What Bengaluru Homebuyers Should Know About the New Bhoo Guarantee Scheme

The Bhoo Guarantee Scheme digitises 23 lakh Bengaluru properties, cutting B-Khata to A-Khata conversion fees by 60% (2% of guidance value) for a 100-day window from May 16, 2026. GIS mapping and Aadhaar-based verification make it easier for B-Khata owners, homebuyers and NRIs to secure title and access bank financing. Unauthorised construction beyond the 15% violation limit still won't get regularised, so check your property's khata status before buying.

Introduction

Bengaluru's real estate ecosystem has traditionally faced challenges related to governance, document tracking and the coexistence of two property classification systems: "A-Khata" and "B-Khata". To address these challenges, the Government of Karnataka introduced the Bhoo Guarantee Scheme Karnataka (Land Guarantee). This initiative aims to transform urban governance through the digitisation of an estimated 23 lakh properties under the jurisdiction of the Greater Bengaluru Authority (GBA).

What is the Bhoo Guarantee Scheme?

The Bhoo Guarantee Scheme is a government-led initiative supported by administrative and technological reforms. It aims to reduce manual intervention, minimise reliance on intermediaries and enable citizens to access digital property records across Bengaluru. It operates under the supervision of the newly created Greater Bengaluru Authority (GBA) and involves combining spatial mapping with statutory Karnataka land records.

What Does the Bhoo Guarantee Scheme Include?

Bhoo Guarantee Scheme is not a single policy but rather a reform package that entails multiple vectors of operations:

e-Khata Distribution on a Large Scale

The scheme facilitates a transition from physical to digital property management using the BBMP e-Aasthi portal. More than 10 lakh e-Khatas in Bengaluru have been prepared for online distribution.

B-Khata to A-Khata Conversion – 60% Discount

Under the previous regime, it cost an additional 5% of the government guidance value for the B-Khata to A-Khata conversion. Under the Bhoo Guarantee Scheme, the fee is set at 2% of the guidance value during the 100-day concession period, providing a 60% reduction in settlement charges.

Building Violation Exemption Limit Increased

The state has revised the permissible compounding limits for certain building deviations from 5% to 15%, subject to applicable rules and penalties. The permissible limit is subject to applicable penalties for structural alterations.

Nanna Khata Nanna Hakku Campaign

The Nanna Khata Nanna Hakku Drive, meaning "My Khata, My Right," is a campaign to create a direct channel of administration to implement the reform. The government has set up more than 50 camps for "e-Khata Open House," which run every Saturday throughout all assembly constituencies in city corporations.

GIS-Based Property Surveys

In order to protect the database from any kind of fraud, the system uses state-of-the-art drone photography and GIS–based property surveys. The e-Khata Bengaluru generated by this project comes with GPS coordinates of the property as well as the photo of the owner.

Aadhaar-Based Self-Mutation

Any transfer of property or ownership due to inheritance in the future can be done by the citizens themselves by means of a mutation process verified through their Aadhaar cards.

Who Benefits From the Bhoo Guarantee Scheme?

B-Khata Property Owners

The owners of the roughly 7 lakh B-Khata properties in Bengaluru stand to benefit directly from a financial and legal perspective. By leveraging the 2% guidance value conversion opportunity, these property owners will be able to regularise their land, making it eligible for banking loans, mortgages and market transactions.

Existing A-Khata Owners

The 16 lakh existing A-Khata properties in Bengaluru will benefit from automatic conversion into e-Khatas through the mandatory mapping process. This helps to secure the plot boundaries on paper and prevents any future encroachments, boundary disputes or manual duplications of the land.

Homebuyers Planning to Buy in Bengaluru

The new process provides homebuyers in Bengaluru in 2026 with a validated centralised platform, supporting property title verification Bengaluru-wide. Before the introduction of the e-Khata framework, many transactions involved unapproved layouts or unclear titles. Through the new process, there is compliance with the Karnataka Town and Country Planning Act.

