Quick Summary:
Yes — and June 2026 is one of the best times to apply. Under the GBA's 100-day special drive (launched May 16, 2026 under the Bhu Guarantee scheme), the betterment charge for B Khata to A Khata conversion has been reduced from 5% to 2% of the property's government guidance value. This window closes in August 2026. The conversion is done entirely online through the GBA/BBMP e-Aasthi portal and requires document upload, eKYC verification, fee payment, and a joint site inspection. BBMP has also approved approximately 60,000 conversions, targeting a 15-day processing timeline for eligible applications.
Around 7 lakh properties in Bengaluru are listed in the B register. Their owners pay property tax faithfully every year — yet they cannot get a bank loan against the property, cannot sanction a building plan, and face a significant discount when they try to sell. That is the practical reality of holding a B Khata in Bangalore.
The gap between B Khata and A Khata is not just administrative — it is financial. A Khata properties command 10–20% higher resale values, are fully eligible for home loans, and can be legally extended or redeveloped. Converting B Khata to A Khata removes that limitation permanently.
In 2026, the Government of Karnataka and the Greater Bengaluru Authority (GBA) have made this conversion more accessible than at any point in the past. A 100-day special drive has reduced conversion fees from 5% to 2% of guidance value — a reduction that, on a mid-segment property, translates to a saving of ₹2–3 lakhs. This window closes in August 2026.
This guide covers everything you need to know: the difference between B Khata and A Khata, who is eligible, what documents are required, the current conversion charges and fees, the online process, and the latest news from GBA and BBMP.
Need help now? SriMas Associate handles the complete conversion process for Bangalore property owners — from eligibility assessment to final certificate. Contact us here.
What Is the Difference Between A Khata and B Khata?
Understanding why your property is in the B register — and what A Khata actually gives you — is the starting point before any conversion.
A Khata is the municipal property record issued by BBMP/GBA for properties that comply fully with building bylaws, zoning regulations, and title requirements. It is the document that gives a property full legal recognition in Bangalore's municipal system.
B Khata is the limited municipal record maintained for properties with some form of irregularity — incomplete layout approvals, deviations from the sanctioned building plan, title defects, or jurisdictional issues arising from village land absorption into the city limits.
Here is what the difference looks like in practice:
| Feature | A Khata | B Khata |
| Legal status | Fully compliant, legally recognised | Irregular — limited municipal recognition |
| Bank loans / home loans | Eligible — banks accept as collateral | Not eligible with most banks and NBFCs |
| Building plan approvals | Can apply for extensions, renovation, redevelopment | Not eligible for BBMP building plan sanctions |
| Trade licence | Eligible | Not eligible |
| Resale value | Full market value | 10-20% discount typical |
| Utility connections | Full access — BBMP sanctioned water, sewage, electricity | Limited or conditional access |
| Property tax | Paid and on record | Paid, but property remains non-compliant |
| Transfer / sale | Clean, straightforward | Can be sold but financing constraints limit buyers |
| Market perception | High buyer confidence | Reduced buyer confidence, legal uncertainty |
The critical point: an e-Khata does not automatically convert a B Khata property to A Khata. Many property owners received BBMP e-Khata certificates and assumed their B Khata status was resolved. It was not. The e-Khata certificate clearly states whether the property is in the A or B register - only a formal conversion application changes that status.
Also read: Difference Between A Khata and E Khata: Complete Guide
Latest News — BBMP B Khata to A Khata Conversion 2026
May 2026 — GBA 100-Day Special Drive Launched Under the Karnataka government's Bhu Guarantee scheme, the Greater Bengaluru Authority launched a 100-day special drive for B Khata to A Khata conversion starting May 16, 2026. The key change: betterment charges have been reduced from the standard 5% of guidance value to 2% of guidance value for all applications filed within the 100-day window. This window closes in August 2026. After the window closes, the rate reverts to 5%.
June 2026 — BBMP Approves 60,000 Conversions with 15-Day Target BBMP has approved approximately 60,000 B Khata to A Khata conversions and has committed to a 15-day processing timeline for eligible applications. The e-Aasthi platform is being used to manage digital verification and reduce manual delays.
Late 2025 — GBA Dedicated Portal Launched The Greater Bengaluru Authority launched a dedicated online portal for B-to-A Khata conversion in late 2025, integrated with the e-Aasthi system. This replaced the earlier fragmented offline process at ward offices.
