If you are buying, selling, or transferring property in Bangalore, two terms will come up in every conversation with your lawyer, bank, or BBMP office — A Khata and B Khata. At first glance, they both sound like just administrative records. But the difference between A Khata and B Khata is far more consequential than most property buyers realise — it directly affects your loan eligibility, legal standing, construction rights, and even the resale value of your home.
This comprehensive guide by SriMas Associate — Bangalore’s trusted property documentation and Khata transfer consultancy since 2007 — explains the meaning, differences in B Khata and A Khata documents, what each certificate tells you, and exactly what you must know before making any property decision.
What Is a Khata in Bangalore? Understanding the Basics
The word ‘Khata’ is a Kannada term that literally means ‘account.’ In the context of Bangalore’s real estate, a Khata is an official property account maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) — now operating as the Greater Bengaluru Authority (GBA) since May 2025.
A Khata document records essential details about a property, including:
- Owner’s name and contact details
- Property Identification Number (PID) or electronic PID (ePID)
- Property size, built-up area, and carpet area
- Location and site address
- Type of property — residential or commercial
- Annual property tax assessment value
Important: A Khata is NOT proof of property ownership. It is a municipal taxation and identification record. The title deed (sale deed) is your proof of ownership. Both documents are necessary — but they serve different legal purposes.
The Khata system was formally introduced in 2007 when BBMP was established to streamline property tax collection across Bangalore. To categorise properties based on their legal compliance, BBMP created two separate registers — the A Register (fully legal properties) and the B Register (irregular or semi-legal properties) — giving rise to A Khata and B Khata.
What Is A Khata? — The Gold Standard of Property Documents in Bangalore
An A Khata certificate is issued by BBMP to properties that are fully compliant with all municipal laws, building by-laws, and government regulations. When your property is listed in BBMP’s ‘A Register,’ you hold what is widely considered the gold standard of property documentation in Bangalore.
What does A Khata mean for your property?
- The property has an approved building plan sanctioned by BBMP or BDA
- Land use conversion from agricultural to residential or commercial has been completed legally
- All property taxes have been paid in full and on time
- The property complies with Karnataka’s urban development and zoning laws
- The property has a valid Completion Certificate (CC) and Occupancy Certificate (OC), where applicable
Two Key Documents Issued with A Khata
When a property is on the A Register, BBMP issues two official documents together:
- A Khata Certificate — Contains the owner’s name, property address, PID number, and confirms the property is legally registered for municipal taxation. This is the foundational legal document for all transactions.
- A Khata Extract — A more detailed document in tabular format, listing carpet area, built-up area, site dimensions, annual tax value, and property identification details used for tax computation.
Note: B Khata property owners receive only a Khata Extract — no certificate is issued.
What Is B Khata? — The ‘Revenue Register’ Property
B Khata is issued by BBMP for properties that do not fully comply with all building by-laws, land use regulations, or legal requirements. These properties are listed in BBMP’s separate ‘B Register’ — often referred to as the Revenue Register.
B Khata does not mean the property has no taxes paid. In fact, owners of B Khata properties do pay property taxes to BBMP. However, paying taxes does not legalise the property. The B Khata simply means BBMP acknowledges the property for tax collection purposes only, not for full municipal recognition.
Common reasons a property receives B Khata status:
- Construction without a sanctioned building plan
- Land use not converted from agricultural to residential / commercial
- Property built on revenue land without proper approvals
- Violations of building by-laws — setback norms, Floor Area Ratio (FAR) exceeded
- Layouts formed without BDA/BBMP approval (often called ‘revenue layouts’)
- No Completion Certificate or Occupancy Certificate obtained
- Property in BDA reconveyed sites or Gramathana plots without regularisation
In December 2014, the Karnataka High Court issued a landmark ruling that nullified the legal rights of B Khata property owners. Before this ruling, B Khata holders had some limited property rights. Post-2014, B Khata properties are officially classified as illegal under Karnataka law, regardless of ongoing tax payments. This makes understanding the difference between A Khata and B Khata documents absolutely critical before any property transaction.
Confused About Your Property's Khata Status?
SriMas Associate has helped 1,000+ Bangalore property owners resolve Khata issues since 2007. Whether you need Khata registration, transfer, or B Khata to A Khata conversion — our experts handle it all.
