A-Khata vs B-Khata vs e-Khata: What Bangalore Home Buyers Must Know

If you are buying a home in Bangalore, the word khata will come up within the first week of your search. Sellers will say "A-Khata", "B-Khata" or "e-Khata ready" as if everyone knows what it means. This guide explains A-Khata vs B-Khata vs e-Khata in plain terms: what each one is, why it decides whether a bank will lend to you, how to check it yourself, and what to watch out for.

One quick note on names. Bangalore's civic body used to be the BBMP. In 2025 it was replaced by the Greater Bengaluru Authority (GBA), with five city corporations (North, South, East, West and Central) handling day-to-day work. Most people still search for "BBMP khata", and many older documents carry the BBMP name, so you will see both terms for a while.

What a khata actually is

A khata is a property's account in the city's records. It tells the local body who owns the property, its size and location, and who is responsible for paying property tax. It is not a title document. Your ownership comes from the registered sale deed; the khata is the city recognising you as the taxpayer for that property.

Even so, it matters a great deal in practice. Without a proper khata you will struggle to get building plan approval, a trade licence, utility connections, a home loan, or a clean resale later.

A-Khata vs B-Khata vs e-Khata: the short version

A-Khata

An A-Khata is issued to properties that are fully compliant. The land is legally converted for residential use, the layout or building plan is approved by the right authority (such as BDA or BMRDA, or the city corporation), and betterment and other charges have been paid. This is the khata you want.

B-Khata

A B-Khata is a separate register for properties that pay tax but have some irregularity. Common reasons include revenue land that was never converted, layouts that were not approved, or buildings with major deviations from the sanctioned plan. A B-Khata lets the city collect tax, but it does not mean the property is regularised.

e-Khata

An e-Khata is not a third category. It is the digital version of the khata, issued online through the e-Aasthi system, with owner details verified through Aadhaar e-KYC and linked to the registration records on Kaveri 2.0. A property can have an A-Khata e-Khata or a B-Khata e-Khata. The digital record simply shows which one it is.

Since 2025, an e-Khata has been required for registering a sale of property within GBA limits. So the question to ask a seller is not "Is there an e-Khata?" but "Is it an A-Khata e-Khata, and is it final?"

Why the khata type matters for loans and registration

The khata type affects almost every step after you pay the token amount.

• Home loans: Most banks and housing finance companies lend comfortably on A-Khata properties. Many are reluctant or refuse outright on B-Khata properties, and those that do lend may offer a lower loan amount or stricter terms.
• Registration: The sub-registrar needs the e-Khata before the sale deed can be registered. A missing or draft-only e-Khata can delay your registration date.
• Building approvals: On a B-Khata plot, getting a building plan sanctioned or adding a floor is difficult until the property is regularised.
• Resale value: B-Khata properties usually sell at a discount because the next buyer faces the same loan and approval problems you did.
• Utility connections: New water and electricity connections often depend on approved plans and occupancy certificates, which B-Khata buildings frequently lack.

How to check the khata of a property in Bangalore

You can do most of the checking yourself before you involve a lawyer.

1. Ask the seller for the e-Khata number and a copy of the e-Khata certificate. Check that it says A-Khata and that it is a final, not draft, e-Khata.
2. Look up the property on the e-Aasthi / GBA e-Khata portal using the e-Khata number or the property tax application (SAS) number.
3. Match the owner name, site measurements and address against the sale deed and the Encumbrance Certificate from Kaveri 2.0.
4. Ask for the latest property tax receipts. Tax paid under the B-register shows up on the receipt.
5. For an apartment, ask for the khata of the individual flat, not just the building or the land. Bifurcated khatas for each flat are normal in a completed, compliant project.

If anything does not match, such as a different measurement or a previous owner still listed, get it corrected before you sign the sale agreement.

Converting B-Khata to A-Khata

The government has run schemes to let B-Khata owners regularise. The current route, launched by GBA in late 2025, lets eligible owners of single residential plots apply online to convert B-Khata to A-Khata by paying a fee linked to the property's guidance value.

• Fee: The standard charge is about 5% of the guidance value, plus a small application fee. For a 100-day window that ended on 23 August 2026, this was cut to about 2%. As of now it is back at the standard rate, but these schemes are revised often, so check the latest before you buy.
• Who qualifies: Broadly, B-Khata sites within GBA limits that were registered on or before 30 September 2024, with property tax paid up to date.
• Who does not: Individual flats in B-Khata apartment buildings are not covered. Plots on land marked for roads, parks, lakes or storm-water drains are also excluded.
• Order of steps: You need an e-Khata first, then the conversion application.

A practical tip: if you are buying a B-Khata plot because the price is lower, add the conversion cost to your budget and assume it will take a few months. Do not assume conversion will be automatic.

Red flags to watch for

• The seller says "A-Khata is in process" but cannot show an application number.
• Only a draft e-Khata exists, or the owner name on it differs from the sale deed.
• The flat is in a building without an Occupancy Certificate, or the plot is in a layout not approved by BDA or BMRDA.
• Property tax has not been paid for several years, or only the B-register tax has ever been paid.
• The khata measurement is smaller than what you are being charged for.
• You are told the bank "will manage" a loan on a B-Khata flat without a written sanction letter.
• The site sits close to a lake, raja kaluve (storm-water drain) or a planned road widening. Check the buffer zone with the corporation.

Khata checks are one of the first things we look at when we shortlist homes for buyers. If you would like a second pair of eyes on a property's papers, Skyros Estates can help with document checks and site visits before you commit.