E-Swathu in Karnataka 2026 - Form 9 & 11

Note: Please note that the website is in Kannada, so make sure that you can read the language or have someone with you who can read Kannada.

Forms available through E-Swathu portal:

The two most important forms available through E-Swathu are Form-9 and Form-11.

Here's What You Need to Know About Form-9:

Form-9, also known as A Khata, is created by the respective Gram Panchayats for non-agricultural properties under their dominion. It is issued under the Karnataka Panchayat Raj (Grama Panchayat Budgeting and Accounting) Rules 2006 (Rule 28, Amendment Rules 2013). For a property to acquire Form-9, it has to:

• Be legally converted to a non-agricultural property as stated in the Karnataka Land Revenue Act, 1964 by the Revenue Department Office concerned.
• Possess sanctions and approvals for plans under the Town and Country Planning Act from the government department concerned.
• Be verified by the Tahsildar, and its location within the Gramathana of the village was confirmed via a sketch. Refer to the Revenue Department circulars RD 174 MUNOMU 2005 dated 23 August 2005 and RD 146 ASD 2013 dated 14 June 2013.
• Be issued to beneficiaries of the Basava, Ambedkar, and Indira Awaas Yojana Government housing schemes under the Housing Department circular number HD 55 HAS 2011 dated 30 January 2012.

E- Swathu Key Highlights - 2026

• E-Swathu is currently being updated to the E-Swathu 2.0 system that has been implemented by the Karnataka Government starting in 2025 and ending in 2026.  

• The objective of implementing the E-Swathu system in rural Karnataka is to create equal access to property records and a transparent and digital rural property records system. 

• It will also eliminate property fraud by keeping track of who owns the property, thereby reducing duplicate property records and illegal registrations of properties in the State of Karnataka. 

• Approximately 97 lakh rural properties will be included into the E-Swathu system in phases throughout the State of Karnataka.  

• E-Swathu 2.0 system will ensure all rural property records that have been verified for each property are maintained on a digital database and administered by the Rural Development and Panchayat Raj Department (RDPR) of the Government of Karnataka.  

• The E-Swathu system will run concurrently with the Panchatantra platform for Gram Panchayat administration. All citizens can not create New Propertyrecords on E-Swathu 2.0.  

• Any application made for new property records must be made at the Gram Panchayat Office, with required documents needed to support the application being identity proof, sale deed, tax receipt and old Khata.  

• Once the application is approved, the Panchayat Office staff will upload the details of the property to the E-Swathu Portal and issue an e-Khata to the applicant as well as create Form 9 and Form 11B online in the E-Swathu Portal. 

Who is Eligible to Make Use of E-Swathu?

E-Swathu is intended primarily for properties found within Gram Panchayat boundaries in rural or semi-urban areas of Karnataka. Properties found in urban local bodies (e.g. BBMP and others) generally are not included under the E-Swathu Scheme. 

Users of this online platform include: 

• Owners of properties 

• Buyers of properties 

• Officials from Gram Panchayats 

• Banks looking to verify ownership prior to lending funds 

• Courts and/or other governmental agencies that require verified records of ownership for properties 

Geo-Tagging E-Swathu 2.0

One of the biggest upgrades with the introduction of E-Swathu 2.0 is geo-tagging along with the associated GPS property mapping system. 

Some key features of this upgraded system include: 

• The GPS coordinates associated with each property are used to demarcate the property boundaries. 

• Each property will have its own unique (Property Identification) PID assigned. 

• Approx. 3. The electronic form of the property's record will be linked directly to the actual location of the subject property. 

• This system will help to guarantee that there are no false ownership claims made against properties and that no subdivisions occur without due process. 

• Reportedly, the issuance of Form 9 and Form 11 may depend on the completion of geo-referencing of the property pursuant to the newly upgraded version of E-Swathu 2.0. 

Here's a Sample Form-9

Here's What You Need to Know About Form-11

Form-11 is also created by the respective GPs for non-agricultural properties under their dominion. It is issued under the Karnataka Panchayat Raj (Grama Panchayat Budgeting and Accounting) Rules 2006 (Rule 30, Amendment Rules 2013). The register of this form is also known as the Register of Demand, Collection, and Balance of Land and Building.

Form-9 and Form-11 are basically used to aid the collection of property tax.

However, these forms are also mandatory for registration of non-agricultural properties that fall under the jurisdiction of GPs, as per the Revenue Department circular number RD 344 MUNOMU 2005 dated 6 April 2009, amended in 2013.