Differences Between A Khata vs B Khata
The table below gives you a comprehensive, side-by-side comparison of differences in B Khata and A Khata certificates and documents across all major parameters:
| Factor | A Khata | B Khata |
|---|---|---|
| Legal Status | Fully legal & BBMP-approved | Semi-legal / irregularities present |
| Issued By | BBMP — A Register | BBMP — B Register (separate) |
| Building Plan Approval | Eligible — can apply for extensions, floors, renovation | Not eligible — BBMP prohibits construction permits |
| Home Loan from Banks | Approved by all nationalised & private banks | Most banks decline; some NBFCs at higher rates |
| Trade / Business Licence | Fully eligible | Not eligible |
| Utility Connections | Water & electricity connections easily granted | May face difficulty or denial |
| Property Tax Payment | Full tax payment with municipal recognition | Taxes collected but under a separate register |
| Khata Certificate Issued? | Yes — Khata Certificate + Khata Extract | Only Khata Extract; no certificate issued |
| Resale / Transfer | Smooth; preferred by buyers | Possible but buyers wary; lower market value |
| Legal Standing Post-2014 | Full legal rights | Karnataka HC (2014) nullified legal rights |
| E-Khata Eligibility | Directly eligible for E-Khata on e-Aasthi portal | Must convert to A Khata first |
| Construction / Renovation | Permitted after building plan approval | Prohibited; risk of demolition notice |
Differences in B Khata and A Khata Documents — A Closer Look
Beyond the legal status, the physical documents themselves differ significantly. Understanding these document-level differences is essential for property buyers, sellers, and lawyers conducting due diligence.
A Khata Documents — What They Contain
- A Khata Certificate: Owner’s full name, property address, PID number, BBMP seal and signature. This certificate is the official proof that your property is in BBMP’s A Register.
- A Khata Extract: Tabulated data — built-up area, carpet area, site dimensions, annual value for property tax calculation, usage type (residential/commercial), and property identification number.
- E-Khata (Digital Format): Since October 2024, all Khata certificates in Bangalore are being issued in digital format via the BBMP e-Aasthi portal, with a unique 10-digit electronic Property Identification Number (ePID) linked to GPS coordinates.
B Khata Documents — What They Contain
- B Khata Extract Only: BBMP issues only a Khata Extract for B Register properties — no certificate is issued. The extract acknowledges property details for tax purposes but does not confer full legal recognition.
- No ePID Assignment: B Khata properties are not assigned the full digital ePID under the e-Aasthi system unless they are converted to A Khata.
- Restricted Use: A B Khata extract cannot be used to apply for building plan approvals, trade licences, or bank home loans from nationalised banks.
When reviewing property documents during due diligence, always verify: (a) whether a Khata certificate exists (A Khata only), (b) whether the extract shows A or B Register classification, and (c) whether the ePID is assigned on the e-Aasthi portal.
How to Convert B Khata to A Khata in Bangalore — Step-by-Step Process (2026)
If you own a B Khata property, conversion to A Khata is not just recommended — post the 2014 Karnataka High Court ruling, it is essential to protect your property rights. The good news: properties with B Khata status registered before September 30, 2024, with no outstanding tax dues, are eligible for automatic conversion under the Greater Bengaluru Governance Act.
Here is the complete B Khata to A Khata conversion process:
- Clear All Pending Property Tax Dues: Pay all outstanding BBMP property tax, penalties, and betterment charges before applying. Unpaid dues are the #1 reason for rejection.
- Verify Building Plan Compliance: Ensure construction matches the BBMP-approved building plan. Resolve any encroachments or major deviations before proceeding.
- Gather Required Documents: Sale deed, latest tax paid receipts, B Khata extract, approved building plan, possession certificate, Aadhaar/PAN, utility bills, and encumbrance certificate (EC).
- Apply via BBMP e-Aasthi Portal: Submit your conversion application online at bbmpeaasthi.karnataka.gov.in or visit your ward’s Assistant Revenue Officer (ARO) office.
- Pay Conversion & Betterment Charges: Pay betterment charges (typically 0.5%–1.5% of land value) and a nominal application fee of ₹500. Retain all payment receipts.
- Track Your Application (Sakala): You will receive a Sakala number for tracking. BBMP may conduct a site inspection. Processing typically takes 30–45 working days.
- Download A Khata Certificate: Once approved, download your A Khata certificate from the e-Aasthi portal or collect it from the nearest BangaloreOne centre.
