituencies.
South is the densest block of our coverage. HSR Layout, Koramangala and JP Nagar are all Bengaluru South, and the Bannerghatta Road pockets of Arekere and Hulimavu are named in its ward list explicitly.
North takes the Hebbal belt, including Thanisandra and Jakkur, while Indiranagar falls into Central, the smallest corporation at 78 km². A handful of wards sit oddly: Kasavanahalli and Kudlu are administered by South despite sitting in constituencies based elsewhere, which is worth knowing if you own in Kasavanahalli.
Is my A khata or B khata still valid?
Yes. Both are valid, neither was cancelled, and there is no re-registration exercise you have missed. This is the single most common worry we field on this and the answer has not changed since the corporations went live.
What has not changed either is the underlying difference between the two. A khata still means the property is fully compliant and on the municipal record for tax and approvals. B khata still means it sits on the supplementary register, with the usual consequences for building approvals and home loan eligibility. GBA Bengaluru did not upgrade anyone’s B khata by reorganising the city.
If you are buying, the khata question is exactly what it always was. Ask which type it is, check the e-Khata on the portal against the seller’s copy, and treat a B khata as a price and financing issue rather than a formality. The reform changed the letterhead, not the law.
Why your e-Khata is taking 45 days instead of three
The official GBA Bengaluru service level for an e-Khata is one to three working days. In practice most applications have been taking somewhere between two and six weeks. That gap is not corruption or a website fault, and understanding it saves a lot of pointless chasing.
When BBMP split into five, physical and digital files had to be reassigned to whichever corporation now owns the property. Applications caught mid-process sat in that handover. Volume did not help: roughly 25 lakh draft khata applications have gone through the system, with over 10 lakh final e-Khatas issued.
Since 25 April 2026 you have been able to pull an e-Khata directly using your SAS property tax ID, covering around 13 lakh records. If yours is one of them, that route is much faster than a fresh application, and it is the first thing to try before assuming you need to file anything.
The portals are unchanged: e-Aasthi for khata and the property tax system. If a broker tells you there is a new GBA portal you must register on, they are wrong, and you should be careful about whatever they say next.
Nobody has been elected yet
Every one of the 369 corporator seats is vacant, and so is each of the five mayor posts. The corporations are being run by state-appointed officers, with the GBA Chief Commissioner acting in place of the mayors. Bengaluru has now gone years without elected corporators.
The Supreme Court has directed that elections be held by December 2026. An earlier end-of-August target passed without polls, with the revision of electoral rolls given as the reason and more time sought. Take any date you are quoted for these elections with real caution, because two have already slipped.
For a buyer this matters in one practical way. Ward-level grievances — drains, roads, katha corrections, khata escalations — currently have no elected councillor to take them to. You are dealing with officials, and that makes the paper trail more important than the phone call.
What to check before you buy right now
1. Pull the e-Khata yourself. Do not accept a printout from the seller. Use the SAS ID route on e-Aasthi and compare.
2. Confirm A or B. It changes your loan options and your resale pool. Get it in writing.
3. Ask which corporation the property is in. If the seller or builder cannot say, that tells you how current their paperwork is.
4. Check property tax is paid to date. Same PID, same portal, no excuse for arrears.
5. For an under-construction flat, ask where the plan approval file sits. Approvals moved corporation; some files are still catching up.
None of this is new diligence. It is the same checklist as before, run against the GBA Bengaluru offices instead of one BBMP counter. The reorganisation created delay and confusion, and confusion is what people exploit, so the answer is to verify on the portal rather than take anyone’s word for it.
Questions owners and buyers are asking
Does BBMP still exist?
No. BBMP was dissolved and replaced on 2 September 2025 by five city corporations under the Greater Bengaluru Authority. You will still see the BBMP name on portal addresses and older documents, which is why the confusion persists.
Is my khata still valid under GBA Bengaluru?
Yes. A khata and B khata both remain valid as issued, and no re-registration is required. Your PID and SAS property tax ID carried over unchanged, and the e-Aasthi portal kept running throughout the transition.
Do I have to pay property tax to a different body now?
You pay through the same portal with the same property ID. The money is now collected by whichever of the five corporations your property falls into, but nothing about how you pay has changed for the owner.
How many wards does Bengaluru have now?
369, across the five corporations: 112 in West, 72 each in North and South, 63 in Central and 50 in East. The old BBMP had 198 wards, so the number has nearly doubled.
Why is my e-Khata application stuck?
Most delays trace to files being reassigned between the five corporations, on top of very high volume. The stated timeline is one to three working days; two to six weeks has been more typical. Try the SAS ID download route first.
When are the Bengaluru corporation elections?
Not yet held. The Supreme Court has directed that the GBA Bengaluru polls take place by December 2026, after an end-of-August target passed. All 369 corporator seats and all five mayor posts are currently vacant.
Did B khata properties get regularised by the change?
No. Reorganising the city did not change the status of any individual property. A B khata remains a B khata, with the same implications for building approvals, home loans and resale, until it is regularised on its own merits.
Buying in one of these corporations and want the local picture — prices, projects and what the area is actually like? Start with the relevant area guide: Hebbal in the north, Electronic City in the south, or Whitefield in the east. If transport is what you are weighing up, our guide to which metro lines actually run is the honest version.
Ward counts, corporation boundaries, portal status and election position checked against public records and government portals on 16 September 2026. Ward delimitation and election dates on this subject have moved more than once — we re-check this page when they do.