Here's a Sample Form-11

You will need to apply for these forms if you wish to sell your property.

Difference Between Form 9, Form 11B and Form 3

The difference between the various forms is listed below:  

• Form 9 certifies that a property is registered with the Gram Panchayat and includes ownership details, survey information and property classification. 

• Form 11B contains mutation records and acts as proof of transfer of ownership. It is different from a property tax receipt.  

• Form 3 is mainly required for new construction approvals, development permissions, and zoning compliance within Gram Panchayat limits. 

How to Create Form-9 and Form-11

Form-9 and Form-11 can be created only by registered data entry operators and government officials. The procedure to create Form-9 or 11 for a property is given below:

Step 1: Visit: https://eswathu.karnataka.gov.in/

Step 2: Open the portal and enter your login ID in the box provided.

Step 3: Use the biometric (fingerprint) entry to enter the web app. Biometric verification is compulsory at all levels of logging in.

Step 4: After successful login, you can see a menu on the left-most side of the webpage. Choose the second option for the addition of new property details (hosadaagiaasthi vivaragala servade).

Step 5: Enter all the available data in the given fields and then click on 'Ulisu aasthi' (save the property) at the end of the page.

Step 6: Click on the 'Owner' tab after saving.

Here you have to do the following in the different tabs available on the screen:

Input details of the owner/s. Upload identification documents of the owner.

Step 7: Enter the Dimensions, GP coordinates, Rights, Liabilities, Documents Required, Survey No. of the property, and other required information. Click on the Save (ulisu aasthi) button after everything is entered.

Step 8: As seen in the screenshot above, enter Registration Details and Electricity Details as well if you are also applying for Form-11. Save the entries, and this will create your Forms 9 and 11.

Step 9: Click on the application number created after your entry is saved. Choose 'karyadarshiya anumodanege sallisu' option (4th from the top on the left-most menu) to send the application to the next level of official approval.

Step 10: Choose the property, write comments if you wish to, and then click on 'Forward'.

Once the forms are created and submitted to the respective Gram Panchayat Secretary, the secretary can view the pending forms through their login. They will review the application and either forward it to the Panchayat Development Officer (PDO) for further processing or return it for revisions.

The PDO will further verify the application for Form-9 and Form-11, and do one of the following:

• Approve it
• Return it
• Reject it

How to Search for Your Property Details and Form-9/Form-11 in E-Swathu

Follow the instructions given below to get Form-9 and/or Form-11, or to find the details of your property:

Step 1: Go to the portal and click on 'Search Your Property'.

Step 2: You'll arrive on this page.

Step 3: Select from the dropdown in each field, details such as District, Block, Gram Panchayat, Village, Property ID, Name of the Owner, and 'Printed Forms'. Click on the 'Search' button when you're done. You will get the following details in the search: Document Number Date of Printing Property Code Property ID Name of the Owner Name of the Village Asset Number

Step 4: Click on the Document No. to download the form. You can get both Form-9 and Form-11 in this way. Step 5: If you are looking for other details, then click on 'All' instead of 'Printed Forms'.You'll be able to see the following details: Property ID, Owner Name, Asset Number, and Property Classification.

Fees for E-Swathu Services

The fees for services on the E-Swathu portal may vary depending on the type of application and Gram Panchayat rules. 

Note: Payments can usually be made through UPI, debit card, or credit card. Applicants receive a receipt containing the date and place of issue for each paid service 

How to Search for Status of Property with Kaveri Reports

Follow the process given below to find the status of your property, through the Kaveri Reports section of the E-Swathu portal:

• Click on the 'Reports' section on the right end of the website tabs.

• You'll see a dropdown as shown below. Select 'Kaveri Reports'.

• You'll get the following options: Property ID, Registration No., Village-wise, Date-wise, or Abstract Report. Choose whichever datapoint you have. An example of village-wise report is given below. You can see Request ID, Registration No., Record Date, District, Taluk, Gram Panchayat, Village, Property ID, Name of the Buyer, Address, and Status.

• To get the name of the seller of a particular property, click on the Request Id.

You'll get Request ID, Registration No., Property ID, Name of the Buyer, and Name of the Seller.

