A Khata vs B Khata in Bangalore — and Converting B to A
An A Khata property is fully legal: it sits in an approved layout or building, follows the rules and has its dues paid, so banks lend on it. A B Khata only records the property for tax because something is irregular — an unapproved layout, a revenue site or a building violation — so most banks will not lend on it. Many B-Khata plots and houses can be converted to A Khata by paying a betterment charge, but not every property qualifies.
A Khata vs B Khata at a glance
Both are entries in Bengaluru’s property register, and today both are issued as an e-Khata. The letter tells you the legal standing of the property:
| A Khata | B Khata | |
|---|---|---|
| Legal status | Approved layout / building, rules followed | Recorded for property tax only; something is irregular |
| Home loan | Available from most banks | Most banks decline |
| Building plan approval | Can be obtained | Usually refused until converted |
| Resale | Easy — the widest pool of buyers | Harder — mostly cash buyers |
| Price | Full market value | Usually traded at a discount |
Why a property ends up with a B Khata
- Revenue sites: plots carved out of agricultural land that was never converted for residential use.
- Unapproved layouts: layouts formed without approval from BDA or the planning authority.
- Building violations: construction beyond the sanctioned plan (extra floors, setback violations) or without a plan at all.
- Unpaid dues or missing documents that kept the property out of the regular register.
Should you buy a B Khata property?
It can be done, but go in knowing the trade-offs. In our experience it makes sense only when:
- You are paying without a home loan, or with a loan already sanctioned against other security.
- The price reflects the risk — a real discount to comparable A-Khata property nearby.
- The irregularity is one that can be fixed (typically an unconverted plot or a layout that qualifies for conversion), and you have checked eligibility before paying.
Walk away when:
- The land is earmarked for a road, park or other public use — that cannot be regularised by paying a fee.
- The building has serious violations that conversion will not cure.
- Ownership documents are incomplete or the seller cannot produce an Encumbrance Certificate showing a clean title chain.
Converting B Khata to A Khata
Owners apply to the Bengaluru civic authority (now the Greater Bengaluru Authority) through the e-Aasthi system and pay a betterment charge — a percentage of the property’s government guidance value — plus any development charges that apply.
Who is usually eligible
- Independent houses and vacant plots (apartments are handled differently — see below)
- No pending property tax
- Access from a public road
- Not on land reserved for roads or public infrastructure
Documents to keep ready
- Registered sale deed and the title chain
- Recent Encumbrance Certificate
- Latest property-tax receipt
- Existing B-Khata / e-Khata extract
- Owner ID (Aadhaar) and a photo of the property
What it costs in 2026
As reported for the 2026 conversion drive, the betterment charge was cut to 2% of guidance value for about 100 days (mid-May to 23 August 2026) and reported to return to 5% afterwards. Eligibility windows and rates have changed more than once, so check the current charge on the GBA / e-Aasthi portal before you apply.
Flats are different from plots and houses
In an apartment the Khata status usually follows the building as a whole. If the builder did not get the plan sanctioned, or built beyond it, individual flat owners often cannot convert on their own. Before buying a flat, check the building’s plan sanction and Occupancy Certificate, not just the flat’s Khata.
Outside city limits: Form 9 and Form 11
Beyond the Bengaluru civic limits, many villages fall under gram panchayats, where property is recorded on the e-Swathu system as Form 9 (land) or Form 11 (land and buildings), rather than as an A or B Khata. People often ask about “9 and 11A Khata” — these are those panchayat records.
The rule of thumb is the same: the record should show the land as properly converted and approved. Ask the seller for the current e-Swathu extract and have it checked before paying an advance.