Quick Answer: A Khata certificate in Bangalore is an official document issued by BBMP (now Greater Bengaluru Authority) that records your property for tax purposes and confirms its legal compliance. Properties fall under A Khata (fully legal) or B Khata (partially compliant with restrictions). As of July 2025, e-Khata is mandatory for all property transactions within Bangalore city limits.
What Is a Khata Certificate in Bangalore?
The word “Khata” literally means “account” in Kannada. In the context of property, a Khata certificate is an official account of your property maintained by the municipal authority previously BBMP (Bruhat Bengaluru Mahanagara Palike) and now the Greater Bengaluru Authority (GBA) after May 2025.
Every property within Bangalore city limits is assigned a Khata. This document records the property owner’s name, property dimensions, location, property identification number (PID), and tax assessment details. Think of it as your property’s identity card with the city government.
A Khata certificate is not the same as ownership proof that’s your sale deed. But without a valid Khata certificate in Bangalore, you cannot pay property taxes, get building permits, apply for utility connections, or legally sell the property. For anyone planning to buy, sell, or develop property in Bangalore, understanding Khata is non-negotiable
The concept came into existence in 2007 when BBMP was formed by consolidating Bangalore Mahanagara Palike (BMP) with several surrounding municipalities and gram panchayats. Source: Paytm Blog — BBMP Khata History
Why Is Khata Certificate Important for Property Buyers?
Many buyers in Bangalore focus entirely on the sale deed and RERA registration, ignoring Khata status until it’s too late. Here is why that is a mistake.
The Khata certificate affects nearly every major step of property ownership:
- Home loan approval: Major banks like SBI, HDFC, ICICI, and Axis require a valid A Khata before sanctioning a home loan.
- Building plan approval: You cannot get permission to construct, renovate, or extend a property without an A Khata.
- Occupancy Certificate (OC) and Completion Certificate (CC): These mandatory documents for moving into a new apartment require A Khata status.
- Property resale: A property with B Khata or no Khata will fetch significantly lower market value and deter serious buyers.
- Water, electricity, and BBMP connections: Utility connections like BWSSB water and BESCOM electricity now increasingly require valid e-Khata.
For context, a real estate case study from a Bellandur property in 2025 showed that a home loan application from HDFC was rejected because the property had an old A Khata that had not been migrated to the mandatory e-Khata system. The buyer was unaware this step was required. Source: OneCity Property — Khata Case Studies
What Is A Khata?
A Khata is the highest and most desirable Khata status for a property in Bangalore. It means the property is fully compliant with BBMP building bylaws, approved layout plans, zoning regulations, and all municipal norms.
Properties with A Khata have:
- Approved layouts and building plans from the relevant authority (BDA, BBMP, or BMRDA)
- No violations of Floor Space Index (FSI) or setback rules
- DC (Deputy Commissioner) conversion done if the land was originally agricultural
- All property taxes paid and updated
- Clear title with no encumbrances or legal disputes
If you are buying a RERA-approved apartment from a reputed builder, there is a strong likelihood it will carry A Khata. That said, always verify independently before signing. Our guide on how to verify a builder’s reputation in Bangalore walks you through the exact checks to run. In 2025, A Khata properties in Bangalore convert directly to e-Khata without additional compliance steps a significant advantage for buyers and sellers.
What is B Khata?
B Khata was introduced in 2007 under BBMP (Revenue) Rules as a mechanism to collect property tax from properties that did not fully comply with BBMP norms — including unauthorized layouts, properties on revenue land, or buildings constructed with plan deviations.
The critical thing to understand: B Khata is not proof of ownership. It only proves that you are paying property tax. It does not confirm that the property is legally approved.
B Khata properties face several restrictions:
- Most nationalized and private banks will not sanction a home loan on a B Khata property
- Building plan approvals and modifications are not possible
- Occupancy Certificate (OC) and Completion Certificate (CC) cannot be obtained
- Resale is difficult buyers are cautious and prices are typically 10–20% lower
- Municipal services like water connections may be restricted
B Khata properties registered on or before September 30, 2024, are eligible for regularisation under the Karnataka State Cabinet’s approved scheme, making conversion to A Khata possible under specific conditions.Source: Houzbay B Khata to A Khata Conversion Guide
Before committing to any property purchase, go through our complete apartment buying checklist for Bangalore Khata verification is one of the first checks on the list.
A Khata vs B Khata — Key Differences
Here is a side-by-side comparison of A Khata and B Khata to help you make an informed decision:
Can You Buy a B Khata Property in Bangalore?
Technically, yes. Legally, it carries risk. Here is the honest answer most real estate agents will not give you. Buying a B Khata property is not outrightly illegal, but it comes with significant financial and legal risks that most buyers are not prepared for. Before you consider a B Khata property, ask these four questions:
1.Is the property eligible for B Khata to A Khata conversion under the 2024 regularisation scheme?
2.What are the betterment charges and DC conversion fees required to regularise it?
3.Are there any encumbrances, legal disputes, or tax arrears on the property?
4.Has the builder or seller been transparent about the B Khata status?
Some buyers are attracted to B Khata properties because they are priced lower. But what appears to be savings upfront can become a long-term liability especially if you plan to take a home loan, rent it out commercially, or resell it in a few years.
If you are looking for safe, well-documented properties in Bangalore, explore our curated listings at Buloke Realty. We also cover the broader topic of ready-to-move vs under-construction homes in Bangalore where Khata status plays a key role in what documents will be available.
