East Bengaluru buyer answers
How do I check whether an East Bangalore project falls under BBMP or a gram panchayat?
Direct answer: Check who issues the khata and collects property tax on the project land, and who sanctioned the building plan. A khata from the city corporation (the former BBMP area, now Greater Bengaluru Authority) through e-Aasthi means a city property; one from a gram panchayat through e-Swathu means panchayat. Confirm it from documents on the project's Karnataka RERA page.
Disclosure: acre&key’s advice is free to buyers; we are an authorised sales partner for some projects and may be paid by the developer.
Verify with your lawyer: This page is general information, not legal advice. Jurisdiction and khata status are specific to each survey number, so have your own property lawyer confirm them before you pay a token or sign anything.
We do this check for East Bengaluru buyers. The method below works whether or not we're involved.
First, the name change
You'll still hear "BBMP" everywhere, and many documents carry it. Since 2025, Bengaluru's civic administration has been reorganised under the Greater Bengaluru Authority (GBA), with five city corporations below it. The official site still sits at bbmp.gov.in and now carries the GBA name. For a buyer, the practical question is the same as before: is this land inside the city corporation area, or is it governed by a gram panchayat?
Boundaries can change over time, so always check current records for the specific survey number rather than relying on what was true a few years ago.
Why does it matter on the East side?
East Bengaluru's growth has pushed well past the old city limits. Parts of Varthur, Gunjur, Sarjapur Road's outer stretches, Budigere Cross, Hoskote and the Old Madras Road fringe include land that's under gram panchayats, while nearby pockets are inside the city corporation area. Two projects a kilometre apart can sit under different authorities, which is one more thing to weigh in Whitefield vs Sarjapur Road.
That difference affects:
- Khata and property tax. City properties are managed through GBA's e-Aasthi system. Panchayat properties are recorded in e-Swathu.
- Home loans. Lenders look closely at khata type and plan approvals.
- Civic services. Water supply, drainage and road maintenance arrangements differ.
- Plan approvals. The authority that sanctioned the building plan differs, and it's worth knowing which one did.
None of this makes panchayat projects bad. It just changes what you need to check.
Which five checks settle it?
1. Read the project's RERA filing
On rera.karnataka.gov.in, open the project. Under section 4(2)(c) of the RERA Act, the promoter must file authenticated copies of the approvals and commencement certificate from the competent authority, and under 4(2)(d) the sanctioned plan. The authority named on those documents tells you a lot. If it's a city corporation or GBA document, that's one answer. If it's a panchayat or a regional planning authority, that's another.
2. Ask for the khata and latest property tax receipt
Ask the developer for the khata extract and the most recent property tax receipt for the project land. Note who issued them. For city properties, you can look up records on GBA's e-Aasthi portal. For panchayat properties, the record should be traceable on e-Swathu.
3. Check the land record
On the Bhoomi land records portal, look at the RTC for the survey number. It shows the village and land details. On former farmland, check that the land conversion is in place.
4. Look at the sanctioned plan letterhead
It sounds basic, but the sanction letter's issuing authority and reference number are a quick tell. Compare it with what the developer says verbally.
5. Ask the developer directly, in writing
"Is this project's land under a city corporation or a gram panchayat, and who sanctioned the building plan?" A straight question deserves a straight written answer.
What the records usually look like
| What you see | Likely position | What to check next |
|---|---|---|
| Khata on GBA e-Aasthi, property tax to the city corporation | Inside the city corporation area | Khata type (A or B, draft or final e-Khata) |
| Property record on e-Swathu, tax to a gram panchayat | Panchayat area | Plan approval authority, conversion order, loan acceptance |
| Plan sanctioned by a city corporation | City area for planning | Matches the khata? |
| Plan sanctioned by a planning authority outside the city | Likely outside the corporation | Which authority, and is it valid for the project size? |
| Brochure says "Whitefield" or "Sarjapur Road" but documents name a village | Common on the fringe | Trust the documents, not the address |
A note on e-Aasthi 2.0
GBA launched e-Aasthi 2.0 in September 2026. According to GBA's announcement and press reports, it supports converting draft e-Khata to final e-Khata, issuing final e-Khata with mutation, Kaveri registration integration, and B-Khata to A-Khata conversion, with more modules being added in phases. If you're buying a resale or ready flat in a city area, it's worth checking the current e-Khata status there. For what the khata types mean, see A Khata, B Khata and e-Khata.
Mistakes we see buyers make
- Assuming a "Whitefield" or "Sarjapur Road" address means a city khata.
- Relying on a developer's verbal answer without seeing the khata and tax receipt.
- Not asking which authority sanctioned the plan.
- Finding out about loan restrictions only when the bank's legal team reviews the file.
- Assuming the position won't change. If you're told the area is "about to come under the city," treat that as unconfirmed until it's notified.
Your checklist for any East fringe project
- Open the project on Karnataka RERA and note who issued the approvals and plan sanction.
- Get the khata extract and latest property tax receipt from the developer.
- Look up the record on e-Aasthi (city) or e-Swathu (panchayat).
- Check the RTC on Bhoomi and the land conversion order if it was farmland.
- Ask your shortlisted lender whether they'll fund this project, before you pay a token. Add this to your pre-token document list.
- Have your lawyer confirm the position as part of the title review.
Related answers on acre&key
- Documents to verify before a token advance
- Whitefield vs Sarjapur Road for a family flat
- Finding a property consultant in Whitefield
- Hidden costs beyond the base price
- How to assess a builder's track record
Frequently asked questions
Is a gram panchayat project in East Bangalore safe to buy?
It can be, if approvals, conversion and title are in order. The checks are different, and loan availability can vary, so do them before you commit.
Is BBMP still the right name to use?
Many people and older documents still say BBMP. The civic body is now organised under the Greater Bengaluru Authority with five city corporations, and its official site still sits at bbmp.gov.in.
Can I check this myself online?
Partly. The Karnataka RERA portal, e-Aasthi, e-Swathu and Bhoomi are all public. For certainty on a specific survey number, get your lawyer to confirm.
Does panchayat khata affect my home loan?
It can. Lenders have their own policies on khata type and approvals. Ask your lender early.
Will a panchayat area eventually come under the city?
Sometimes boundaries are expanded, but you shouldn't buy on that expectation. Treat it as unknown until it's formally notified.
References
- Greater Bengaluru Authority (successor to BBMP), official site. https://bbmp.gov.in/, accessed 14 Oct 2026.
- GBA e-Aasthi 2.0 e-Khata portal. https://gbaeaasthi.karnataka.gov.in, accessed 15 Oct 2026.
- The Hindu, 'Greater Bengaluru Authority launches e-Aasthi 2.0' (news report). https://www.thehindu.com/news/cities/bangalore/gba-launches-e-aasthi-20/article71495637.ece, accessed 15 Oct 2026.
- e-Swathu, Rural Development and Panchayat Raj property records (gram panchayat properties). https://eswathu.karnataka.gov.in, accessed 15 Oct 2026.
- Karnataka Real Estate Regulatory Authority, official portal (project status, agent status, complaints). https://rera.karnataka.gov.in, accessed 14 Oct 2026.
- Real Estate (Regulation and Development) Act, 2016, full text PDF (PRS Legislative Research). https://prsindia.org/files/bills_acts/acts_parliament/2016/the-real-estate-%28regulation-and-development%29-act,-2016.pdf, accessed 15 Oct 2026.
- Bhoomi / Karnataka land records portal (RTC, mutation). https://landrecords.karnataka.gov.in, accessed 15 Oct 2026.