If you have searched for property in Bangalore, you have almost certainly come across the terms "Khata A" and "Khata B." Sellers and brokers often downplay the difference. Buyers are sometimes told "Khata B is fine, it can be converted." But the legal reality is more nuanced. This guide explains the actual difference and what it means for you as a buyer.
What is Khata?
Khata is an assessment register maintained by BBMP (Bruhat Bengaluru Mahanagara Palike) that records each property within its jurisdiction for tax purposes. Each property gets a unique Khata account , think of it as a property's tax identity with the municipal corporation. Without a valid Khata, a property cannot obtain building plan approvals, utility connections, or a home loan.
Learn how to verify a property's Khata status: How to check Khata in Bangalore: Step-by-step guide.
What is Khata A?
Khata A (also called "A Khata") is the regular, fully compliant Khata issued to properties that:
- Are located in layouts that have been duly approved by BDA or BBMP
- Have obtained all required government approvals (building plan, DC conversion where applicable)
- Are fully regularised with the municipal corporation
- Have no violations , the construction matches the approved plan
A Khata A property can obtain building plan approvals, trade licences, and home loans without restrictions. It is fully transferable and poses no legal risk on account of Khata alone.
What is Khata B?
Khata B (also called "B Khata" or "B Register") is a provisional or informal Khata maintained by BBMP for properties that:
- Are in layouts that were not approved by BDA or BBMP (gramthana, revenue sites, or unapproved layouts)
- Were constructed without proper building plan approval
- Are located in areas that were recently absorbed into BBMP limits from panchayat areas and have not yet been fully regularised
- Were included in the Akrama-Sakrama scheme (regularisation of unauthorised constructions) but are pending final approval
BBMP issues Khata B solely to collect property tax from these properties , it does NOT regularise them or confirm their legal status.
Key Differences: Khata A vs Khata B
| Feature | Khata A | Khata B |
|---|---|---|
| Legal status | Fully regularised | Not regularised |
| Building plan approval | Eligible | Not eligible |
| Home loan | Banks fund freely | Most banks refuse |
| Trade licence | Can obtain | Cannot obtain |
| BBMP collects tax | Yes | Yes |
| Risk of demolition notice | Low (if plan compliant) | Higher |
A Common Misconception: "BBMP Collects Tax So It Must Be Legal"
This is probably the most dangerous misconception in Bangalore property. BBMP collects property tax from Khata B properties purely as a revenue measure. It does not mean BBMP has approved the property or its construction. Paying property tax and receiving a Khata B does not regularise an unauthorised building. The two are entirely separate processes.
Can Khata B Be Converted to Khata A?
Yes, in some cases , but it is not automatic and not always possible. Conversion from B to A Khata requires:
- The underlying layout to be approved or regularised by BDA/BBMP
- DC Conversion Order (if the land was originally agricultural)
- Building plan approval from BBMP for the constructed structure
- Akrama-Sakrama scheme approval (if applicable, but this scheme has been repeatedly delayed and is not yet notified)
Until the Akrama-Sakrama scheme is formally implemented, many Khata B properties cannot be converted to A. Properties that were included in earlier BBMP Khata B registers in anticipation of regularisation are still waiting.
Should You Buy a Khata B Property?
The answer depends on your purpose:
- If you need a home loan: Avoid Khata B , most banks (SBI, HDFC, ICICI) will not fund it
- If you plan to construct or renovate: Avoid Khata B , you cannot get building plan approval
- If you need a trade licence: Avoid Khata B
- If you are buying purely for investment and can wait: Only consider if the price reflects the risk, and the path to regularisation is clear
Never buy a Khata B property based on a broker's assurance that "it will be converted soon." Get a written legal opinion from a qualified property lawyer first. Our team at Clawrity can verify the Khata status and advise on the feasibility of conversion before you commit.
How to Verify Khata Before Buying
See our step-by-step guide: How to check Khata in Bangalore. Also check the broader property document verification checklist to ensure all documents are in order before you sign.
For Khata transfer after purchase: Khata transfer in Bangalore , complete guide.