KEY TAKEAWAYS
- A-khata is the record for properties that are fully compliant: legally converted land, approved layout or plan, and taxes paid.
- B-khata brought properties with irregularities into the tax net. It is a tax record, not an approval of the irregularity.
- B-khata properties are often harder to get a home loan on, build on or resell, which is why they sell at a discount.
- Since October 2024, every property needs a final e-khata to be registered. The e-khata records which register (A or B) the property sits in.
- Some B-khata properties can be converted to A-khata if they meet the conditions. Check eligibility before you buy, not after.
Ask anyone who has bought a resale home or a plot in Bengaluru and they will have heard the words 'A-khata' and 'B-khata'. Fewer can explain the difference clearly, and many buyers only discover what it means when their bank turns down a loan.
This guide explains what each type is, why it matters, how the e-khata system fits in, and what to do if the property you like turns out to be B-khata.
First, What Is a Khata?
A khata is the civic body's record of a property: who owns it, its size, its use and the tax due on it. It is not a title deed and does not by itself prove ownership. But it is needed to pay property tax, apply for building permissions, get utility connections and, since October 2024, to register a sale in Bengaluru.
Bengaluru's civic records were managed by BBMP until September 2025, when the Greater Bengaluru Authority (GBA) and its five city corporations took over. Most people, portals and forms still say 'BBMP khata', and you will see both names.
A-Khata and B-Khata Explained
| A-khata | B-khata | |
|---|---|---|
| What it covers | Properties that comply with the rules: legally converted land, approved layout or building plan, taxes paid | Properties with irregularities, such as unapproved layouts, unconverted land or buildings that deviate from approvals |
| Why it exists | The regular register of properties | To bring irregular properties into the tax net so the city can collect tax on them |
| Does it approve the property? | Reflects a compliant property | No. Paying tax does not regularise the irregularity |
| Home loans | Widely accepted by banks | Often restricted or refused |
| Building plan approval | Normal process | Often difficult until regularised |
| Resale | Straightforward | Possible, but buyers and banks are cautious; usually sells at a discount |
The key point: a B-khata is a tax record. It lets the owner pay property tax, but it does not mean the authorities have accepted the layout, conversion or construction as legal.
How E-Khata Fits In
The e-khata is the digital version of the civic record, issued through the e-Aasthi system for properties in the city corporations' limits. Since October 2024, the registration system requires a final e-khata before a sale can be registered.
The e-khata shows which register the property sits in. So when a seller shows you an e-khata, do not stop at 'they have one'. Check whether it is an A-register or B-register record, and read every detail on it. Our e-khata guide explains draft versus final e-khata.
Why the Difference Matters to You as a Buyer
Loans
Banks lend against compliant property. Many will not lend against a B-khata property at all, or will lend less. If you need a loan, find out early.
Building and extending
If you plan to build on a plot or add a floor, you will need plan approval. That is difficult for a B-khata property until its status is regularised.
Resale
When you sell, your buyer will face the same questions about loans and approvals. That narrows the market for your property and usually means a lower price.
Utilities and other services
Utility connections, trade licences for commercial use and other permissions can be harder to obtain.
How to Check Before You Pay a Token
- Ask for the final e-khata and check which register it is in, the owner's name, area and property ID.
- Ask for the approvals: land conversion order, approved layout or building plan, and occupancy certificate for buildings.
- Check tax receipts for the last few years and confirm there are no arrears.
- Get an encumbrance certificate for a long period. See what an EC is.
- Have a lawyer review the documents before any significant payment.
If the Property Is B-Khata
A B-khata property is not automatically a bad buy, but it should be priced and planned for accordingly. Ask:
- What exactly is the irregularity? Unapproved layout, unconverted land, deviations from plan?
- Is it eligible for conversion to A-khata, and what would it cost? Some categories are excluded.
- Can you buy it without a loan, and are you comfortable with a harder resale later?
- Will the seller complete the conversion before the sale, or adjust the price?
Conversion schemes and charges change, and there was a reduced-charge window between May and August 2026. Our guide on converting B-khata to A-khata covers the process and eligibility.
Common Misunderstandings
- 'It has a khata, so it is legal.' Not if it is a B-khata. The khata is a tax record.
- 'The e-khata means everything is fine.' The e-khata is necessary for registration, but you still need to check title, approvals and the register type.
- 'B-khata just needs a small fee to convert.' Conversion depends on eligibility and can involve substantial charges.
- 'The builder will sort it out later.' Get commitments in writing, or better, buy only once it is done.
Frequently Asked Questions
What is the difference between A-khata and B-khata in Bangalore?
A-khata is the record for fully compliant properties. B-khata covers properties with irregularities, such as unapproved layouts or unconverted land. B-khata lets the owner pay tax, but does not regularise the irregularity.
Can I get a home loan on a B-khata property?
It is often difficult. Many banks restrict or refuse loans on B-khata properties. Check with your lender before committing.
Is a B-khata property illegal?
Not illegal to own or live in, but it has irregularities that limit approvals, loans and resale. It should be priced and planned for accordingly.
Can B-khata be converted to A-khata?
Some B-khata properties can be converted if they meet the conditions and the charges are paid. Some categories are excluded. Check eligibility first.
Is e-khata the same as A-khata?
No. The e-khata is the digital record. It can reflect either an A-register or B-register property. Check which one on the document.
Knowing whether a property is A-khata or B-khata before you pay a token can save you a great deal of money and stress. If you want us to check a property's khata and documents, or handle a conversion, see our liaison and approvals service or message me on WhatsApp.
Sources
- Sobha: A-khata vs B-khata vs e-khata (2026)
- Sobha: Why e-khata is mandatory in Bangalore
- Karnataka e-Aasthi portal
Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.