NRI Property Owners in Bengaluru

NRI properties in Bengaluru are at higher risk of unauthorised transactions and property fraud. The availability of GPS mapping, photo-based ownership parameters and access to the electronic khata via the online portal enables remote owners to audit and monitor their assets in real time.

What This Means For Bengaluru's Property Market

The implementation of the Bhoo Guarantee Scheme is likely to influence the dynamics of Bengaluru's property market. As a result of standardised land documentation, the historical difference in prices of A-Khata and B-Khata Bangalore properties in micro-markets will decrease. Some reports suggest conversions may see an increase in asset value of up to 15%-25%, owing to improved eligibility for financing through institutional banks; however, actual outcomes vary, and buyers are encouraged to verify current valuations with a property professional. Additionally, the interlinking of the electronic khata registry with the Sub-Registrar's office helps reduce the possibility of transactions involving properties with inconsistent structural records.

How to Apply Under the Bhoo Guarantee Scheme

Greater Bengaluru Authority has achieved application process efficiency by way of parallel digital and physical infrastructures, supporting a broader property digitisation Bengaluru drive:

• Document Collection: Collect the main documents of title: the original registered sale deed, the latest BBMP property tax bills, the existing manual B-Khata record, an Encumbrance Certificate (EC) from Kaveri Online Services and an Aadhaar card for the eKYC process.
• Access to Portal and Searching the Property: Log in to the official BBMP e-Aasthi website. Search for the specific asset profile based on its unique ePID, PID or ward number.
• Bengaluru Property Verification and Uploading of Data: Confirm the automatically generated GIS map, enter the property tax assessment data and upload all the documents of title in scanned format.
• Remittance of Fees: Pay the flat fee of ₹500 along with the reduced betterment fee of 2% of the government guideline price through the online payment gateway, within 100 days of the request.
• Physical Verification and Issue: If there is any discrepancy, visit the Saturday Open House for e-Khata at the allotted zone's GBA centre. After successful physical scrutiny of documents and GPS verification, the e-Khata certificate BBMP is issued.

Important Deadlines and Dates to Know

Limitations and Things to Watch Out For

Despite its benefits, the Bhoo Guarantee Scheme has some limitations to be aware of:

• The scheme aims to support property regularisation in Bengaluru by enabling eligible B-Khata properties to transition towards A-Khata status. However, it does not provide automatic regularisation for cases of extensive construction works that surpass the recently amended 15% violation limit. Thus, unauthorised constructions of any kind on the site would remain illegal. Municipal authorities retain the authority to withhold an Occupancy Certificate or take other applicable action, regardless of the fact that the underlying plot has had its khata status changed through this initiative.
• Additionally, the online self-service portal does not allow uploading plots larger than 2,000 sq m. Such plots require registered architects or engineers through BPAS.

Final Thoughts

The introduction of the Bhoo Guarantee Scheme marks a significant step towards improving transparency in Bengaluru's real estate sector. By reducing the financial burden of B-Khata regularisation and by using the modern GIS and Aadhaar-based frameworks,the state government has provided buyers with improved documentation and greater clarity regarding their property status. Homebuyers are advised to verify individual property status directly with the relevant authorities before proceeding with any transaction.

FAQ

1. What is the Bhoo Guarantee Scheme?

A Karnataka government initiative digitising Bengaluru property records through GIS mapping, e-Khata distribution and simplified B-Khata to A-Khata conversion.

2. How much does B-Khata to A-Khata conversion cost?

The fee is reduced to 2% of the guidance value, a 60% concession, for a 100-day window starting 16 May 2026.

3. Where can homebuyers verify Bengaluru property documents?

Records can be checked on the BBMP e-Aasthi portal using the property's ePID, PID or ward number.

4. Does the scheme regularise unauthorised construction?

No. Constructions exceeding the amended 15% violation limit remain non-compliant and may not receive an Occupancy Certificate.

5. Who benefits from the Bhoo Guarantee Scheme?

B-Khata and A-Khata owners, homebuyers and NRI property owners in Bengaluru, through improved documentation and fraud protection.