A-Khata, B-Khata, E-Khata: What Exactly Is Legal In Bengaluru’s Property Maze?

Last Updated:December 15, 2025, 11:42 IST

Khata plays a central role in property taxation, ownership verification, and transaction approval. Property owners within city limits are eligible to apply for Khata and pay tax.

Whenever people plan to buy or sell property, construct a house, or transfer ownership from one person to another, the first document that comes into discussion is the Khata. (Image: Canva)

Khata is the primary and most crucial document when it comes to buying, selling, constructing, or transferring property in Bengaluru. Recognising its importance, the Karnataka government has launched the E-Khata campaign and has also taken a major policy decision to enable the conversion of B-Khata properties into A-Khata properties. This move has once again brought A-Khata, B-Khata, and E-Khata into public focus.

Among these, A-Khata is considered fully legal and makes property transactions, loans, and sales easier, while B-Khata properties are classified as unauthorised and come with multiple limitations. Understanding the differences between these Khata types is essential to avoid future legal and financial complications.

What Is Khata and Why Is It Important?

Whenever people plan to buy or sell property, construct a house, or transfer ownership from one person to another, the first document that comes into discussion is the Khata. It is the official property account maintained by civic authorities.

At present, following key decisions taken by the Karnataka government and the GBA (earlier BBMP), the terms A-Khata, B-Khata, and E-Khata are widely being discussed. The state government has implemented the E-Khata campaign on a large scale, while Bengaluru has also seen renewed efforts to bring B-Khata properties into the legal A-Khata framework. As a result, clarity on these categories has become more important than ever.

Types of Khata in Karnataka

In Karnataka, properties are issued A-Khata, B-Khata, or E-Khata documents, of which A-Khata and B-Khata are the most significant. A proper understanding of Khata classification helps property owners and buyers avoid disputes and legal hurdles.

Khata plays a central role in property taxation, ownership verification, and transaction approval. Property owners within city limits are eligible to apply for Khata, and holding a Khata allows them to pay property tax legally. The Khata document records vital information such as the owner’s name, property address, site area, property number, boundaries, built-up area, and tax details. It is also used for calculating property tax.

The BBMP introduced the A-Khata and B-Khata classification in 2007 primarily to streamline property tax collection.

What Is A-Khata?

A-Khata is the official legal document issued for properties such as sites, buildings, and apartments that comply with all government regulations. It indicates that the property has been registered according to prescribed rules and is recognised as fully legal.

A-Khata is issued by the BBMP or relevant local administrative bodies and serves as formal proof of ownership for the property holder.

Advantages of Having A-Khata

A-Khata properties offer several benefits to owners and buyers. Owners can easily obtain trade licences and permissions for building construction or renovation. Banks readily approve loans for A-Khata properties, making financing smoother.

Buyers can purchase such properties without legal uncertainty. A-Khata also confirms that property tax has been paid correctly and ensures there are no obstacles during ownership transfer or resale.

What Is B-Khata?

B-Khata refers to properties that are considered illegal or unauthorised. These properties usually involve violations of planning or building rules. In many cases, B-Khata properties may have partial approvals or no approvals at all.

Such properties may be part of unauthorised layouts, incomplete buildings, or constructions that deviate from approved plans. In simple terms, B-Khata indicates that the property is not legally compliant.

Disadvantages of B-Khata

B-Khata properties face multiple limitations. Owners are not eligible for government-issued licences, including trade licences. Securing bank loans becomes difficult, and in many cases, banks refuse financing altogether.

Selling or transferring ownership of B-Khata properties is also challenging. In 2014, the High Court declared B-Khata properties invalid, exposing owners to legal complications and long-term uncertainty.

What Is E-Khata?

E-Khata is the digital version of Khata introduced as part of the Karnataka government’s push towards digitisation. It enables online management of property ownership records, tax payments, and documentation.

The government has made E-Khata mandatory to improve transparency, reduce paperwork, and prevent misuse of physical records. It represents a major step in modernising property administration.

Uses and Benefits of E-Khata

E-Khata strengthens property legality and improves access to financial and administrative services. It allows easier evaluation for bank loans, subject to compliance with rules.

Property owners can seek building approvals, obtain trade licences, and access all property-related documents online. The system improves transparency, reduces document fraud, and enables buyers and investors to transact with greater confidence.

How to Convert B-Khata to A-Khata

Property owners holding B-Khata are strongly advised to convert their properties into A-Khata. Conversion ensures legal recognition by civic authorities and allows access to water connections, electricity supply, trade licences, and bank loans.

The process begins with clearing all pending property tax dues. Once taxes are fully paid, owners must apply to the relevant local authority. In Bengaluru, applications are submitted to the BBMP. In other areas, applications are handled by municipal corporations, city municipal councils, town municipal councils, or panchayats.

Applicants must submit required documents such as the property title deed, tax payment receipts, and approved building plans. The authority reviews the application and verifies compliance with rules. If approved, a transfer fee based on site dimensions is collected, and an A-Khata conversion certificate is issued.

Experts often point out that while purchasing a B-Khata property may not be a mistake, failing to convert it into A-Khata can create serious long-term problems.

Which Properties Fall Under the B-Khata Category?

Properties that are not approved by government authorities, fall under Gram Panchayat limits, or exist in layouts developed without sanctioned plans typically fall under the B-Khata category.

The Karnataka government is currently formulating new guidelines to regularise such properties. The Revenue Department has instructed that the B-Khata registration process be completed within 3 months.

Key Differences Between A-Khata, B-Khata and E-Khata

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