B Khata to A Khata Conversion in Bangalore: Fee, Process and Documents

The GBA estimated in October 2025 that about 7.5 lakh of Bengaluru's roughly 25 lakh properties sit in the B register. Most banks will not lend on them, and owners cannot get a building plan approved. This guide explains the conversion in simple words. It covers who can apply, what it costs, the documents you need and the mistakes that cause rejection. The rules change often, so check the official portal before you pay anything.

A Khata vs B Khata vs e-Khata Bangalore

A Khata is the register for fully legal properties. B Khata is the register for properties that are on record but have a pending issue. An e-Khata is simply the digital form of either one.

Your khata is the city record that shows who owns a property and who pays tax on it. Since September 2025 these records are handled by the GBA and five city corporations: Central, North, South, East and West. Many older documents and portals still use the name BBMP.

A property usually lands in the B register for one of three reasons. The layout was cut out of land without planning approval. Or the building breaks its approved plan. Or the area joined the city later and its paperwork was never finished.

One point confuses many owners. Getting an e-Khata does not change your register. A B Khata property with an e-Khata is still a B Khata property. The certificate states whether it sits in the A or the B register. Only a B Khata to A Khata conversion changes that. So always read the register name printed on the certificate.

Who Can Apply for B Khata to A Khata Conversion

You can apply if your B Khata was on BBMP records on or before 30 September 2024 and you already hold an e-Khata. The other conditions below must also hold.

• All property tax is paid with no dues left.
• There is no court case on the property.
• The land is not marked for a road or a park or any other public use.
• The site connects to a public road. A private road may need extra papers.
• Old farm land has a conversion order from the Deputy Commissioner where one is required.
• The plot is 2,000 square metres or smaller for the normal online route.

Plots above 2,000 square metres follow a longer route. The owner must apply through a registered architect or engineer on the BPAS portal.

The scheme covers vacant sites and sites with a single-unit building in single ownership. Individual flats and units in multi-storey apartment buildings are not covered. If you own a flat that shows a B Khata, ask the builder or the owners' association about the status of the whole project.

Step-by-Step B Khata to A Khata Conversion Process

The conversion runs online on the official B to A Khata portal. You log in and verify with Aadhaar. Keep your e-Khata EPID ready before you start because nothing works without it.

1. Get your final e-Khata with EPID from the e-Aasthi portal if you do not have it yet.
2. Log in to the B to A Khata portal.
3. Start a new B to A conversion application.
4. Check and confirm the owner details.
5. Enter your EPID and site details.
6. Upload your documents.
7. Fill in the road details the form asks for.
8. Mark your property on the map.
9. Finish Aadhaar eKYC for every owner.
10. Submit the form and pay the application fee.
11. Wait for the document check and the site visit by revenue officials.
12. Pay the conversion fee when you get the payment demand.
13. Download your A Khata certificate once the payment is confirmed.

Note your acknowledgement number and EPID at the time of filing. You need both to track the file on the portal.

Two stages wait for you and not for the office. The first is a query raised during the checks. The second is the payment demand. Log in every few days so your file does not sit idle. The process is designed to run online, so you should not need to pay anyone in person.

Documents Needed for B Khata to A Khata Conversion

Keep clear scans of every paper before you start. Blurry uploads are a common cause of delay.

• Final e-Khata with EPID
• Registered sale deed and every earlier deed in the chain
• Current B Khata extract
• Latest property tax paid receipt
• Encumbrance Certificate covering at least 15 years
• Aadhaar of every owner and PAN of the applicant
• Sketch or site plan that shows the boundaries and size
• Single plot plan in the template given on the portal
• Building plan, if the site has a building on it
• Deputy Commissioner conversion order if the land was once farm land
• Private road sketch if your site faces a private road
• Legal heir certificate and the death certificate of the earlier owner for inherited property

Whether your site needs a conversion order depends on its land history. Check this with your city corporation office if you are not sure.

B Khata to A Khata Conversion Fee

The conversion fee is 5% of the guidance value of your property. This is the rate the GBA set when the scheme opened on 1 November 2025. On top of it you pay a small application fee (₹500 was announced for site inspections) and separate charges for mutation and map approval. The portal shows the exact demand after scrutiny.