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E-Swathu vs Bhoomi vs e-Aasthi

E-Swathu is mainly used for non-agricultural rural properties located under Gram Panchayat limits. Bhoomi is used for agricultural land records such as RTC (Record of Rights, Tenancy and Crops). Properties located under urban authorities such as BBMP are generally managed through urban systems like e-Aasthi instead of E-Swathu. 

Although these portals deal with land and property records in Karnataka, they serve different purposes. 

Types of Mutation

While the terminology sounds odd, "mutation of property" is the official record of change in ownership (or title) of a property. The transfer of the property's title from one person to another could be through sale of the property or inheritance, among other reasons.

Mutation of Property: This term refers to the process of updating property ownership details in the local revenue or municipal records after a change in ownership. This change can occur due to events such as property sale, inheritance, gift, or partition. The mutation process ensures that the new owner's name is officially recorded in the land or property records maintained by the local authorities. There are 2 main types of property mutations

Registered Mutations: When a property is registered at the Stamps and Registration Office (SRO), the details are entered directly on E-Swathu.

Non-Registered Mutations: For properties that are not registered at an SRO, the mutation entry is made at the respective gram panchayat office. Non-Registered Mutations are further classified as:

• Sale Deed
• Change in Property Number
• Change in Property Type
• Change in Roof Type of the Building
• Gift Deed
• Will
• Pouthi Khate
• Amalgamation of Properties
• Sub Division of Property
• Rights and Liabilities on the Property
• Change in Property Category
• Partition Deed

How to View Property Documents Online in Karnataka 

To verify or view your property documents on the E-Swathu website, follow the steps given below:

• Click on the 'Verify' section in the middle of the website tabs.

• You'll see the dropdowns as shown below. Click on the first option - 'Verify Documents'.

• Enter your document number in the screen that appears. Click on 'View Document'.

• The document will get downloaded, and you can view it with a PDF viewer.

How to Check Whether Property Can Be Registered Using Property ID

To know whether registration can be done for a property or not, follow the steps given below:

• Go to the home page and click on the 'Verify' tab.

• Click on the second option in the dropdown menu - 'Check whether this property can be registered'.

• Enter your property ID in the page that appears next.

• If the property exists, then the result will be as shown below. If the given ID does not exist, then the following result will be seen.

How to Verify Digitally Signed Forms

Each form created from the E-Swathu portal is signed digitally by the Panchayat Development Officer (PDO), and there won't be a signature with ink (as per the Guidelines).  

Every certificate issued from E-Swathu has the following: 

• Certificate Number 

• Two-Dimensional Bar- Code (2D) that contains PDO digital signature 

• Water-mark security properties 

• A serial number that has been printed on the document 

Note: You can verify that a document is authentic by checking the certificate number and scanning the 2D barcode printed on the document. 

Common Issues faced by Users

Users experience technical or documentation issues when using eSwathu, including: 

• Issues with mismatch of names between Aadhaar records and property documents 

• Property ID not listed in search results 

• Not selecting correct Gram Panchayat or Village in search 

• Indefinite wait times for mutations to be updated after the property was registered 

• Confusion about Form 11B vs. Property Tax Receipts 

• Attempting to use eSwathu for Urban Properties in the BBMP and other municipal bodies. 

• An applicant may have to manually verify and/or correct records by visiting the Gram Panchayat office. 

How to Correct Errors in E-Swathu Records

If an applicant has any discrepancies in respect of their property (such as an incorrect name of the property owner or inaccuracies relating to how the property was surveyed or recorded) they need to go to the relevant Gram Panchayath office and provide evidence of ownership. 

The relevant Gram Panchayath authority will check the E-Swathu records against local records such as tax receipts, old khata records and documentation that has been presented by the applicant before making any amendments to those records in the E-Swathu database. Once the records have been verified, the applicant will then see up-to-date records on their property on the e-Swathu portal. 

Applicants are required to produce identification in the form of:  

• Aadhaar 

• Sale Deed (or) other proof of ownership of the property 

• Tax Receipt 

• Old Khata 

• Supporting Identity Proof 

Important Disclaimer on Ownership

E-Swathu records have ownership information related to property information (Rural) located in Gram Panchayat jurisdictions. But if you buy a property, then you always need to check additional supporting legal documents before you purchase any Property. 

For all applicants, all documents should be verified before conducting a property transaction. 

Important legal documents include: 

• Sale deed 

• RTC/Pahani records 

• Encumbrance Certificate 

• Conversion orders 

• Tax receipts 

• Approved layout plan