Few words cause as much confusion among Bangalore property owners as "khata". Ask anyone who has bought a site in the city and they will have a story about A Khata, B Khata or the newer e-Khata. The type of khata your property has can decide whether you can get a building plan sanctioned, whether a bank will lend to you and how easily you can sell. This guide explains the difference in simple terms.
What is a khata?
A khata is an account of a property in the records of the city's urban local body. It identifies the property, its size, its location, its owner and the property tax payable. In the city area, khata records were maintained by BBMP and are now handled by the city corporations under the Greater Bengaluru Authority (GBA).
There are two parts:
- Khata certificate: Shows that the property is registered in the owner's name in the municipal records.
- Khata extract: Gives details of the property from the assessment register, such as size, built-up area and use.
A khata is a record for property tax and administration. It is not a title document by itself, but it is required for many purposes, including plan sanction, utility connections, loans and transfers.
What is A Khata?
A Khata is issued to properties that comply with the relevant rules: they are in approved layouts or on land with proper approvals, built as per sanctioned plans where buildings exist, and have paid the applicable taxes and charges. An A Khata property is considered fully legal from the municipal point of view.
With an A Khata, you can usually:
- Apply for building plan sanction
- Apply for trade licences where relevant
- Get home loans from most banks
- Transfer or sell the property more easily
What is B Khata?
B Khata was a separate register created to collect property tax from properties that did not fully meet the rules, such as sites in unapproved layouts, revenue sites without proper conversion or approvals, or buildings with violations. Being in the B register meant the city collected tax, but it did not mean the property was regularised.
Limitations of B Khata typically include:
- Difficulty getting building plan sanction
- Many banks refuse or restrict loans
- Lower resale value and fewer buyers
- Possible issues with utility connections
A Khata vs B Khata at a glance
| Feature | A Khata | B Khata |
|---|---|---|
| Legal status | Compliant with rules | Not fully compliant |
| Property tax | Paid | Paid |
| Building plan sanction | Possible | Usually not possible |
| Bank loans | Widely available | Limited or refused |
| Resale | Easier, better value | Harder, lower value |
Where does e-Khata fit in?
Bangalore has moved to a digital system called e-Khata, where property records are digitised and linked to owner identity, the registration database and property tax records. E-Khata has been made a requirement for property registration in the city area. Both A and B register properties have been brought into the e-Khata system, so having an e-Khata does not by itself mean a property is A Khata. Read our e-Khata guide for how to get one.
Can B Khata be converted to A Khata?
Conversion requires the reason for the B classification to be resolved. Depending on the case, this can involve paying betterment and other charges, proving the land is properly converted and the layout approved, or regularising violations. In late 2025, the GBA announced a scheme to convert eligible B Khata properties to A Khata on payment of prescribed fees, and the terms have been revised since. Eligibility, fees and deadlines can change, so check the current position on the official portal or with a professional before you act.
What this means if you are buying a plot
Always check the khata before buying. Ask for the khata certificate, extract, e-Khata and tax receipts, and verify them on the official portal. If the property is B Khata, understand why and whether it can be converted, and factor the cost and time into your decision. Our checklist of documents to check before buying a plot covers this in detail.
What this means if you are building a house
To build legally, you need a sanctioned plan. Sanction usually requires an A Khata or equivalent compliant status. If your property is B Khata, resolve this first. Trying to build without sanction can lead to penalties and problems with the occupancy certificate, utility connections and future sale. See our building plan approval guide.
Properties outside the city corporations
Outside the city corporation limits, property records are maintained differently. Properties in municipalities and town panchayats use systems such as e-Aasthi, and properties in gram panchayats use e-Swathu. For converted agricultural land, the conversion order and layout approval are key. See our DC conversion and layout approval guide.
How to check your khata status
Start with your property tax receipts and khata documents. Then search for your property on the official e-Khata portal using your property ID or other details. The record shows the owner, the property details and whether it is in the A or B register. If the details do not match your sale deed or tax records, raise a correction request with supporting documents. Keep copies of everything you submit and every acknowledgement you receive.
Common myths
- "B Khata is illegal." Not exactly. It means the property is not fully compliant, but it is recorded for tax.
- "Paying tax makes B Khata legal." No. Tax payment does not regularise the property.
- "e-Khata means A Khata." No. e-Khata is a digital record that can apply to both.
Final word
Khata status is one of the first things to check on any Bangalore property. A Khata gives you the freedom to build, borrow and sell with confidence. If you have a B Khata property, explore conversion options before planning construction. Our team can help you understand what your documents mean for your building project. Contact us for a free consultation.
Frequently asked questions
Is it safe to buy a B Khata property in Bangalore?
It carries more risk. Plan sanction, loans and resale can be difficult. Understand why it is B Khata and whether it can be converted before buying.
Can I build a house on a B Khata plot?
Getting plan sanction on a B Khata property is usually difficult. Resolve the khata status first to build legally.
Is e-Khata the same as A Khata?
No. e-Khata is the digital property record. It can be issued for both A and B register properties.
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