NRI e-Khata in Bengaluru Without Aadhaar OTP: How to Use a Digital Signature Certificate (DSC)

Why NRIs struggle with e-Khata Bengaluru’s e-Khata system, now under the Greater Bengaluru Authority (GBA), relies heavily on Aadhaar OTP verification. Many NRIs don’t have Aadhaar, have let it lapse or no longer use the Indian mobile number linked to it. Foreign citizens of Indian origin, including OCI cardholders, often aren’t eligible for Aadhaar at all. Without the OTP, owner verification stops, and so do e-Khata applications, updates and property sales.

A Digital Signature Certificate (DSC) gives NRIs another secure way to prove who they are online, without an Aadhaar OTP.

What is a DSC? A DSC is the electronic equivalent of a physical signature. It is issued by a certifying authority licensed by India’s Controller of Certifying Authorities (CCA). A Class 3 DSC has the highest level of identity assurance. It is usually stored on a USB hardware token and protected by a PIN.

Step-by-step: using a DSC for NRI e-Khata verification

1. Apply for a DSC. Buy a valid Class 3 DSC, usually bundled with a USB token, from a CCA-licensed certifying authority such as eMudhra or another authorised provider. Choose the NRI or foreign-address option if you live abroad.
2. Submit your passport and identity details. Upload your Indian passport, a recent photograph and the identity and address proofs the certifying authority asks for. Some providers also need video verification or attested overseas address proof.
3. Open the e-Khata application. Log in to the official GBA (formerly BBMP) e-Khata or e-Aasthi portal and go to the owner verification section.
4. Select NRI verification. Choose the NRI option for the property owner and enter your passport details.
5. Connect the DSC token. Plug the USB token into your computer. Make sure the token driver and the emBridge signing utility are installed and running.
6. Sign and save. Click “Verify with DSC,” enter your token PIN when prompted to apply your signature, and save the NRI verification details.

Documents you’ll need

For the DSC

For e-Khata

Valid Indian passport

Title or sale deed

Recent passport-size photograph

Previous Khata extracts

Overseas address proof, if required

Property tax receipts

Email ID and mobile number (Indian or overseas)

Electricity (BESCOM) account number, if applicable

How much does a DSC cost? A Class 3 DSC for NRIs or foreign addresses usually costs about ₹1,299 to ₹3,500+. The price depends on:

• Validity period (1, 2 or 3 years)
• Whether the USB token is included
• The provider and any extra service charges

Check prices directly with the certifying authority before you buy.

Practical tips

• Use a Windows computer if you can. DSC tokens and emBridge usually work best there.
• Keep the token PIN safe. Too many wrong attempts can lock the token.
• Check the validity of your DSC before you start, especially if you bought it a while ago.
• Can’t do it yourself? A family member in India can help through a properly drafted Power of Attorney. Check whether the authority accepts that route for your service.