August 2025 — e-Aasthi Online Process Activated From August 2025, eligible property owners could apply for B Khata to A Khata conversion entirely online — document upload, fee payment, and tracking — without visiting the ward office physically.
2025 — GBA Replaces BBMP as Governance Authority The Greater Bengaluru Governance Act came into effect, replacing BBMP with the Greater Bengaluru Authority (GBA) for property governance in Bengaluru. All Khata processes now operate under the GBA framework, though the e-Aasthi / BBMP portal infrastructure remains the application platform.
June 2026 Action Alert: If your property is eligible, the current 2% betterment charge window is the most cost-effective conversion opportunity in years. The window closes in August 2026. Contact SriMas Associate for a fast eligibility check.
Who Is Eligible for B Khata to A Khata Conversion?
The current GBA scheme has specific eligibility conditions. Your property must meet all of the following:
1. The property must have a B Khata registered in the BBMP system on or before September 30, 2024
2. All property tax dues must be fully cleared before the application
3. The property must not be on land designated for roads, parks, civic amenity sites, Rajakaluve (stormwater drain) margins, or other public infrastructure
4. Agricultural land must have an existing DC (Deputy Commissioner) Conversion Order before the Khata conversion can be applied for
5. The property must have no active civil litigation — title disputes, partition suits, or court-ordered attachment orders disqualify a property until resolved
Properties not covered under this drive: Properties with major structural deviations that fall under the Akrama-Sakrama regularisation scheme (which remains pending before the Supreme Court) are outside the scope of the current GBA conversion drive. These require a separate resolution pathway.
Not sure if your property qualifies? SriMas Associate conducts a thorough eligibility assessment before any application is filed — call us at +91 99647 50123.
Documents Required for B Khata to A Khata Conversion
Incomplete documentation is the most common reason conversion applications are delayed or rejected. Prepare all documents before accessing the portal.
Complete Document Checklist
- Registered Sale Deed — the current owner's sale deed and all prior links in the ownership chain where the property has changed hands
- B Khata Extract — the current B Khata certificate issued by BBMP/GBA showing your property details and PID
- Property Tax Paid-up Receipts — last 3–5 years of tax receipts showing all dues are cleared
- Encumbrance Certificate (EC) — minimum 15 years, issued by the jurisdictional Sub-Registrar's office; must cover the full period of your ownership
- DC Conversion Order — mandatory if the original land was agricultural; must cover the full extent of the plot
- Approved Building Plan — the sanctioned plan from BDA, BBMP, or the relevant planning authority for properties with construction; if the plan is not available, you will need to obtain a certified copy from the issuing authority
- Completion Certificate / Occupancy Certificate — if available; issued by BBMP confirming construction was completed per the approved plan
- Site Sketch / Survey Plan — showing property boundaries, dimensions, and access road
- Aadhaar Card and PAN Card of the applicant — with eKYC completion on the portal (Aadhaar-linked verification is mandatory)
- Legal Heir Certificate and Prior Owner's Death Certificate — required only for inherited properties, obtained from the Tahsildar of the relevant taluk
If applying online via e-Aasthi: All documents must be uploaded in the specified format (PDF/JPEG, typically under 5MB per file). Aadhaar eKYC must be completed digitally on the portal. Ensure all scans are clear and complete — missing pages or unreadable documents are a common cause of delays.
Also read: BBMP E-Khata: Documents, Eligibility & Certificate Guide
How to Convert B Khata to A Khata in Bangalore — Step by Step (Online Process)
The conversion is now primarily done online through the BBMP e-Aasthi portal. Here is the complete step-by-step process:
Step 1 — Confirm Eligibility
Before doing anything else, verify that your property meets the eligibility criteria listed above. Key checks: B Khata registered before September 30, 2024; all taxes cleared; no litigation; no encroachment on government or civic land; DC Conversion Order in place if agricultural origin.
Step 2 — Collect and Organise All Documents
Gather the complete document set as listed in the documents section. Obtain any missing documents — EC from the Sub-Registrar's office, certified copy of building plan, tax clearance receipts — before proceeding to the portal. Gaps at this stage will cause delays at the inspection stage.
