Different Types of Khata in Bangalore: A Clear Guide for Property Owners

If you’re looking to buy or own property in Bangalore, it is essential to understand the different types of Khata available to you. Khata documentation is key to how municipal authorities recognise property ownership and to compliance with the Bruhat Bengaluru Mahanagara Palike (BBMP). In this overview, we will discuss the various types of khata documents, why they are important and recent legal developments impacting your property rights.

We’ll cover:

• What a Khata is?
• How many types of Khata in Bangalore exist
• The differences between A, B, and E-Khata
• Practical implications for buyers and sellers

 

What Is a Khata?

It's necessary to know what Khata really means before we go into detail about the different types of Khata in Bangalore.

A Khata is a property record maintained by the BBMP that shows:

• Ownership details
• Property location and size
• Tax assessment history
• Whether the property complies with local regulations

Think of Khata as the municipal authority’s official way of saying “yes, this property exists in our books, and here’s the basic information we have about it.” It is a legal document required for tax payments, selling property, applying for utilities, and often for loan processing.

Without a valid Khata, most property-related transactions in Bangalore can be difficult or even impossible.

 

How Many Types of Khata in Bangalore Are There?

One question many people ask is: how many types of Khata in Bangalore are there? In short, there are three basic categories of Khata that you should be aware of.

1. A Khata
2. B Khata
3. E-Khata (electronic Khata)

Let’s examine each one in depth.

 

A Khata — The Gold Standard (Legally Strong)

📌 What Is A Khata?

The BBMP classifies A Khata as the best type of Khata for property to have. This will allow you to prove your ownership of a property through BBMP records. It indicates that the property:

• Complies with all municipal by-laws
• Has paid all required property taxes
• Has valid land use conversion and building approvals
• Is recognized fully by government authorities

In Indian real estate law, A Khata is a complete legal record of a property and helps make transactions and compliance easier to complete.

📌 Key Benefits of A Khata

When a property has A Khata:

• You can sell or transfer it without major legal hurdles
• Banks are much more likely to approve home loans
• You can get building permits and trade licenses
• Civic utility approvals (water, electricity, sewage) are smoother

In simple terms: A Khata = legal certainty + financial freedom.

🌟 Pro Tip

Before purchasing any property in Bangalore, always verify the Khata type. A Khata property scores higher in resale value and is more attractive to lenders.

Note: Which is better A Khata or B Khata, when buying a property in Bangalore is a common question among homebuyers and investors. Read this blog for a detailed comparison.

 

B Khata — The Grey Zone (Regularization Possible)

📌 What Is B Khata?

Many people think a property with a B Khata is illegal, but the fact is that a B Khata doesn't make a property illegal; it indicates compliance issues.

Properties under B Khata typically fall into one of these categories:

• Unapproved layouts
• Partially built structures without full approval
• Land converted but lacking completion certificates
• Revenue land pending regularization

BBMP has recorded these properties in the "B register", which means that property tax payments are still accepted, but significant restrictions apply.

📌 The Limits of B Khata

If your property has B Khata:

• You may not be eligible for loans against the property
• Getting construction permits or extensions can be difficult
• Resale transactions can be riskier and slower

Many owners decide to convert from B to A due to the restrictions and comply with the conversion process by paying the betterment or regularisation charges.

🧭 Recent Government Updates

At the end of 2025 and the beginning of 2026, the Karnataka Cabinet approved changes intended to formalise several B Khata properties issued before a specific date, essentially permitting them to become A Khata properties provided they met specific requirements, such as layout approval.

This type of reform is part of ongoing initiatives to formalise property rights and to expand the tax base.

 

E-Khata — The Digital Record (Format, Not a New Khata Type)

📌 What Is E-Khata?

Many people get confused about E-Khata. They think that it is a new type of khata; however, that's not true. E-Khata is simply the digital format of khata records maintained by BBMP, and instead of being written on paper, they will now be available online securely.

