B-Khata to A-Khata Conversion: The 2% Window Closes August 23, 2026 (Your Complete Guide)
Let’s talk about a government fee schedule. I promise this is more interesting than it sounds. 🙂
Every few months, a client calls me with the same sentence.
“I’ve been meaning to convert my B-Khata property to A-Khata for years, I just never got around to it.”
I get it. It’s paperwork, it’s a trip to a government office, and it’s never urgent enough to jump the queue against everything else life throws at you.
Karnataka’s 100-day drive has cut B-Khata to A-Khata conversion charges from 5% to 2% of guidance value. But the window shuts on August 23, 2026. Here’s who qualifies, what it costs, and exactly how to get it done in time.
Except right now, it actually is urgent.
Karnataka’s government has cut the conversion fee by more than half, for a limited window, and that window closes on August 23, 2026.
If you’ve been sitting on a B-Khata property, this is genuinely the cheapest it’s ever been to fix it.
And I’d rather you hear that from me with three weeks of runway than from a neighbour after it’s closed.
Let’s get into it.
Quick Information on the B-Khata to A-Khata Conversion Window
In a hurry? Totally fair. Here’s the crisp version.
Everything below the table is for when you’re ready to actually act on it.
| Category | What You Need to Know |
| The scheme | Karnataka’s Bhu Guarantee drive, run through the Greater Bengaluru Authority (GBA) |
| The discount | Betterment charge cut from 5% to 2% of guidance value |
| The window | May 15/16, 2026 to August 23, 2026 (100 days) |
| After the window | Reverts to standard 5% from August 24, 2026 |
| Who’s eligible | B-Khata properties with an unapproved layout, construction deviation, or incomplete area regularisation, assessed case by case |
| Prerequisite | Property must already have a valid e-Khata before applying for conversion |
| Where to apply | GBA/BBMP e-Aasthi portal, via mobile OTP and Aadhaar eKYC |
| Typical processing time | 4 – 6 weeks for a clean application |
| Key documents | Sale Deed, e-Khata/B-Khata certificate, latest tax receipt, EC, OC (or belated OC application), ePID, ID proof |
| Real deadline | Mid-August, not Aug 23. Leave buffer for queries and inspection |
So, What’s Actually Changed?
For years, converting a B-Khata property to A-Khata meant paying a betterment charge of 5% of the property’s guidance value, plus an application fee and a few smaller charges on top.
For a lot of owners, that number alone was reason enough to keep the file in the “someday” pile.
In May 2026, the Karnataka government launched a 100-day special drive under its Bhu Guarantee scheme, run through the GBA, the body that took over from BBMP in 2025.
For the duration of the drive, that betterment charge drops to 2% of guidance value. From August 24, 2026, it goes right back up to 5%.
To be clear, this isn’t an amnesty and it isn’t automatic. The conversion process itself continues to exist either way.
The window just makes it a lot cheaper to do now instead of waiting.
Why This Actually Matters (Beyond the Fee)
Quick refresher, because it decides whether any of this is relevant to you.
A-Khata is the record for properties that fully comply with approved layouts, building bye-laws, and zoning norms. Banks, buyers, and the GBA itself treat it as clean title from a civic-records standpoint.
B-Khata is a tax record, not full legal recognition, for properties with something unresolved. An unapproved layout, construction that deviates from the sanctioned plan, or land absorbed into city limits without full regularisation.
You can still pay tax on a B-Khata property.
What you can’t easily do is get a home loan against it, sell it without a discount, or extend or redevelop it down the line.
Converting removes that ceiling for good, not just for the 100 days of this window.
One thing I want to be very direct about, because I see this confusion constantly.
Getting an e-Khata does not convert your property from B to A.
The e-Khata is just the digital format of whichever register you’re already in. Apply for e-Khata on a B-Khata property, and what you’ll get is a digital B-Khata.
The register status is a separate, deliberate step, and that’s the step this window discounts.
Who’s Actually Eligible
Not every B-Khata qualifies, and nothing here is rubber-stamped. Applications get assessed individually, but broadly, B-Khata properties fall into three buckets:
- Revenue layouts: land sub-divided and sold without planning authority approval.
- Construction deviations: the sanctioned plan exists, but what’s built differs from it (extra floor, reduced setback, exceeded FAR).
- Absorbed areas: land that was outside city limits when built on, later pulled into GBA boundaries, where regularisation was never finished.
Before you can apply for conversion, you need a valid e-Khata on file.
No e-Khata yet? That’s step zero, and it has to happen first.
You’ll also need the Khata in your own name.
Bought the property and the seller never completed the transfer? Sort that first. It’s one of the most common reasons applications stall halfway through.
Honest advice? Don’t self-diagnose eligibility.
Given how much is riding on the fee difference, get a quick check done through the e-Aasthi portal or a documentation professional rather than assuming either way.
The Math: What the Window Actually Saves You
Savings scale with guidance value, not market value, and guidance value usually runs lower than what your property would actually fetch.
