KEY TAKEAWAYS
- Conversion moves a property from the B-register to the A-register, which makes loans, plan approvals and resale far easier.
- Not every property qualifies. Eligibility generally depends on the property being registered before a cut-off date, having tax dues cleared, road access, and being an independent house or plot rather than a flat in an unapproved building.
- Charges are a percentage of the guidance value. A reduced-rate window ran from mid-May to 23 August 2026; check the current rate before applying.
- Applications go through the e-khata system with Aadhaar e-KYC. Larger plots may need a registered architect or engineer.
- Get eligibility checked before you pay the conversion charge or buy a B-khata property expecting to convert it.
For years, B-khata owners in Bengaluru were stuck. They could pay tax, but banks would not lend, plans would not be approved and buyers would not pay full value. Recent schemes under the Greater Bengaluru Authority have opened a route to convert eligible properties to A-khata.
This guide explains who qualifies, what it costs, what documents you need, and the steps, based on the rules published in 2026. Schemes are revised from time to time, so treat this as a guide and confirm current terms when you apply.
Why Convert?
- Home loans and loans against property become possible or easier.
- Building plan approval for construction or extension.
- Better resale value, because buyers and their banks are more comfortable.
- Fewer problems with utility connections, trade licences and other permissions.
- Peace of mind that the property is on the regular register.
Who Is Eligible?
Published guidance for the 2026 scheme set out conditions along these lines. Check the current notification, as details change.
| Condition | What it means |
|---|---|
| Existing B-khata or e-khata with property ID | The property must already be in the civic records |
| Registered before the cut-off date | Guidance in 2026 referred to properties registered on or before 30 September 2024 |
| Tax dues cleared | All property tax arrears paid |
| Independent house or vacant plot | Flats in multi-unit buildings without approvals are generally excluded |
| Access to a public road | The plot should have direct road access |
| Plot size | Smaller plots can apply directly; larger plots may need a registered architect or engineer |
| No major unregularisable violations | Encroachment on public land, lake beds and similar cases are excluded |
What It Costs
Conversion charges are calculated as a percentage of the property's guidance value, plus an application fee. During the special window from mid-May to 23 August 2026, a reduced rate applied; published sources described it as 2% of guidance value, and higher standard rates are cited outside such windows.
Because rates and windows change, ask for the current charge before you apply, and budget for it as a significant cost on larger or high-value plots. For a plot with a guidance value of ₹50 lakh, even a 2% charge is ₹1 lakh.
Documents You Will Need
- Registered sale deed or title deed
- Existing B-khata or e-khata with property ID
- Latest property tax receipts showing no dues
- Aadhaar of all owners, for e-KYC
- Land conversion order, if the land was agricultural
- Encumbrance certificate
- Site plan or building sketch, prepared by a registered architect for larger plots
- Recent photographs of the property
- Address proof such as a recent electricity bill
Step-by-Step Process
- Check eligibility against the current scheme conditions.
- Clear any tax arrears and keep the receipts.
- Prepare documents, including a site plan if required.
- Apply online through the e-khata system, choosing B-to-A conversion, and complete Aadhaar e-KYC for all owners.
- Pay the application fee and conversion charge online when demanded.
- Inspection and verification by the officials, who may ask for clarifications.
- Download the A-khata e-khata once approved and check every detail.
Published estimates suggest well-documented applications can be completed in about one to two months, longer where documents or inspections raise questions.
Common Reasons Applications Fail or Stall
- The property is a flat in an unapproved building, which is generally excluded.
- Tax arrears are still pending.
- Names or areas on documents do not match.
- The land conversion order is missing for land that was agricultural.
- The plot has no direct road access or encroaches on public land.
- Owners have not all completed Aadhaar e-KYC.
Buying a B-Khata Property? Read This First
If you are considering buying a B-khata property on the basis that you will convert it, check eligibility and the likely charge before you agree a price. If it qualifies, consider asking the seller to complete conversion before the sale, or reduce the price by the cost and risk involved. See our guide to A-khata vs B-khata.
Frequently Asked Questions
Can all B-khata properties be converted to A-khata?
No. Eligibility depends on conditions such as the registration date, tax dues being cleared, road access and the property type. Flats in unapproved buildings are generally excluded.
How much does B-khata to A-khata conversion cost?
Charges are a percentage of the guidance value plus an application fee. A reduced rate applied from mid-May to 23 August 2026. Check the current rate when you apply.
How long does conversion take?
Well-documented applications can take around one to two months. Missing documents or inspection issues add time.
Can I apply for conversion online?
Yes, through the e-khata system, with Aadhaar e-KYC for all owners.
Will conversion make my property eligible for a home loan?
Conversion to A-khata removes one of the main obstacles to lending. The bank will still do its own legal and technical checks.
Conversion can add real value to a property, but only if it qualifies and the paperwork is right. We check eligibility first and handle the application end to end through our liaison and approvals service. Message me on WhatsApp with your property details.
Sources
- Marvel Consultants: B-khata to A-khata conversion in Bangalore (2026)
- Sobha: Why e-khata is mandatory in Bangalore (Sept 2026)
- Karnataka e-Aasthi portal
Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.