You’ll see this term used a lot because:

• BBMP now issues E-Khata for all properties (A or B)
• Most property transactions and verifications use this electronic format
• It helps make records tamper-proof and easily searchable online

❗Important Distinction

An E-Khata does not convert a B Khata into an A Khata. It merely says “this record is now in electronic form.” So:

• A Khata + E-Khata = Fully compliant, digitally recorded property
• B Khata + E-Khata = Digitally recorded, but still semi-compliant property

📌 Why E-Khata Matters Today

BBMP has made E-Khatas mandatory for property transactions, including sales and registrations. This helps prevent fraud and improve transparency in property records.

Many banks and registrars will not accept any transaction unless the underlying khata is in a digital format.

 

A Khata vs B Khata vs E-Khata in Bangalore — Quick Comparison

Here’s a concise side-by-side look at the three:

Note: E-Khata is about format, not compliance status.

 

Other Khata Concepts You Might Encounter

The big three—A, B, & E - Khathas—will account for the majority of queries you'll find in BBMP data, but there are some additional technical documents you may come across in BBMP records:

Form 11A and Form 11B

These represent different BBMP registration forms used during property bifurcation or joint ownership records. Typically:

• Form 11A: Single owner property record
• Form 11B: Joint ownership or bifurcated property record

The use of these will help streamline tax and ownership registrations with BBMP, but they do not change A/B Khata status.

 

Why Knowing Types of Khata Matters

Understanding these differences isn’t just academic. It affects:

1) Property Value

Properties with an A Khata are much more desirable and easier to finance than those with a B Khata. Therefore, B Khata properties are typically sold at lower prices due to regulatory and loan-related issues.

2) Loan and Financial Access

Typically, banks ask for an A Katha to authorise mortgages; many banks reject applications for B Kathas unless the paperwork has been updated accordingly.

3) Legal Safety

A Khata provides clarity and reduces the risk of disputes or title issues during resale or inheritance.

4) Municipal Compliance

You need proper Khata for:

• Paying property taxes
• Applying for building permits
• Transferring ownership

The switch to digital (E-Khata) adds greater convenience and enhanced verification safety, but it does not change the property's compliance.

 

Practical Steps for Buyers & Owners

If you’re buying or already own property in Bangalore:

🔍 Step 1: Check the Khata Type

Ask for:

• A physical copy of the existing Khata
• The E-Khata PDF
• BBMP property tax receipts

These help confirm whether the property is an A Khata, B Khata, or has been recorded electronically.

📝 Step 2: Verify Compliance

If the property is classified as B Khata, identify which documents are unavailable (e.g., land conversion, approvals, occupancy certificates).

🔄 Step 3: Consider Regularisation

If possible, start the process to convert B Khata to A Khata. While fees and timelines vary, this often boosts resale value and loan eligibility.

💻 Step 4: Use Official Channels

Property Owners can check the Khata records from BBMP’s e-Aasthi Online. Do not pay for any informal service to complete this task.

 

Conclusion :

Whether you're buying, selling, or holding property in Bangalore, it's essential to understand the different types of Khata, particularly A Khata, B Khata, and E-Khata. These terms aren't just jargon — they affect legal status, financial opportunities, and peace of mind.

Always prioritise properties with A Khata for maximum security and flexibility. If you own

In a city as dynamic as Bangalore, being well-informed helps you make safer, smarter property decisions.

 

Frequently Asked Questions

1) Which Khata property is best?

A Khata is the best. It is legal, BBMP-approved, and allows construction, loans, and resale.

2) What is 9 and 11A khata?

• Form 9: Property tax assessment register

• Form 11A: Tax payment receipt (They are documents, not types of khata.)

3) How many types of khatas are there?

Mainly 2 types:

• A Khata

• B Khata

4) How to check if property is A Khata or B Khata

You can check the Khata status by:

• Reviewing the Khata Certificate or Khata Extract (A Khata will be clearly mentioned)

• Checking property tax paid receipts issued by BBMP

• Visiting the local BBMP office and requesting verification

• Checking online on the BBMP property tax portal using the Property ID

5) How to get a Khata in Bangalore

To obtain a Khata in Bangalore, you need to:

• Apply at the BBMP office or through the online BBMP portal

• Submit required documents such as sale deed, latest tax paid receipts, approved building plan, occupancy certificate (if applicable), and ID proof

• Pay the applicable Khata registration and processing fees

• After verification, BBMP will issue the Khata Certificate and Khata Extract