Step 3 — Log In to the e-Aasthi Portal
Visit bbmpeaasthi.karnataka.gov.in and log in using your ePID (electronic Property ID) or existing PID and ward number. If you have not yet completed Aadhaar eKYC, do so at this stage — it is mandatory for the application.
Step 4 — Fill the Conversion Application
Select the B Khata to A Khata conversion option. Fill in your property details — name, address, ward, category — and upload all required documents in the formats specified. Double-check every upload for completeness and legibility before submitting.
Step 5 — Pay Betterment Charges and Application Fee
Use the portal's online payment gateway to pay the applicable betterment charges (currently 2% of guidance value during the 100-day drive) and the ₹500 application fee. Download and save the payment receipt — you will need it for tracking.
Step 6 — Joint Field Inspection
After submission and payment, a Revenue Inspector and Tax Inspector are assigned to conduct a joint site visit. They verify the document details against the physical site — boundaries, construction, access road, and absence of encroachment. If documents are consistent and the site is clear, they proceed to recommend approval.
Step 7 — Processing and Approval
Once the inspection report is submitted, the application is processed at the BBMP/GBA level. BBMP has committed to a 15-day target for eligible conversions under the current drive. You can track status using your acknowledgment number or ePID on the portal.
Step 8 — A Khata Certificate Issuance
Upon approval, your A Khata certificate is generated on the e-Aasthi system. Download it from the portal. Display the updated Khata details at your property. Your property is now in the A register.
If online filing is not possible, you can apply in person at your jurisdictional BBMP ward office. Carry physical copies of all documents, submit the filled application form, and obtain an acknowledgment receipt. However, the online route is faster, trackable, and is the GBA's preferred channel in 2026.
B Khata to A Khata Conversion Charges and Fees in 2026
The cost of converting B Khata to A Khata in Bangalore is not fixed — it depends on the guidance value of your property, the zone, and any outstanding dues. Here is the complete breakdown:
Betterment charges are the core fee paid to the civic authority for regularisation — conceptually, your contribution toward the public infrastructure that the unsanctioned property used without paying development charges.
| Period | Rate |
May 16 – August 2026 (GBA 100-Day Drive) |
2% of government guidance value |
| After August 2026 (standard rate) | 5% of government guidance value |
The guidance value is set under the Karnataka Stamp Act and is typically lower than the prevailing market value. This makes the betterment charge calculation more favourable than it might initially appear.
Example calculation: A 1,200 sq ft flat in HSR Layout with a guidance value of ₹80 lakhs:
1. At 2% (current window): ₹1,60,000
2. At 5% (standard rate): ₹4,00,000
3. Saving by applying before August 2026: ₹2,40,000
How Long Does B Khata to A Khata Conversion Take?
| Stage | Estimated Time |
| Document preparation and eligibility check | 1-2 weeks |
| Application submission and fee payment (online) | 1-3 days |
| Joint field inspection by Revenue & Tax Inspector | 2-4 weeks |
| Application processing and approval | 15 days (BBMP target under current drive) |
| A Khata certificate issuance | 1-3 days after approval |
| Total estimated timeline (complete process) | 6-10 weeks |
Why Do Properties End Up in the B Register? The Three Categories
Not all B Khata properties have the same underlying problem, and the conversion route differs accordingly. Understanding which category your property falls into is essential before applying.
Category 1 — Revenue Layout Properties
Land subdivided and sold as residential plots without obtaining layout approval from the planning authority (BDA, BMRDA, or BBMP). These are common in areas that grew as informal extensions to Bangalore — especially properties that were originally panchayat layouts. The primary regularisation needed is layout or land-use approval.
Category 2 — Construction Deviation Properties
Properties where the building was constructed with deviations from the sanctioned plan — additional floors, excess FAR, reduced setbacks, or converted land use. These may have A Khata potential for the approved portion but are classified as B Khata because of the deviations. Important: Major structural deviations fall under the pending Akrama-Sakrama scheme (currently stayed by the Supreme Court) and are not covered under the current GBA conversion drive.
Category 3 — Village Land / Jurisdictional Absorption Properties
Areas that were outside BBMP limits and absorbed through the city's expansion, where the land regularisation at the panchayat level was incomplete when jurisdiction transferred. Many properties in areas that came from the Gram Panchayat jurisdiction into the BBMP/GBA limits fall into this category.
