A-Khata vs B-Khata: What Every Bangalore Property Buyer Must Know
The Khata classification of a property in Bengaluru determines everything from building permit eligibility to bank loan approval. This guide explains the legal basis, practical implications, and conversion pathway that every buyer should understand before committing to a purchase.
What Is a Khata?
A Khata (also spelled Khatha) is an account or assessment record maintained by the urban local body — BBMP (Bruhat Bengaluru Mahanagara Palike) in Bengaluru, or the respective city corporation or town municipality elsewhere in Karnataka. Its legal basis derives from the Karnataka Municipal Corporations Act, 1976 (KMC Act).
The Khata serves as the municipal government's record of who owns the property for the purpose of property tax assessment and collection. It contains the owner's name, property address, extent, built-up area, property type, and the assessed property tax. The Khata is not a title document — it does not confer ownership. However, it is a critical administrative document without which many downstream actions (building permits, utility connections, bank loans) become impossible.
A Khata consists of two components: the Khata Certificate (an extract that confirms the property is registered in the owner's name in the BBMP records) and the Khata Extract (a detailed document showing assessment details, tax paid, and property dimensions).
A-Khata: Full Municipal Recognition
An A-Khata property is one that has been fully assessed and recognised by BBMP. This typically means the property is in a layout approved by BDA (Bangalore Development Authority) or the relevant planning authority, the building plan was sanctioned, and all applicable development charges and betterment charges have been paid.
Requirements for A-Khata:
- Property is in a BDA-approved layout or an area within the BBMP-approved Comprehensive Development Plan (CDP).
- Building plan sanctioned by BBMP or the competent authority.
- All applicable development charges, betterment charges, and cess paid.
- Property tax assessed and up to date.
What A-Khata enables:
Building plan approval for construction or modification, trade licence for commercial use, water and sewage connection from BWSSB, bank loan approval (banks require A-Khata for housing loans), and smooth property resale.
B-Khata: Revenue Sites and Unapproved Layouts
A B-Khata property is one assessed for tax collection by BBMP but not fully recognised under the planning framework. This typically applies to revenue sites (agricultural land converted and sold as plots without BDA/BBMP layout approval), properties in unapproved layouts, and properties where development charges or regularisation fees have not been paid.
Typical B-Khata scenarios:
- Revenue layout formed by a private landowner without BDA approval.
- Property in a gramathana (village settlement) area subsequently absorbed into BBMP limits.
- Layout where the developer did not complete infrastructure requirements (roads, drains, open spaces).
- Property where regularisation under government amnesty schemes was not completed.
Important: BBMP issues B-Khata not as an approval of the property but as a mechanism to collect property tax. Paying property tax on a B-Khata property does not regularise the property or cure underlying planning violations.
E-Khata: The Digital Transition
E-Khata is the digital format of the Khata record, issued through the BBMP/GBA (Greater Bengaluru Authority) online portal. The transition from physical to digital Khata records has been underway since 2024 and is progressively covering all BBMP wards.
Key features of E-Khata:
- Digitally signed certificate issued online, eliminating the need to visit BBMP offices.
- Linked to the property's PID (Property Identification Document) number for unique identification.
- Standard fee of ₹125 for issuance.
- Contains QR code for verification of authenticity.
- E-Khata is available for both A-Khata and B-Khata properties — the digital format does not change the underlying classification.
Note: An E-Khata is simply the digital version of a Khata. Obtaining an E-Khata does not convert a B-Khata to an A-Khata. The underlying property classification remains the same. Always verify whether the E-Khata is in the A-Register or B-Register.
Side-by-Side Comparison
| Parameter | A-Khata | B-Khata |
|---|---|---|
| Layout approval | BDA/BBMP approved | Unapproved or revenue layout |
| Building plan sanction | Eligible | Not eligible (requires regularisation) |
| Bank loan eligibility | Accepted by most banks | Rejected by most banks |
| BWSSB water connection | Eligible | May require NOC or regularisation |
| Resale market | Full market value | Discounted (typically 20–40% below A-Khata) |
| Property tax | Assessed at standard rate | Assessed at standard rate (tax paid does not confer approval) |
| DeedSure risk classification | No anomaly | CR-012: MEDIUM severity |
DeedSure Risk Assessment: CR-012
DeedSure flags properties that are assessed only in the B-Register as MEDIUM severity. The classification is MEDIUM (not HIGH or CRITICAL) because a B-Khata does not indicate a title defect per se — the ownership chain may be perfectly valid. However, it signals a regulatory risk that materially impacts the property's usability, financing options, and market value. The Title Intelligence Report will include specific recommendations based on whether the property is eligible for regularisation or conversion to A-Khata.
Conversion Pathway: B-Khata to A-Khata
Converting a B-Khata property to A-Khata is possible but requires meeting specific conditions and following a defined process. The viability depends on whether the underlying layout or building can be regularised.
Step 1: Verify regularisation eligibility
Check whether the property or layout is eligible under any government regularisation scheme. Karnataka has periodically issued one-time regularisation schemes (such as the Akrama-Sakrama scheme) allowing certain B-Khata properties to be regularised by paying a prescribed fee.
Step 2: Obtain or verify land conversion order
If the property was originally agricultural land, ensure a valid conversion order (under Section 95 of the Karnataka Land Revenue Act) exists. For properties within BBMP limits, deemed conversion under the 2020 amendment may apply.
Step 3: Pay development charges and betterment charges
BBMP and BDA levy development charges for regularising layouts. These vary based on the zone (core, intermediate, peripheral) and the extent of the property.
Step 4: Submit building plan for approval
If a building exists on the property, it must comply with BBMP building bye-laws. Submit the building plan for sanction (or regularisation if the building was constructed without approval).
Step 5: Apply for A-Khata transfer
Once the layout is regularised and building plan sanctioned, apply for transfer from B-Register to A-Register at the BBMP ward office. Submit the sale deed, EC, tax paid receipts, conversion order, and building plan approval as supporting documents.
Timeline: The conversion process typically takes 3–6 months if all documents are in order. Properties in layouts that are fundamentally non-compliant (e.g., formed on lake beds, government land, or green belt zones) cannot be converted to A-Khata regardless of fees paid.
What Property Buyers Should Demand
A-Khata certificate and extract in the seller's name. Do not accept a B-Khata property unless you fully understand the implications and have factored the conversion cost and timeline into your decision.
Up-to-date property tax receipts showing no arrears. Verify the PID number on the tax receipt matches the Khata certificate.
BDA or BBMP layout approval for the layout in which the property is situated. Ask for the layout plan with the specific site marked.
Building plan sanction if a structure exists. Verify the sanctioned plan matches the actual construction (deviations can lead to demolition notices).
Written confirmation of no pending regularisation fees or betterment charges. Unpaid charges can be recovered from the new owner.
Verify Khata Status Automatically
DeedSure extracts Khata information from your documents, cross-references it against title deeds and ECs, and flags B-Khata-only properties with actionable recommendations in the Title Intelligence Report.
Check Your PropertyDeedSure generates Title Intelligence Reports, not legal opinions. Consult a qualified advocate before property transactions.