Residential
E-Khata Vs. B-Khata In Bangalore: What Buyers Need To Know
December 04, 2025
Introduction
Khata is a vital document that stores a variety of information about a property and its tax payment history. For any homeowner in Karnataka, especially in Bangalore, it is an essential document. It not only determines the legitimate value of the property but also the taxes to pay and valid rights of ownership.
The Khata dates back to 2007 when Bruhat Bengaluru Mahanagara Palike, now the Greater Bengaluru Authority (GBA), was established. The government needed a way to track which citizens paid property taxes effectively and by how much to uphold the value. Subsequently, the Khata was introduced as an account for all properties within the purview of the city.
There are two major types of Khatas: A Khata and B Khata. Each represents different properties based on legality and compliance with laws and regulations as well as authorisations. A third category - e-Khata - was established more recently, which is the digitised version of A Khata/B Khata to verify more easily and digitise documentation.
What Is A Khata?
A Khata certificate in Bangalore is an official document that recognises properties by the municipal body (BBMP/GBA) and details tax history. It contains extensive property details from the location to the owner, square footage dimensions (carpet area, built-up area) and tax discrepancies/assessments. Every property created gets a unique PID (Property Identification number), which is an assigned number linked to the details of each property.
According to Greater Bengaluru Authority guidelines, every property must have a Khata established for it to receive building approvals, layout plan approvals or receive bank loans. All properties need a Khata to secure basic services like electricity and water supply. Thus, without a legitimately secured Khata, a property cannot obtain such services.
Many people confuse a Khata with a Title Deed. The Title Deed is legally binding between any seller and buyer of real estate. The Title Deed acknowledges who officially owns a property so that there are no legal ambiguities, fraudulent concerns or financial risks.
Differences between Khata and Title Deed
| Khata | Title Deed | |
| Purpose | Used to assess and pay property taxes | Legal document that proves ownership and useful when transferring property |
| Details Included | Information about the owner Property dimensions Location Carpet/built-up area Tax assessment PID | Information about the owner Rights of ownership History of ownership Property description Location Transaction details |
| Legal Ownership | Only acknowledges liable tax payer and not legal ownership | A legal proof of ownership and legally binds the owner and the property |
| Link to Compliance | Necessary for building permits, layout approvals and utility connections | Required for legal sale/purchase, mortgage and inheritance |
| Finance Use | Needed to avail bank loans. | Used as proof of ownership when availing loans/mortgages |
Types of Khata - A, B and E
As a result, understanding how different types of Khata can affect loan eligibility, legal applications and transfers - and resale value - between buyers is important. Therefore, there are three types of Khatas: A Khata and B Khata as well as E Khatas, all based on documentation and compliance history.
A Khata is legally "the safest" form of a property. It complies with BBMP-approved regulations and has sufficient approvals/documentation/tax history to support its legitimacy. It's legally validated that these properties follow all recommendations from paperwork to bylaws to taxation. Benefits to owning A Khata are:
- Simplicity in applying for home loans as well as occupancy certificates and construction clearances;
- The process of property transfer ownership and resale becomes effortless;
- Applications for trade licenses are available;
- Construction/improvement permissions are simple;
- Lawyers have reduced risk for future legal recourse;
B Khata means that these properties are not properly represented according to legal regulations/planning compliance rules. However, these properties are taxed by BBMP/ GBA in addition to civic charges collected. Unfortunately, they have no substantial merit yet complicated definitions of what constitutes B Khatas include violating bylaws/regulations/revenue land/civil charges without completion approval or other layouts. Complications may mean B Khatas have ongoing issues with their owners. Yet some properties exist where owners have adequate permission or continue the process of conversion into A Khatas but have yet to receive approvals yet. B has its downsides:
- No transfer permitted/complications in legit selling;
- No or limited construction/renovation;
- Outstanding issues with law enforcement;
It is possible to convert a B Khata into an A Khata in Bangalore if all outstanding dues, such as taxes, penalties and betterment charges, are cleared after BBMP verification.
Also Read Our Blog on Difference Between A Khata and B Khata Properties
This is what an E Khata is in Bangalore. An E Khata operates as a digital version of a physical document and provides convenience via access to online registration/certification/verification/downloadability for current owners or applicants for such properties to choose. It's not another type because there exist no new registrations, but instead digitization of existing A/B Khata records on BBMP portals exists. Therefore, it exists through time without negative consequence.