Documents Required for B Khata to A Khata Conversion
- Registered Sale Deed
- Latest BBMP property tax paid receipts (clear of all dues)
- B Khata Extract
- BBMP/BDA-approved building plan
- Possession Certificate
- Encumbrance Certificate (EC) from Kaveri Online Portal
- Aadhaar Card and PAN Card of the property owner
- Recent electricity and water bill (utility bills as address proof)
- Sketch / Location Map of the property
Conversion Charges:
- Betterment Charges: 0.5%–1.5% of land value (varies by BBMP zone and property type)
- Application Fee: Rs. 500
- E-Khata Document Issuance: Rs. 125
- Additional scanning and service charges: Rs. 40–45
The conversion process can be complex and time-consuming — especially if there are document mismatches, plan deviations, or pending legal matters. SriMas Associate provides end-to-end B Khata to A Khata conversion services, handling everything from document verification to BBMP follow-up and final certificate download. Read our complete guide: How to Convert B Khata to A Khata in Bangalore.
Key Checks Before Buying a Property in Bangalore — A Khata vs B Khata Due Diligence
Whether you are a first-time buyer or a seasoned investor, here is your essential due diligence checklist related to Khata status:
- Request the Khata Certificate AND Khata Extract from the seller. If only an extract is provided, it’s B Khata.
- Verify the Khata status on the official BBMP e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) using the PID or ePID.
- Cross-check the Encumbrance Certificate (EC) from the Kaveri Online Portal for any loans, disputes, or prior transactions on the property.
- Verify that the owner’s name matches exactly across the sale deed, Aadhaar, PAN, Khata, and tax receipts. Even minor differences like ‘Raghavendra’ vs ‘R. Raghavendra’ can cause issues in BBMP records.
- For apartments, also verify the Sanctioned Building Plan, Completion Certificate (CC), and Occupancy Certificate (OC).
- If considering a B Khata property, factor in betterment charges, conversion timeline (30–90 days), and potential complications before finalising the price.
SriMas Associate offers professional property document verification services across all BBMP zones in Bangalore — saving you from costly surprises after purchase. Explore our Property Registration Services for complete documentation support.
Frequently Asked Questions
What is the main difference between A Khata and B Khata in Bangalore?
A Khata is issued for properties fully compliant with BBMP building laws, land use regulations, and taxation norms — and comes with both a Khata Certificate and Extract. B Khata is issued for properties with legal irregularities; only a Khata Extract is provided, and the property lacks eligibility for home loans from nationalised banks, building plan approvals, and trade licences.
Is it safe to buy a B Khata property in Bangalore?
It carries significant legal and financial risk. The Karnataka High Court’s December 2014 ruling nullified legal rights of B Khata properties. You cannot get standard home loans, building permits, or trade licences. However, if the property is eligible for conversion to A Khata and you factor the conversion cost and timeline into your purchase decision, it can be considered — always with expert legal guidance.
Can I convert my B Khata property to A Khata in 2025–26?
Yes. Properties with B Khata registered before September 30, 2024, with no pending tax dues, are eligible for automatic conversion under the Greater Bengaluru Governance Act. The process involves clearing dues, paying betterment charges (0.5%–1.5% of land value), submitting documents via the e-Aasthi portal, and receiving your A Khata certificate within 30–45 working days.
What documents are needed for a Khata certificate in Bangalore?
For A Khata registration or transfer, you need: registered sale deed, latest tax paid receipts, approved building plan, Encumbrance Certificate (EC), possession certificate, Aadhaar/PAN of the owner, and utility bills. For B Khata to A Khata conversion, additionally submit your B Khata Extract and betterment charge payment receipts.
What is E-Khata and is it the same as A Khata?
E-Khata is the digital version of your Khata certificate — not a separate category. Since October 2024, BBMP issues all Khata certificates digitally via the e-Aasthi portal with a unique 10-digit ePID. If you have A Khata, your E-Khata is your A Khata in digital format. B Khata properties must first be converted to A Khata to receive a full e-Aasthi registration.
How can I check if my property has A Khata or B Khata?
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You can check Khata status: (1) Visit the BBMP e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) and enter your PID or ePID. (2) Visit your ward’s BBMP Assistant Revenue Officer (ARO) office with your sale deed and last tax receipt. (3) Check your existing property documents — if you have only a Khata Extract with no accompanying Khata Certificate, your property is on the B Register.
How long does it take to get A Khata in Bangalore?
A Khata registration for a new property typically takes 30–45 working days under the Sakala Mission, provided all documents are complete. Khata transfer (after property purchase) takes 15–30 working days on the e-Aasthi portal. B Khata to A Khata conversion may take 45–90 days, depending on site inspections and compliance verifications.
What is a Khata Extract and how is it different from a Khata Certificate?
A Khata Certificate is a one-page document confirming your property is in BBMP’s A Register, with the owner’s name, PID, and official stamp. A Khata Extract is a detailed tabular document containing property dimensions, built-up area, carpet area, annual value, and tax assessment details. A Khata properties receive both documents. B Khata properties receive only the Extract.
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.
