Khata Bifurcation Online in Bengaluru: e-Aasthi 2.0, Roads, and the Real Dates

1. The poster vs the gazette calendar

Bengaluru flyers say you can apply online for khata bifurcation (splitting) on e-Aasthi 2.0 from 5 October 2026. The Greater Bengaluru Authority did launch e-Aasthi 2.0 on 22 September, and bifurcation is on the menu. The dates inside the newspapers are not one number. At launch, The Hindu and the Times of India quoted 28 September. Deccan Herald wrote that the module was ready but officials were waiting for the government to publish final bifurcation rules — commercial A-khata from 5 October, general sub-division from 10 October. Use the live GBA e-Aasthi portal (GBAeAasthi.Karnataka.gov.in) rather than a graphic.

2. What e-Aasthi 2.0 actually is

Version 1.0 went live in the old BBMP in October 2024 and won a National e-Governance Gold Award in 2025. About 23–25 lakh of Bengaluru’s 35-lakh-plus properties have draft e-Khatas; about 11 lakh owners have a final e-Khata. 2.0, launched by Greater Bengaluru Development Minister Krishna Byre Gowda, is the in-house upgrade: simpler uploads, status tracking, corrections after final e-Khata, multiple deeds (before and after 2004), inheritance and mutation, new khata, bulk new khata, bifurcation and amalgamation — the last two in phases.

The useful plumbing is the hook-up to Kaveri, Bescom and BWSSB so registration, power and water do not each ask you to carry the same papers again. Mutation is meant to talk to Kaveri instead of a second queue.

3. Bifurcation is a planning problem, not a click

Khata bifurcation means one civic record becomes two or more. Families do it after a partition. Investors do it to sell 30x40s out of a larger site. Gowda’s rule for the first online slab — properties up to 20,000 sq ft — is blunt: if you cut it into four, each of the four needs an approach road. Upload the bifurcation plan and the road plan. Approval is online; e-Khatas are meant to come online. The minister said owners have already gone to court after a split with no road. The portal will not be a way around that fight. It encodes it.

Over 20,000 sq ft, town-planning still wants about 15% of the land relinquished. If you want to keep the land, GBA is looking at paying equivalent guidance value — ‘legal aspects will be examined,’ Gowda said. That option is not a published tariff yet. Do not price a layout on a sentence that is still with the lawyers.

DH adds two other flavours the module is supposed to take: site bifurcation already approved by BDA or BMICAPA, and splitting final multi-storey commercial A-Khata units. Those are not the same as carving a revenue site in a village-turned-ward. Read the form title before you upload a sketch.

4. NRIs and the Aadhaar wall

Aadhaar was mandatory for some khata changes on 1.0. Many NRIs do not have one. Gowda said 2.0 introduces digital signatures so those owners can apply for changes and corrections. That is the right direction. Until you have tested OTP versus DSC on the new URL, keep a power of attorney in Bengaluru as well.

5. What to have on the desk before you log in

• Registered deed and current e-Khata / tax paid receipt for the parent property.
• Bifurcation sketch showing each resulting site and the road to each gate — not a WhatsApp rectangle.
• Any BDA / BMICAPA / layout approval if this is not a simple family split.
• If over 20,000 sq ft: a note on 15% relinquishment or wait for the guidance-value circular.

6. Ticket it if the split is the deal

A sale that assumes ‘we will bifurcate after token’ is how timelines slip. File the online application first, or open a PE Realtors legal services ticket (Khatha Services) with deed, tax, EC and ID. Assessment ₹250 including GST; actual charges before work starts. Bifurcation is not khata correction and not a new khata — pick the right line on the form.