An E-Khata reduces risk because digitisation creates transparency; corruption isn't allowed because documents can't be manipulated by human hands without technology therefore record adjustments occur seamlessly online that allow adjustments to occur faster than ever before. This facilitates quicker approvals through loans/disputes/taxes due for compliance.
Why This Difference Matters to Buyers
Understanding the difference between A Khata and B Khata can make a world of difference in terms of investment, finance options and legal peace of mind.
Resale Value
A Khata properties typically have a better resale value since they are fully compliant with the legal codes and have up-to-date documentation. B Khata properties are hard to sell and generally garner lower prices due to perceived legal and financial risks.
Loan Eligibility
It is easier to secure home loans for A Khata properties; while B Khata properties tend to hinder loan approvals. If loans are sanctioned, it might attract higher interest rates, which increases the financial burden of the property owner.
Legal Risks
A Khata property adheres to all municipal rules and legal regulations. This reduces the risk of legal notices, penalties or demolition orders. Legal procedures like property registration, mutation of property and legal verifications are pretty straightforward.
B Khata properties come with restrictions on renovations, penalties and the possibility of court interventions. This increases the stress of ownership and adds cost in terms of legal fees after purchase.
Conversion from B Khata to A Khata
One good news about B Khata properties is that they can be eligible for conversion to A Khata. This requires clearing of outstanding taxes and dues, paying betterment charges and compliance with building regulations. As of writing this (November 2025), B KHata properties registered before September 2024, with no tax dues, are eligible for automatic conversion under the Greater Bengaluru Governance Act. The process of conversion is fairly straightforward, which primarily involves submitting necessary documents like the sale deed, tax receipts, B Khata certificate, approved plan and utility bills like water/electricity bills.
The owner will also be expected to pay a nominal fee for the conversion. After the payment and documentation are verified, the A Khata certificates will be issued online, typically within 45 days. However, one must be prepared for additional delays in case of inspections or clarifications.
How to Check Khata Status
Checking the Khatat status of a property is an easy but important process when purchasing a property/land. This gives the buyers a clear understanding of the Khata status of the property, and protects you from financial and legal risks, eases transactions and preserves investment value. You can also check the E Khata status with BBMP online. Here are the simple steps a buyer can follow:
- Collect copies of basic documents such as the latest Khata certificate, recent property tax receipts which bear the PID (Property Identification Number), approved building plan and sale deed/title deed.
- Use the PID/Khata number/owner name on the documents to check the property record from the BBMP/ e-Aasthi portal https://bbmpeaasthi.karnataka.gov.in/
- Confirm that the name, property address, dimensions and usage purpose on the documents match with the information in the documents you have received.
- Check the Khata type shown in the online portal and verify if it matches with the documents. You can also check if an E Khata has been issued. If it has been issued, you can download it.
Additionally, you can cross-check the tax and legal cleanliness of the property. It is also important to get the Encumbrance Certificate (EC) from the sub-registrar (on Kaveri online portal) to check if there are any loans, disputes or prior transactions on the property. It is always a good idea to get a local lawyer to review all the documents before you commit. This additional investment of time, effort and money will pay off in big dividends in terms of peace of mind in the future.
Conclusion
Knowing your Khata status before buying a property in Bangalore is very crucial. Properties with A Khata are deemed the safest, with proper municipal approvals and documentation in order; they are preferred for securing loans, ensuring smooth property transfers and providing an overall peace of mind. If you are considering buying a B Khata property, it is important to factor in the additional time, cost and legal checks that might be required to convert to A Khata. Staying informed and being diligent about Khata status can help protect your investment and simplify property ownership in Bangalore.
FAQs
1. Can I get a home loan on a B Khata property?
It is difficult, but not impossible to get a home loan on a B Khata property. While most nationalised banks avoid giving out loans on B Khata properties, NBFCs do offer loans, albeit at lower LTV and higher interest rates.
2. Can I get an E Khata for a B Khata property?
Yes, you can get an E Khata for a B Khata property. An E Khata only digitises the existing B Khata record and does not change the legal status or offer additional benefits.
3. How long does B to A Khata conversion take?
Typical timelines for the conversion range from 30-45 days, depending on the documents, dues, inspection or any backlogs.
4. Is Khata necessary to get utilities and services?
Yes. BBMP only approves for utilities like electricity and water connection on a valid Khata, be it an A Khata or a B Khata.
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