🧠 Introduction: Why This Confusing “Khata” Letter Could Affect Your Property
If you’re planning to buy a plot, site, or flat in Bengaluru, chances are you’ve heard terms like “Khata A” or “Khata B”tossed around.
Most buyers don’t understand what these really mean — until it’s too late.
In fact, many people unknowingly purchase B-Khata properties, assuming everything is legal, only to find out later that they cannot get building approval, register the property, or even sell it without penalty.
This blog explains the difference between A-Khata and B-Khata, why it matters to you as a buyer, and how to avoid legal complications in your Bengaluru property investment.
📜 What Is a Khata?
A Khata is an official document issued by GBA (Greater Bengaluru Authority), which replaced the BBMP in May 2025 as the city’s civic body.
⚠️ Note: GBA (formerly BBMP) now manages all municipal records, approvals, and property assessments in Bengaluru.
Khata records:
- The property owner’s name
- Size, location, and purpose of the property
- Property tax history
In simple terms, a Khata is your property’s legal identity within Bengaluru’s civic records.
It is essential for:
- Paying property tax
- Applying for building plan approvals
- Getting electricity/water connections
- Selling or registering the property
But there’s a big difference between A-Khata and B-Khata — and it affects everything from legality to resale value.
🟢 What Is A-Khata?
A-Khata is issued to legally approved properties by the GBA (formerly BBMP). These properties:
- Have valid title deeds
- Are built on converted/residentially zoned land
- Have cleared development charges and taxes
- Are part of an approved layout by BDA or BMRDA
With A-Khata, you can:
- Apply for building approvals
- Get home loans
- Transfer ownership
- Legally sell the property without hassle
🔴 What Is B-Khata?
B-Khata is a secondary register created under the BBMP in 2007 for properties that were not regularised but still taxed.
Today, under GBA, B-Khata still applies to:
- Properties on revenue land
- Unapproved layouts or subdivisions
- Properties lacking DC conversion
- Sites with pending tax dues or violations
B-Khata does not confer legal ownership or building rights. It only allows GBA to collect tax — not to approve construction or validate property legality.
⚖️ A-Khata vs. B-Khata: Key Differences
| 🧾 Feature | ✅ A-Khata (Legal) | ⚠️ B-Khata (Semi-legal) |
|---|---|---|
| Legality | Fully approved and compliant | Considered unauthorised |
| Building Plan Approval | Allowed | Not allowed |
| Property Tax | Paid and recorded officially | Paid, but property is not regularised |
| Sale & Registration | Allowed | Often restricted or challenged |
| Bank Loan Eligibility | Eligible | Rejected by banks |
| Document Issuer | GBA (Greater Bengaluru Authority) | GBA (Secondary revenue register) |
🧾 Common Misconception: “I Paid Tax, So My Property Is Legal”
This is a myth.
Just because you pay tax under a B-Khata doesn’t make your property legal. It only shows that the GBA has collected property tax — not that you have legal title or rights.
In fact, the Karnataka High Court has clarified that B-Khata is not proof of ownership or legality.
🏗️ How Properties Become B-Khata
| 🚧 Reason | 🔍 Implication |
|---|---|
| Built on revenue land without DC conversion | Not eligible for approvals or A-Khata |
| No approved building plan | Deemed unauthorised construction |
| Layout not approved by BDA | Cannot obtain GBA compliance |
| Property has tax dues or zoning violations | Remains in B-Khata until cleared and regularised |
🛠️ Can B-Khata Be Converted to A-Khata?
Possibly — but only if:
- You obtain DC conversion
- The layout is regularised
- You pay betterment charges to GBA
- No legal violations or pending issues remain
Currently, there is no active scheme like Akrama-Sakrama, so conversion is difficult unless future regularisation is announced.
🧠 Real-Life Example: B-Khata Buyer Denied Loan in Hennur
A couple booked a B-Khata site in Hennur thinking they could get a home loan easily. But when they approached the bank, their application was rejected because:
- The land was not DC converted
- The site was in an unapproved layout
- The Khata was listed under the B-Khata register
They lost ₹3 lakhs in advance payment. We helped them verify a different plot (A-Khata, DC-converted, approved layout), and they successfully closed the deal with bank financing.
📌 Buyer Tips Before Purchasing Property
- Insist on A-Khata and get a copy before paying token advance
- Ask for layout approval and DC conversion documents
- Verify that the site has no pending GBA violations
- Check the EC and Khata against the seller’s name
- If unsure, get a legal opinion from a property law specialist
📞 Conclusion: Your Property Is Only as Legal as Its Khata
In Bengaluru, where land conversion and layout approval are complex, Khata status is critical.
A-Khata means legal peace of mind.
B-Khata may seem cheaper — but it brings risk, delays, and resale issues.
Before you buy, build, or apply for a loan — verify the Khata.
Let a trusted legal expert ensure your property is not only affordable, but also legally valid under GBA.
📧 Email: ranjinijayaram@rjpropertylaw.com
🌐 Website: www.rjpropertylaw.com
📱 Call/WhatsApp: 8088417193
Professional property law services — from Bengaluru, for Bengaluru.
Clear advice. Verified title. Peace of mind.