How to Convert B Khata to A Khata
The Karnataka State Cabinet approved a regularisation scheme in 2024 allowing B Khata properties registered on or before September 30, 2024, to be converted to A Khata status. On August 10, 2025, BBMP launched a dedicated online platform for this conversion. Source: BBMP e-Khata portal update, August 2025
Here is the conversion process:
- Confirm eligibility: The property must have been registered as B Khata on or before September 30, 2024.
- Clear all property tax arrears: Any pending dues must be paid before applying.
- DC Conversion (if applicable): If the land was originally agricultural, it must have gone through Deputy Commissioner (DC) conversion to non-agricultural use.
- Building plan compliance: If there are plan deviations, betterment charges and regularisation fees must be paid.
- Apply online: Visit the BBMP e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) or Sevasindhu Karnataka portal and apply through the dedicated B Khata regularisation section.
- Document submission: Upload all required documents .
- Verification and approval: The Assistant Revenue Officer (ARO) reviews the application. Once approved, an updated A Khata and e-Khata are issued.
Note: Some B Khata properties cannot be converted particularly those that violate building plan limits significantly, or those on disputed or encroached land. In such cases, the best decision is to walk away from the purchase.
How to Get a Khata Certificate in Bangalore (Step-by-Step)
As of July 1, 2025, a verified e-Khata is mandatory for all property registrations and building plan approvals in Bangalore. The process is now entirely online through the BBMP e-Aasthi portal.
Follow these steps to apply for or transfer your Khata certificate in Bangalore:
- Visit the BBMP e-Aasthi portal: Go to bbmpeaasthi.karnataka.gov.in this is the official Greater Bengaluru Authority portal for all Khata services.
- Register or log in: Use your mobile number to create an account or log in as an existing user.
- Search for your property: Enter your Property ID (PID), survey number, or ward number to locate your property in the system.
- Select the appropriate service: Choose ‘New e-Khata Application’, ‘Khata Transfer’, or ‘Khata Conversion’ depending on your requirement.
- Fill in property details: Enter property location, size, usage type (residential/commercial), and owner details accurately.
- Upload documents: Upload scanned copies of all required documents in PDF/JPG format at minimum 300 DPI resolution.
- Pay online: The e-Khata registration fee is 2% of the property value as stated in the sale deed. Pay through the portal’s payment gateway.
- Submit and track: Submit the application and note your acknowledgment number. Track status under ‘My Applications’.
- ARO verification: The Assistant Revenue Officer reviews the application. A site visit may occur for new Khata applications.
- Download your e-Khata: Once approved, log back in and download your digitally signed e-Khata certificate in PDF format.
Processing time is typically 2 to 3 working days for transfers and conversions when all documents are in order. New Khata applications may take slightly longer.
Documents Required for Khata Certificate in Bangalore
Having the right documents ready before you apply prevents delays and rejections. Here is the complete checklist:
- Registered Sale Deed — the primary document proving property ownership
- Latest Property Tax Payment Receipt — confirms all dues are cleared
- Encumbrance Certificate (EC) — proves the property has no legal claims or loans against it
- Approved Layout Plan or Building Plan — from BDA, BBMP, or BMRDA as applicable
- Identity Proof — Aadhaar card, PAN card, Voter ID, or Passport
- Address Proof — utility bill (BESCOM electricity bill works well)
- Property Photographs with GPS coordinates
- Previous Khata Extract — if converting from an old manual Khata or transferring after purchase
- Occupancy Certificate (OC) — required for completed residential buildings
- PAN Card of both buyer and seller — required for transfer applications
For Khata transfer after property purchase, you also need a copy of the previous owner’s Khata extract and a No Objection Certificate (NOC) if applicable.
Khata Certificate vs Sale Deed vs Encumbrance Certificate — What Is the Difference?
A common mistake buyers make: they assume a registered sale deed is enough. It is not. A property can have a registered sale deed but still carry an unpaid loan or legal dispute. The EC confirms a clean title. The Khata confirms municipal compliance. All three work together. For a complete guide on home loans in Bangalore, read our home loan process guide.
Final Word
The Khata certificate in Bangalore is one of the most misunderstood yet most important property documents. Ignoring it or assuming the builder has taken care of it is one of the most common and costly mistakes Bangalore homebuyers make.
Before you book, before you sign, and certainly before you transfer any money verify the Khata status of the property. Check whether it is A Khata, B Khata, or already on e-Khata. If a seller or agent is vague about it, that is your signal to pause.
FAQ
Can I get a home loan on a B Khata property?
Most nationalised and private banks will reject your loan application on a B Khata property. A handful of NBFCs may offer loans but at higher interest rates and stricter terms. Always confirm Khata status before applying.
Is B Khata property legal in Bangalore?
B Khata property is not fully legal. It means the property does not comply with BBMP building bylaws or layout approvals. You can pay property tax on it, but you cannot get building permissions, OC or CC.
How long does Khata transfer take?
If all documents are in order, a verified e-Khata transfer now takes 2 to 3 working days through the BBMP e-Aasthi portal.
What is the difference between Khata and sale deed?
A sale deed proves you bought the property. A Khata certificate proves that the property is registered with BBMP for tax purposes. Both are needed one does not replace the other.
Is e-Khata mandatory in Bangalore in 2026?
Yes. From July 1, 2025, a verified e-Khata became mandatory for all building plan approvals and property registrations within BBMP limits (now Greater Bengaluru Authority).
What is the cost of e-Khata registration?
The e-Khata registration fee is 2% of the property value as mentioned in the sale deed, paid online through the portal..
