COURTKUTCHEHRY SPECIAL ON HOW TO PROTECT FROM E-KHATA FRAUDS IN BENGALURU
Bengaluru E-Khata Scam: What Property Owners Must Know About Digital Registrations
Five sub-registrars suspended after 1,332 illegal registrations in Bengaluru
Experts urge buyers to verify e-Khata, e-Swathu, and BBMP approvals before purchase
By Our Legal Correspondent
New Delhi: January 05, 2026:
A massive e-Khata scam in Bengaluru has shaken public confidence in digital property registration systems. The Karnataka government suspended five sub-registrars after detecting 1,332 illegal property registrations between December 2024 and December 2025.
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The scam involved misuse of the Kaveri 2.0 portal, where officials bypassed mandatory integration with e-Swathu software and registered properties without valid e-Khata certificates. This incident highlights the urgent need for property buyers to understand the laws, rules, and safeguards of e-registration.
The Bengaluru e-Khata scam exposed how loopholes in digital property registration were exploited. Property owners must cross-check e-Khata details on the Kaveri 2.0 portal, verify e-Swathu records, ensure BBMP approvals, and confirm that sale deeds are backed by valid digital khata certificates before purchase.
What is E-Khata?
- E-Khata is the digital version of the khata certificate, a legal document proving property ownership and tax liability.
- Introduced to replace manual khata certificates issued by BBMP (Bruhat Bengaluru Mahanagara Palike).
- Issued online within 48 hours under the Kaveri 2.0 system, designed to prevent fraud and streamline property transactions.
Laws and Rules Governing E-Registration
- Karnataka Stamps and Registration Act
- Mandates that all property registrations must be backed by valid khata details.
- Sale deeds without e-Khata verification are illegal.
- Kaveri 2.0 Portal Rules
- Property registration requires importing e-Khata details from e-Swathu software.
- Manual khata certificates are banned.
- BBMP Property Tax Rules
- Only properties with valid khata numbers can pay property tax.
- Tax receipts serve as proof of lawful ownership.
- Land Acquisition and Housing Board Regulations
- Properties acquired under government housing projects (e.g., Suryanagar Phase-4) cannot be sold through unauthorized letters or manual khatas.
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What Property Owners Should Cross-Check
✅ Verify e-Khata Online
- Check property details on the Kaveri 2.0 portal.
- Ensure khata number matches BBMP records.
✅ Confirm e-Swathu Integration
- Cross-check ownership details on e-Swathu software, which maintains village-level property records.
✅ Check BBMP Approvals
- Verify building plans and occupancy certificates issued by BBMP.
✅ Inspect Tax Records
- Ensure property tax has been paid regularly under the correct khata number.
✅ Avoid Manual Khatas
- Do not accept physical khata certificates; they are invalid under current rules.
✅ Seek Legal Opinion
- Consult a property lawyer before purchase to confirm compliance with registration laws.
Impact of the Scam
- Public Trust Erosion: Buyers fear fraud despite digital safeguards.
- Government Action: Five sub-registrars suspended for misuse of Kaveri 2.0.
- Market Disruption: Short-term slowdown in registrations as authorities tighten checks.
- Legal Battles: Buyers of illegally registered properties may face cancellation of deeds.
Expert Views
Real estate experts say:
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- The scam shows digital systems are only as strong as enforcement.
- Buyers must take responsibility for cross-verifying records.
- The government should introduce real-time alerts for suspicious registrations.
Conclusion
The Bengaluru e-Khata scam is a wake-up call for property buyers. While digital registration systems like Kaveri 2.0 and e-Swathu were designed to prevent fraud, loopholes and misuse by officials have created risks.
Property owners must cross-check e-Khata details, verify BBMP approvals, and consult legal experts before purchase. The government, meanwhile, must strengthen oversight to restore public trust in digital property registration.
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