Khata Types in Bangalore: Why A Khata and B Khata Matter Before You Buy
Most buyers ask about price, carpet area and possession. In Bangalore there is a fourth question that can matter more than the first three: which khata does the property carry? A khata and B khata look similar on paper but behave very differently when a loan, a building permit or a resale comes up. Below are the differences, the conversion fee in October 2026, and the points to confirm up front.
Starting With the Basics
The khata is an entry in the municipal books. It records who pays property tax and how large the property is, along with its address. Nobody should read it as a title document: the sale deed and the deeds before it prove ownership.
Since 2 September 2025 five city corporations, working within the Greater Bengaluru Authority (GBA), have taken over BBMP's tasks. Khatas now come out as e-khatas on the e-Aasthi platform, and registering a sale in the city requires the final one.
Two Registers, Two Outcomes
Properties that obey the rules are entered in the A register: converted land, a sanctioned layout or plan, and cleared dues. The B register was created so that corporations could tax properties that fall short, for example sites in unauthorised layouts, unconverted revenue sites, and houses built with no sanction.
Being taxed in the B register is not a cure. Think of it as a note that tax has been collected while the underlying problem remains. The consequences show up in three places, and the first is the loan.
Finance: The First Hurdle
A bank must be able to sell the property if the borrower defaults, so its legal desk looks for the complete approval trail. For this reason big public and private sector lenders mostly decline B khata homes. Certain niche housing lenders and small institutions accept them, charging more and financing a smaller proportion of the price.
The buyer faces a heavier down payment and a costlier loan, with little scope to refinance cheaply. Ask the lender to approve the property in writing before any advance is paid. The EMI calculator turns a higher interest rate into a monthly figure in seconds.
Building Permission: The Second
Plan sanction goes only to property whose papers are right. Construction on a site in the B register goes ahead without sanction, so no occupancy certificate follows, and basic services like water, sewerage and power may be affected.
New owners take on the same restriction. Adding a storey or rebuilding years later meets the same refusal, which is why such a site is cheaper than its A khata neighbour.
Resale: The Third
Homes in the A register can be sold to the widest range of buyers, including those relying on a loan. Homes in the B register attract a narrower set, mostly buyers with their own money, and prices reflect it. The conversion cost still waits for whoever takes over.
Is the E-Khata a Fix?
The e-khata carries the same facts, such as the property ID, owner, dimensions and register, only in electronic form. The seller's copy therefore shows quickly which register applies. Cross-check every detail against the deed and have mismatches fixed before the sale.
Upgrading From B to A
An owner can apply to shift into the A register by paying a percentage of the property's guidance value. The regular figure is 5%. During the 100 days from 16 May 2026 it dropped to 2%, and that offer ended on 23 August 2026.
Eligibility depends on a B entry made by 30 September 2024. As an illustration, a guidance value of Rs. 60 Lakhs means Rs. 3 Lakhs at the full rate and Rs. 1.2 Lakhs at the offer rate. Encroached government land and court-disputed property do not qualify.
Wait for completed paperwork instead of a promise. The right moment to sign is after the receipt is in hand and an A khata names the seller. Where the seller cannot wait, lower the offer to cover the fee and the chance of refusal.
Beyond the City Corporations
Gram panchayat land has no A or B khata. Its record is the e-Swathu document, backed by Form 9 and Form 11A. If BDA or BMRDA approved the layout, read its layout plan and release order. In every case near Bangalore, a conversion order and an approved plan must stand behind the tax record.
Pre-Booking Checklist
Work through the points below, in this order.
- Request the latest e-khata and see which register it names.
- Match owner, property ID and area with the deed.
- Collect the conversion order, plus the approved layout or building plan.
- Inspect recent tax receipts for unpaid amounts.
- Obtain an encumbrance certificate for the years the lender asks.
- Pass everything to a bank or lawyer before signing the agreement.
- For a B entry, ask for proof of conversion, not an assurance.
The cost of a title report is small beside the price of a home, and it should include the khata. To shortlist homes with clear papers, reach out to the team.
