B Khata to A Khata Conversion in Bengaluru: A Game-Changer for Property Owners

If you live in Bengaluru, you’ve likely heard about B Khata and A Khata—terms deeply embedded in the city’s property registration systems. For years, B Khata properties, many registered only on Form B, existed in a semi-legal space: taxed, but not fully eligible for loans, resale, or building approvals.

Thanks to a historic move by the Karnataka Government, and under the lens of municipal reforms, lakhs of these properties can now be converted to A Khata via a regularisation process. This shift supports land use policy, affordable housing, and is a massive leap toward smart city governance.

What is Khata? The Foundation of Property Ownership

The term Khata refers to a legal document issued by the BBMP (Bruhat Bengaluru Mahanagara Palike) to record property ownership and property tax liabilities. It serves as a prerequisite for:

• Paying property tax
• Applying for building licenses
• Availing civic amenities like water, electricity, and sanitation

There are two types:

• A Khata: Indicates full compliance with zoning regulations, tax payment, and building bylaws
• B Khata: Issued to properties that may lack proper approvals but are still taxed

A Khata vs. B Khata: Key Differences

Why B Khata Properties Were a Concern?

B Khata properties often:

• Exist on revenue land without conversion
• Are built without BBMP-approved layout plans
• Lack of compliance with zoning regulations

Despite paying tax, they lived in a legal grey zone—recognised but not authorised.

What’s Changing in 2024?

Cabinet Approval

The Karnataka State Cabinet has approved the regularisation of B Khata properties through a one-time window.

Eligibility Criteria

• Property must be registered before September 30, 2024
• Must fall under the BBMP jurisdiction
• Submit all required documents, including Form A, title deed, layout plan, and encumbrance certificate

Regularisation Charges

• Betterment charges, conversion fee, and penalties (if applicable)

Step-by-Step Guide for B Khata to A Khata Conversion

1. Verify Eligibility
   Ensure no legal disputes and that the property is within BBMP limits.
2. Document Collection
   • Sale deed
   • Latest property tax receipt
   • Encumbrance certificate
   • Khata Extract
   • Building sanction or layout approval (if any)
3. Application Submission
   Apply at your nearest BBMP office or through the Sakala Services portal.
4. Fee Payment
   Pay the government-notified regularisation charges.
5. Site Verification and Approval
   BBMP will inspect and issue the digitally signed Khata upon approval.

Challenges You May Face

• Missing Documentation: May require filing with the Sub-Registrar Office or requesting through RTI (Right to Information)
• Property Mutation Delays
• Legal Encumbrances: Clear any past dues or ownership disputes

Benefits of A Khata Conversion

• Legal Security: Full ownership rights and protection from demolitions
• Loan & Resale Eligibility: Enables home loans and property transfers
• Utility Access: Eligible for BESCOM, BWSSB, and sanitation services
• Value Appreciation: Increased market value due to legal clarity

Digital Shift and Governance Impact

Approved properties will now be part of GIS Mapping and e-Khata systems, boosting digital governance and urban planning. Integration with Kaveri Online Services allows for easy tracking of mutation status, ownership records, and encumbrances.

How It Aligns with Smart City Goals

• Enhanced Civic Services: Digitised data enables efficient utility mapping
• Transparency: Clear, centralised records empower citizens
• Infrastructure Growth: Legally compliant properties attract FDI, NRIs, and institutional investors

What Residents Should Do Now

• Act before September 30, 2024
• Consult legal or real estate experts
• Use RTI to obtain any missing info
• Apply through Sakala Services or BBMP portals

Myth-Busting: Common Misconceptions

• B Khata is Not Illegal: It’s semi-legal and tax-paying
• Regularisation ≠ Penalty: This is not a punishment but an opportunity
• Conversion isn’t Automatic: You must meet all criteria and submit documents

The B Khata to A Khata conversion isn’t just a policy—it’s a long-awaited transformation of Bengaluru’s real estate landscape. With new integrations like digitally signed Khatas, GIS mapping, and smart e-governance tools, this initiative empowers homeowners, supports legal infrastructure, and boosts citizen confidence.

FAQs