What is a Khata?
In Bangalore, a Khata is a revenue document that registers a property owner in the municipal records. Think of it as the municipal acknowledgment that you own a particular property and are liable to pay property taxes.
Without a valid Khata, you cannot:
- Pay property tax legally
- Apply for a building plan approval
- Obtain a trade licence
- Get water and sewage connections
- Sell the property easily
The Bodies Involved
BDA (Bangalore Development Authority)
BDA is responsible for planned development in Bangalore. They create layouts, allocate sites, and manage planned urban expansion. BDA-approved properties are in layouts specifically planned by the government.
BBMP (Bruhat Bengaluru Mahanagara Palike)
BBMP is the municipal corporation that administers Greater Bangalore. It handles property tax, civic infrastructure, roads, and day-to-day governance.
The Key Insight
When BDA develops a layout and hands it over to BBMP for civic management, properties in that layout should receive a BBMP Khata (A-Khata). Issues arise when this handover doesn't happen smoothly.
A-Khata vs B-Khata
| Feature | A-Khata | B-Khata |
|---|---|---|
| What it is | Full legal property record | Provisional/revenue record |
| Issued by | BBMP | BBMP (but for irregular properties) |
| Legal standing | Fully legal | Property exists but may have irregularities |
| Property tax | Can pay normally | Can pay but doesn't regularize |
| Bank loan | Banks accept A-Khata | Most banks reject B-Khata |
| Resale value | Higher | 15-25% lower due to legal uncertainty |
| Building plan | Can apply for approval | Cannot get building plan approval |
Why a Property Gets B-Khata
- Built on a revenue site (not in an approved layout)
- Unauthorized construction or deviation from approved plan
- BDA-to-BBMP handover not completed for that layout
- Constructed before proper planning approvals
Impact on Property Buyers
Can You Buy a B-Khata Property?
Technically yes, but with significant risks:
- No institutional home loan — most banks won't finance
- Legal vulnerability — harder to defend in disputes
- Lower appreciation — market perceives higher risk
- Conversion uncertainty — government may or may not regularize
What to Do If a Property Has B-Khata
- Check if conversion is possible — some B-Khata properties qualify for A-Khata conversion
- Verify the title independently — hire a lawyer to check the full chain of title
- Factor in the discount — B-Khata properties should be 15-25% cheaper
- Budget for conversion costs — if eligible, conversion costs ₹25,000-50,000
How to Verify Khata Status
Step 1: Visit BBMP Sakala Portal
Go to the BBMP self-assessment portal or visit your local BBMP office.
Step 2: Check Property Tax Records
Search using the PID (Property ID) number or the owner's name. The system will show whether the property has A-Khata or B-Khata status.
Step 3: Obtain EC (Encumbrance Certificate)
Get a 30-year EC from the sub-registrar's office. This reveals the complete ownership history and any existing liens.
Practical Advice for Buyers
- Always insist on A-Khata — it's the gold standard for Bangalore property ownership
- Verify before booking — don't rely on the developer's verbal assurance
- BDA sites are generally safe — but confirm the BDA-to-BBMP handover is complete
- RERA-registered apartments typically have A-Khata — but independently verify
- Factor Khata status into your investment analysis — it directly impacts appreciation and liquidity
Disclaimer: Khata regulations and conversion policies change periodically. Consult a property lawyer for the latest status applicable to your specific property.