Here’s the shape of it, illustratively:
| At 5% (standard rate) | At 2% (window rate, till Aug 23) | |
| Guidance value: ₹80,00,000 | ₹4,00,000 | ₹1,60,000 |
| You save | ₹2,40,000 |
(These are illustrative numbers to help you run your own math. Your real guidance value depends on your zone, size, and the Department of Stamps and Registration’s current valuation for your area.)
On top of that, budget for a flat application fee (commonly cited around ₹500) and any administrative charges, cess, or pending tax dues that get cleared as part of the same process.
The Process, Step by Step
- Confirm you have a valid e-Khata. If not, get that first via e-Aasthi.
- Pull your documents together (full list below).
- Apply online through the GBA/BBMP e-Aasthi portal, log in via mobile OTP, complete Aadhaar eKYC.
- Upload documents and pay the ₹500 application fee.
- Site inspection. A Revenue Inspector and Tax Inspector jointly verify the property against your paperwork.
- Betterment charge assessed: 2% of guidance value, generated automatically once inspection clears.
- Pay the fee, and keep both the payment receipt and the portal confirmation.
- A-Khata certificate issued, typically within 4 to 6 weeks for a clean file.
Here’s the part people underestimate.
If you apply in the last week of the window and something gets flagged, you may not get it resolved before the rate reverts. I’d treat mid-August as your real deadline, not August 23.
Documents You’ll Need
- Existing B-Khata or e-Khata certificate
- Registered Sale Deed (or Gift Deed / Legal Heir & Succession Certificate, if inherited)
- Latest property tax paid receipt
- Encumbrance Certificate (EC)
- Occupancy Certificate (OC) from the builder for apartments, or the relevant building section for individual construction. No OC and the building otherwise complies? A belated OC application is a separate, parallel track worth starting now.
- Property ID / ePID
- Applicant’s ID proof
- Confirmation of no pending loans or ownership disputes
What Tends to Go Wrong
Let me save you the surprises:
- 🚩 Survey number mismatches. Decades-old survey numbers sometimes don’t match current records, especially in parts of East and South Bengaluru that were re-surveyed years later. This can mean a fresh survey before your application clears. Budget extra time.
- 🚩 Khata still in a previous owner’s name. Transfer it first, or your conversion application won’t move.
- 🚩 Assuming e-Khata equals A-Khata. It doesn’t. Check what the certificate itself states. The register letter is what matters.
What Happens If You Miss the Deadline
Nothing dramatic.
The process doesn’t vanish. The betterment charge just reverts to the standard 5% from August 24, 2026.
On a mid-segment property, that’s the difference between converting now and paying considerably more to do the exact same thing later, with no confirmed word on whether a similar window comes around again.
FAQs on B-Khata to A-Khata Conversion
(The Questions I Get Asked Over Coffee)
Can an inherited property use this window?
Yes. Provided you can establish ownership through a Legal Heir or Succession Certificate along with the previous owner’s death certificate, and the Khata is transferred into your name before you apply.
Is a registered Sale Deed enough on its own?
No. The GBA cross-checks your Sale Deed against municipal tax records, the EC, and existing property records. A registered deed with mismatched tax records will still trigger a query and slow you down.
Can every B-Khata property convert during this window?
No. It depends on why the property is in the B register and whether it meets layout and compliance conditions. Every case gets assessed on its own.
Does an e-Khata automatically upgrade my B-Khata to A-Khata?
No. An e-Khata on a B-Khata property is still a B-Khata, just digital. Conversion is a separate application.
What if the portal slows down as the deadline gets closer?
It very well might. Government portals tend to see a surge right before a deadline. Apply early in the window with a complete document set, and you sidestep most of that risk entirely.
The Bottom Line
If you’ve got a B-Khata property that’s realistically eligible, this window is the cheapest this conversion is likely to be for a while. The savings are real. The timeline is tighter than it looks on paper.
“I’ll get to it in August” is how people miss windows like this. Pull your documents together this week, not the week of the 23rd.
Not Sure If Your Property Qualifies? Let’s Talk.
I’d rather spend fifteen minutes with you now telling you honestly whether this window applies to your property, than have you find out on August 24th that it did and you missed it.
At Proptals, this is exactly the kind of thing I help clients sort through.
Is your property actually eligible, is your paperwork in order, and is it worth your time to move on this before the deadline.
- 👉 [Contact us at Proptals]
- 📧 hello@proptals.com
- 📲 [WhatsApp Proptals]
Until next time,
Tariq Sallam
Founder, Proptals | Your Real Estate Advisor in Bangalore
Disclaimer: This article reflects the conversion window and fee structure as understood as of August 4, 2026. Government fee schedules, timelines, and eligibility criteria can change without notice. Always confirm current details on the official e-Aasthi portal (eaasthi.karnataka.gov.in) before applying, and never pay any amount above the officially published fee schedule to a third party. This article is for informational purposes only and does not constitute legal advice.
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