A property can be B Khata for more than one reason. A revenue-layout site that also has building deviations is in a harder position than one with only a layout approval issue — and will require a more thorough compliance assessment before applying.
Frequently Asked Questions
What is the difference between B Khata and A Khata?
A Khata is a fully legal municipal property record issued by BBMP/GBA for properties compliant with all building regulations and clear titles. B Khata is a limited record for properties with irregularities — incomplete layout approvals, building deviations, or jurisdictional issues. A Khata gives you access to home loans, trade licences, building plan approvals, and full market value; B Khata does not.
What are the B Khata to A Khata conversion charges in Bangalore in 2026?
Under the GBA 100-day drive (May–August 2026), the betterment charge is 2% of the government guidance value of your property, plus a ₹500 application fee. After the window closes, the standard rate reverts to 5%. Additional documentation and tax clearance costs also apply depending on your property.
Can I convert B Khata to A Khata online?
Yes. The conversion is done through the BBMP e-Aasthi portal at bbmpeaasthi.karnataka.gov.in. The complete process — application, document upload, fee payment, and tracking — is done online. A joint physical inspection of the site is still conducted by the Revenue Inspector and Tax Inspector.
What documents are required for B Khata to A Khata conversion?
Registered Sale Deed (all ownership links), B Khata Extract, Property Tax paid-up receipts (3–5 years), Encumbrance Certificate (minimum 15 years), DC Conversion Order (if agricultural land), approved Building Plan, site sketch, Aadhaar and PAN with eKYC. For inherited properties: Legal Heir Certificate and Death Certificate of the prior owner.
My property received an e-Khata. Does that mean it is now A Khata?
No. An e-Khata issued on a B Khata property is still a B Khata e-Khata. The digital format does not change the register. The certificate itself states A or B. You must file a formal conversion application to change the register.
Can all B Khata properties be converted to A Khata?
No. Eligibility requires: B Khata registered before September 30, 2024; all taxes cleared; no encroachment on public land; no active litigation; DC Conversion Order for agricultural-origin land. Properties with major construction deviations under the Akrama-Sakrama scheme are outside the current drive.
How long does the conversion take in 2026?
Under the GBA 100-day drive, BBMP has committed to a 15-day target from inspection to approval. The total process — from document preparation to certificate — typically takes 6–10 weeks.
Can I sell a B Khata property without converting it?
Technically yes, but buyers and their banks typically require A Khata for loan financing. This makes B Khata properties significantly harder to sell at fair market value. Buyers either demand steep discounts or walk away. Converting before selling almost always gives you a better outcome.
What is the GBA One-Time Conversion Drive?
Launched May 16, 2026 under the Bhu Guarantee scheme, the GBA 100-day drive is a structured, time-bound opportunity for eligible B Khata property owners to convert at a reduced betterment charge of 2% instead of the standard 5%. It closes in August 2026. It is not an amnesty — eligibility conditions apply.
My property was originally under Gram Panchayat and is now in GBA limits. Can I convert?
Yes, but additional steps may apply depending on how the jurisdictional transfer was handled. Verify your current ePID and property status on the e-Aasthi portal first. SriMas Associate can assist with the jurisdictional history check.
What happens if my application is rejected?
You will receive a rejection notice stating the reason. Common reasons: unpaid taxes, encroachment, missing DC Conversion Order, building plan violations, or active litigation. Once the underlying issue is resolved, you can reapply. Address the root cause thoroughly before reapplying to avoid repeated rejections.
Do I need a consultant for B Khata to A Khata conversion?
It is not legally mandatory. However, the process involves multiple documents, portal navigation, accurate fee calculation, and a physical inspection — and errors at any stage cause delays or rejection. Working with SriMas Associate significantly reduces the risk of rejection and ensures your application is filed correctly the first time.
Sangeetha Mahesh Author
Sangeetha Mahesh is the founder of SriMas Associate, a company that helps people with licenses, insurance, and managing properties. She has studied many subjects like B.Com, MA, and LLB, and has over 15 years of experience in helping businesses and individuals with complicated rules and managing their assets. Sangeetha's work is focused on providing solutions that are good for her clients, and she works hard to give the best service. On her blog, she shares helpful tips and advice about licenses, insurance, and property management, so that her readers can make smart choices.
