What Is A Khata? A Clear Guide for Property Owners in Bangalore
If you own—or plan to buy—property in Bangalore, one term will keep coming up again and again: A Khata. For many homeowners, this single document decides whether banks will lend, approvals will move forward, or resale will be smooth.
At JaaGa, we often see confusion around what A Khata really means, how it differs from B Khata, and why it matters so much. This guide breaks it down in simple, practical terms—no jargon, no guesswork.
What Does “Khata” Mean?
A Khata is an official property account maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP).
It records key details such as:
- Property owner’s name
- Property size and location
- Nature of usage (residential, commercial, mixed)
- Tax assessment and payment history
In short, Khata is BBMP’s way of saying: “This property exists in our records.”
What Is A Khata?
A Khata is the primary and official register of BBMP. Properties listed under A Khata are considered fully compliant with municipal laws and planning regulations.
An A Khata property typically:
- Follows approved layouts and zoning rules
- Has proper land conversion (if applicable)
- Pays property tax regularly
- Is free from legal or planning violations
Because of this compliance, A Khata properties are widely accepted by:
- Banks and housing finance companies
- Builders and developers
- Buyers in the resale market
If you want loans, building approvals, or higher resale value, A Khata is essential.
What Is B Khata—and Why Does It Exist?
B Khata is a secondary register created by BBMP to record properties that do not meet all compliance requirements.
Most B Khata properties exist due to:
- Unapproved or partially approved layouts
- Missing DC conversion orders (agricultural → non-agricultural land)
- Old revenue land issues carried over from village limits
- Documentation gaps from rapid urban expansion
Importantly, B Khata does not mean illegal ownership. It simply means the property is not fully regularised under BBMP rules.
Key Differences Between A Khata and B Khata
| Aspect | A Khata | B Khata |
|---|---|---|
| BBMP recognition | Fully compliant | Partially compliant |
| Home loans | Easily approved | Usually rejected |
| Building plan approval | Allowed | Not allowed |
| Property resale | Smooth | Limited buyer interest |
| Long-term value | High | Restricted |
Why A Khata Matters So Much
Having A Khata directly affects your property’s future. Without it:
- Banks hesitate to lend
- Buyers negotiate aggressively or walk away
- Construction approvals get stalled
- Legal clarity remains uncertain
With A Khata:
- Your property gains official legitimacy
- Financing becomes easier
- Market value improves
- Future disputes reduce significantly
That’s why many Bangalore homeowners actively look to convert B Khata to A Khata.
Who Can Apply for A Khata Conversion?
Under current rules in Karnataka, you can apply for A Khata if:
- The property is a vacant site or independent house
- You have a final E-Khata with EP ID
- All property taxes are fully paid
- The land has no encroachment or government restrictions
- The site has access to a public road (private road cases are also allowed)
Both converted and unconverted sites can apply—fees differ, but eligibility remains.
❌ Not eligible:
- Flats or apartments
- Multi-unit buildings with multiple owners
- Properties without final E-Khata
What Is a DC Conversion Order?
A DC Conversion Order is issued by the Deputy Commissioner to officially convert land use from agricultural to non-agricultural.
Many Bangalore layouts were formed decades ago without completing this step.
If your property does not have DC conversion, you can still apply for A Khata—but expect higher conversion charges.
How A Khata Conversion Works Today
The Government of Karnataka has now introduced an online process for eligible B Khata properties—removing much of the earlier confusion and manual follow-ups.
The process includes:
- Online application through BBMP portal
- Aadhaar-based owner verification
- Document uploads and location verification
- BBMP site inspection
- Final payment based on guidance value
- Digital issue of A Khata certificate
If everything is accurate, the process typically completes within 30–60 days.
Common Reasons Applications Get Rejected
Most rejections happen due to:
- Incorrect property location details
- Mismatch between E-Khata and ground reality
- False declaration of road type
- Encroachment issues
- Illegible or wrong documents
Accuracy matters—BBMP physically verifies every claim.
How JaaGa Helps
At JaaGa, we simplify the entire A Khata journey:
- Eligibility checks before you apply
- E-Khata assistance if required
- Document preparation and verification
- End-to-end BBMP follow-ups
- Clear timelines and zero guesswork
One application. One process. Full resolution—without chasing offices or worrying about rejections. For more information, visit our service page.
Frequently Asked Questions (FAQs)
1. Is A Khata proof of ownership?
No. It is a tax and municipal record, not a title deed—but it strongly supports ownership legitimacy.
2. Can B Khata properties be sold?
Yes, but buyers and banks are often cautious.
3. Is A Khata mandatory for home loans?
Most banks insist on A Khata for approvals.
4. Can flats get A Khata?
Currently, individual flat owners cannot apply separately.
5. How much does A Khata conversion cost?
Typically around 5% of guidance value, plus application and additional charges.
6. Is the A Khata certificate digital?
Yes. Once approved, it is issued online.
Final Thoughts
Understanding what A Khata is can save you years of stress, blocked finances, and lost opportunities. In Bangalore’s evolving property landscape, A Khata is no longer optional—it’s essential.
If you’re unsure about your eligibility or want expert help, JaaGa is here to guide you every step of the way.