Under the Karnataka government's Bhu Guarantee drive, the GBA cut the fee to 2% for 100 days, from mid-May 2026 to 23 August 2026. That window has closed and we found no report of an extension. The government has run discount windows before, so check the current notice on the portal before you pay.

Did you file inside the 2% window? Reports say the filing date decides the rate. But the payment demand can be raised after scrutiny, so ask for the applied rate in writing on your demand.

What is guidance value?

Guidance value is the government rate for your street. It is usually lower than the market price. Your guidance value equals the street rate multiplied by your property size with a few small adjustments. You can find your rate on the Kaveri Know Your Valuation page. Guidance values are revised from time to time, so always use the current rate and never an old figure.

Sample betterment charges

The conversion fee is also called betterment charges. It is your share toward the roads and drains that the area already uses. The table below uses an illustrative street rate of ₹65,000 per square metre. Your street rate will be different, so treat these as examples only.

On a property with a guidance value of ₹1 crore the gap between 2% and 5% is ₹3 lakh. Plan your budget on 5% until the government announces a new rate.

How long does it take?

The process is covered by Sakala, Karnataka's time-bound services scheme. Reports put clean files at about four to six weeks. Files with queries or a pending site visit take longer. Plan for two months to be safe.

GBA e-Khata Help Centres and Open Houses

From May 2026 the GBA ran weekly e-Khata open house sessions at about 50 centres across the five corporations to fix stuck files face to face. Officials reviewed pre-screened cases and tried to solve them on the spot. The GBA also announced passport-style seva kendras for e-Khata work, and help desks in each corporation.

If your conversion is stuck on a query, check whether an open house or help centre is running near you. Carry printouts of all your documents, your EPID and your acknowledgement number. Schedules change, so check the GBA website or your corporation office for the current venue list before you go.

Common Reasons for Rejection and How to Fix Them

Most rejections come from small paper mismatches. Fix them before you apply and you save weeks.

A new road law

Many old layouts have roads that still belong to the original landowner. That can block a site from moving to the A register. On 21 August 2026 the Karnataka Assembly passed amendments that let a municipal commissioner declare a private road a public street when its poor condition threatens public health or safety. The Karnataka Municipal Corporations (Amendment) Act, 2026 was notified on 4 September 2026. The government described it as extending A Khata access to towns and cities across the state. Bengaluru's corporations work under the separate Greater Bengaluru Governance Act, so ask your corporation office how private roads are being handled in your layout.

Should You Buy a B Khata Property?

For most buyers the safer choice is an A Khata property or a RERA-registered project with clear approvals. A B Khata property can look cheaper, but the lower price often hides real costs.

• You will likely pay the 5% conversion fee yourself.
• Most banks will not give a home loan until the khata is A.
• You cannot get a building plan approved for new floors.
• Conversion can fail for reasons you cannot control, like a court case or public land.
• Flats in B Khata apartment buildings are not covered by the scheme at all.

Still want a B Khata property? Check four things before you pay any token amount. Ask for the e-Khata certificate and read the register name. Check that all tax is paid. Get an Encumbrance Certificate for at least 15 years. Ask a property lawyer to confirm the site is eligible for conversion.

Safer options from RealtyWithJ

Projects on RealtyWithJ show their RERA number so you can verify them on the RERA Karnataka portal. Here are some ready options sorted by need. Always ask our team for the khata and approval papers of any project before you book.

Ready-to-move apartments

• Century Ethos on Bellary Road with 3 and 4 BHK homes
• Prestige Fairfield in Sanjay Nagar near RMV 2nd Stage with 3 and 4 BHK homes
• Pebble Bay near Dollars Colony
• Prestige Waterford in Whitefield
• Prestige Lakeside Habitat near Varthur and Gunjur

Plots for buyers who want to build their own home

• Prestige Pine Forest near Whitefield
• Brigade Oasis in Devanahalli near the airport
• Century Seasons on NH648
• Prestige Park Drive in Devanahalli

Devanahalli sits outside GBA limits. Plots there follow a different local record system, not the GBA khata register. Ask for the layout approval and the local property record before you buy. Our guide to emerging areas in Bangalore explains why buyers are looking north.

Not sure which one fits your budget? Talk to a RealtyWithJ advisor or browse all projects. NRI buyers can also read our NRI real estate investment guide.

Last reviewed: October 2026.