Khata Bifurcation and Amalgamation: A Bangalore Buyer's Handbook for Part Sites and Merged Plots

Every property in Bangalore is tied to a khata, the civic record of its owner, size and tax number. If a property is cut in two, or two plots are joined, that record has to follow. These notes describe how, what changed in 2026 and what buyers of a part site or a merged property should check.

The Cost of a Khata That Does Not Fit

A khata does not prove title, but nearly every later step of owning a property leans on it. When a portion has no record of its own, a sale cannot be registered, because there is no e-khata to match. Tax is demanded on the whole parent property and divided informally.

Banks tend to query the mismatch, and a building plan cannot be sanctioned until the split is done. At resale, the next buyer meets the same gap. Where the portion has its own khata, none of these hurdles arise, since registration, tax and deed line up.

The same applies to joined plots. A house over two plots that still have two khatas is described correctly by neither entry, so the seller should finish the merger before selling.

Bifurcation and Amalgamation Defined

Bifurcation divides a khata after the land has been divided. Typical triggers are two brothers dividing a plot of 60 x 40 ft by partition deed, or a large plot sold in halves. Each portion then has an ID, measurements and a tax account of its own, whereas before the tax register listed one property only.

Amalgamation unites the khatas of neighbouring properties. It happens if an owner purchases the next plot for a larger house, or a developer assembles plots for one project. The plots have to touch, they must be held by one owner or the same set of co-owners under registered deeds, and the result is a single khata and assessment.

Town Planning Decides, Revenue Records Follow

Dividing or merging land is first of all a town planning issue. Zoning regulations call for a sensible plot size and road access for every new plot. When planning has cleared the sub-division or merger, the revenue wing amends the khata.

So a partition deed does not by itself create two khatas. It settles ownership of each part, while the city corporation checks that the division complies with the rules before issuing separate records.

The Timeline So Far

With the introduction of e-khata in October 2024, bifurcation largely froze. Registration needed a final e-khata, and a freshly divided portion did not have one. Families who had partitioned property, as well as people buying part of a site, spent a long period in limbo.

The Greater Bengaluru Authority said in September 2026 that its upgraded e-Aasthi 2.0 portal would carry web modules covering sub-division, merger and khata splitting. These go live in phases beginning October 2026. The details announced are as follows:

• Applications and sub-division sketches are submitted online, and all owners are verified through Aadhaar
• Small properties come first in the online route
• Every plot created by a division must have access to a road
• Large properties remain subject to the entire set of planning rules on sub-division
• BDA-approved layouts and similar sites are included, as are commercial units in multi-storey blocks

The rollout is fresh, so the schedule and limits may be revised. A visit to the relevant corporation's revenue office confirms the position before any plan depends on a timeline.

What the Office Asks For

The documents follow one logic: who owns the property, whether tax is paid and what the change looks like. Applicants usually prepare:

• The registered ownership documents, such as the gift, sale or partition deed that lies behind the change
• The final e-khata that exists for each property
• A sketch with dimensions, showing the position before and after
• Tax receipts, current to date
• Aadhaar details and consent from each owner named on the khata
• A BDA no-objection letter, in the case of a vacant plot in a layout of the BDA, if requested

The parts must add up to the original area, and the sketch boundaries should match the deeds' schedules. Disagreement here prompts most of the questions that officials raise.

Apartments, Panchayat Sites and Agricultural Land

An apartment block under construction has a single khata for its land until the occupancy certificate is issued; flat khatas follow after each sale deed is registered. Merging two flats into one home does not merge their khatas unless the owner applies, and structural changes require approval from the association and the corporation.

E-Swathu holds the records of sites within a gram panchayat, and the panchayat handles any division. Farm land is dealt with by survey sketch and podi, which carve a piece out of a survey number. City khata procedures cover only land inside the corporations.

Checks Worth Making Before You Pay

Every check has the same target, a record that matches what is being sold. For a purchase inside the city, find out the following:

1. Whether the property used to belong to a bigger site, or was made by joining plots
2. Whether the e-khata's area, dimensions and boundaries tally with the deed's schedule
3. Whether the seller can produce, in the seller's own name, the divided or merged e-khata rather than the parent plot's
4. Whether the earlier partition or sale deed behind the portion is registered
5. Whether every portion reaches a public road
6. Whether tax receipts exist for that portion alone
7. Whether the lender takes the khata as it stands, asked before the agreement is signed

Walking the site with a measuring tape is useful. The boundary wall or stones should agree with the deed sketch.

If the Seller Says "We Will Sort It Out Later"

Some sellers offer to complete the bifurcation after getting paid. Once the money is in, the reason to follow up disappears, while the application cannot proceed without the seller's signature and the co-owners' consent. The buyer is then left pursuing it alone.

The sale agreement should therefore name the corrected khata as a requirement, with the final instalment due upon its issue. If time is short, a share of the price can be withheld until the new e-khata arrives. The team can help with these records through the contact page.