Khata confuses almost every Bangalore buyer. This guide explains A-Khata, B-Khata and the new e-Khata, their impact on home loans and resale, and how to convert or verify one.

What is a Khata and why it matters

A Khata is a civic account maintained by BBMP/GBA recording a property owner's details for property-tax assessment; it is NOT a title document and does not by itself prove ownership.

  • Two components exist: the Khata Certificate (needed for registration, loans, applying for water/electricity) and the Khata Extract (shows dimensions, built-up area, usage and annual value).
  • Note the 2024-25 transition of BBMP into the Greater Bengaluru Authority (GBA); khata records and portals are being migrated, so verify which authority currently holds your property's record.

A-Khata: the fully compliant record

Issued to properties that satisfy all norms: approved layout, sanctioned building plan, land converted from agricultural to residential (DC conversion), betterment charges paid and property tax up to date.

  • A-Khata properties are freely eligible for home loans from all major banks, building-plan sanction, trade licences and smooth resale/ownership transfer.
  • Banks and buyers strongly prefer A-Khata; it commands a resale premium over comparable B-Khata property.

B-Khata: the less-than-legal register

A separate register for properties with pending approvals, revenue/gramathana sites, unauthorised layouts or non-DC-converted land within municipal limits.

  • Most nationalised and large private banks decline or restrict home loans on pure B-Khata property; construction and plan sanction are also restricted.
  • A very large share of Bangalore's built stock has historically been B-Khata, especially on the periphery, which is why buyers must check this before paying any advance.
  • B-Khata property still attracts property tax, but tax payment does NOT legalise the property or upgrade it to A-Khata.

E-Khata: the digital record everyone now needs

E-Khata is the digitised version of the existing khata record; it does not change legal status - a B-Khata digitised becomes an e-Khata that still reflects B-Khata status.

  • BBMP/GBA has made e-Khata effectively mandatory for registering a sale or purchase and, from mid-2025, for building-plan approvals, so both buyer and seller need it before a transaction.
  • Owners can generate a draft e-Khata and apply for the final e-Khata online through the BBMP e-Aasthi / e-Khata portal by uploading documents; for an A e-Khata stamp you must submit the DC conversion order, betterment-fee receipt and relevant approvals.
  • Ministers have clarified there is no hard deadline for existing owners to obtain e-Khata; beware of touts and panic scams charging large fees.

How to convert B-Khata to A-Khata

Ensure the land is DC-converted to non-agricultural residential use, obtain layout/plan approvals and clear all property-tax dues.

  • Pay betterment charges to BBMP/GBA and apply for A-Khata with sale deed, EC, tax-paid receipts and conversion order.
  • Karnataka periodically opens Akrama-Sakrama / regularisation windows, but availability is inconsistent - do not buy B-Khata assuming easy future conversion.

Buyer's checklist before you pay

Confirm the property is A-Khata (or a clearly convertible case) and that the Khata name matches the seller/sale deed.

  • Cross-check the Khata Extract dimensions against the sale deed and the sanctioned plan.
  • For apartments, insist on the Occupancy Certificate; the khata should be in the buyer's name after registration via khata transfer/bifurcation.