B Khata to A Khata Conversion in Bangalore 2026: Fee and Process
Afra Noorain
Property Advisor
Quick Answer
B Khata to A Khata conversion moves a Bangalore property from the B register to the A register of the Greater Bengaluru Authority (GBA). You apply online on the BBMP-GBA portal with your e-Khata EPID. The fee today is 5% of the guidance value of your property plus a ₹500 application fee. The lower 2% rate ended on 23 August 2026. Field checks can take up to 45 days. Most clean files finish in 30 to 60 days.
About 7 lakh property owners in Bengaluru hold a B Khata property. Many of them cannot get a home loan or a building plan approval. This guide explains the full B Khata to A Khata conversion process in simple words. It shows who can apply and what it costs. It lists the documents you need and the mistakes that cause rejection. Every fact comes from news reports and official portals linked in the Sources section at the end.
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. The Greater Bengaluru Authority now manages these records. Many older documents still use the name BBMP.
| Point | A Khata | B Khata |
|---|---|---|
| Legal status | Fully approved | On record with a pending issue |
| Bank home loan | Banks lend easily | Most banks do not lend |
| Building plan approval | Allowed | Not allowed |
| Resale | Easy and at full value | Harder and often at a discount |
| Can it convert? | Already final | Yes through the GBA scheme |
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 Bangalore certificate does not change your register. A B Khata property with an e-Khata is still a B Khata property. The certificate itself states whether it sits in the A or the B register. Only a B Khata to A Khata conversion changes that. So when you compare A Khata vs B Khata 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. Every other condition 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 faces a public road. A private road is allowed only with extra papers.
- Old farm land has a DC conversion order from the Deputy Commissioner.
- The plot is 2000 square metres or smaller for the normal online route.
Plots above 2000 square metres follow a longer route. The owner must apply through a GBA-enrolled architect or engineer on the BPAS portal.
Sites and independent houses qualify. Single flats inside an apartment building usually do not use this route. If you own a flat that shows a B Khata then 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 whole B Khata to A Khata conversion runs online on the official BBMP-GBA B to A Khata portal. You log in using Aadhaar. Keep your e-Khata EPID ready before you start because nothing works without it.
- Get your final e-Khata with EPID from the GBA e-Aasthi portal if you do not have it yet.
- Log in to the BBMP-GBA portal using Aadhaar.
- Start a new B to A conversion application.
- Check and confirm the owner details.
- Enter your EPID and site details.
- Upload your documents.
- Fill the road section. The form asks for the road type and the nearest public road.
- Mark your property on the map.
- Finish Aadhaar eKYC for every owner.
- Submit the form and pay the ₹500 application fee.
- Wait for the document check and site visit by the Revenue Inspector and the Tax Inspector.
- Pay the conversion fee when you get the payment demand.
- 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. The same portal has an option to check B to A Khata status using your EPID.
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 portal acknowledgement also tells applicants not to meet anyone in person because the case is tracked online.
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
- Approved building plan if the site has a building on it
- DC 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
Old Gramathana and sanitary board sites usually do not need a DC conversion order. Check this with your ward office if you are not sure.
B Khata to A Khata Conversion Fee in 2026
The B Khata to A Khata conversion fee today is 5% of the guidance value of your property. You also pay a ₹500 application fee. Small e-Khata charges bring the fixed costs to about ₹800 in total. Development charges may apply in some cases and the portal shows them when you apply.
The Karnataka government ran a 100-day drive called Bhu Guarantee from 15 May 2026 to 23 August 2026. During that window the fee dropped to 2%. That window has now closed and it was not extended. The GBA has run discount windows before. So check the current notice on the portal before you pay.
Did you apply on or before 23 August 2026? Then you still pay 2%. The portal notice says the submission date counts and not the approval date. Ask for the rate in writing on your payment 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 value Bangalore rates were revised upward recently. So always use the current rate and never an old figure. Knowing your guidance value Bangalore figure early helps you plan the full fee.
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 a real street rate of ₹65000 per square metre in Doddanekundi. Landeed used this rate in its own worked example. Your street rate will be different.
| Site size | Guidance value | Fee at 5% today | Fee at old 2% rate |
|---|---|---|---|
| 20 x 30 ft (600 sq ft) | About ₹36 lakh | About ₹1.81 lakh | About ₹72500 |
| 30 x 40 ft (1200 sq ft) | About ₹72 lakh | About ₹3.62 lakh | About ₹1.45 lakh |
| 60 x 40 ft (2400 sq ft) | About ₹1.45 crore | About ₹7.25 lakh | About ₹2.9 lakh |
On a property with a guidance value of ₹1 crore the gap between 2% and 5% is ₹3 lakh. That is why owners keep watching for the next discount window. Plan your budget on 5% betterment charges until the government says otherwise.
How long does it take?
The Sakala timeline is 30 working days for a complete file. The portal acknowledgement says field checks can take up to 45 days. Clean files usually finish in 30 to 60 days.
GBA e-Khata Open House Sessions
The GBA started weekly e-Khata open house sessions in May 2026 to fix stuck files face to face. Reports said the sessions would run at about 50 centres across the city. Officials review pre-screened cases and try to solve them on the spot. One session on 30 May 2026 covered areas like Byatarayanapura and Hebbal and Yeshwanthpura. It ran from 10 AM to 5 PM.
Go to a GBA e-Khata open house if your B Khata to A Khata conversion is stuck on a query. Carry printouts of all your documents. Also carry your EPID and acknowledgement number. The schedule can change. So check the GBA website or your ward office for the current venue list before you go. The GBA e-Khata team at these sessions can also help with property tax issues.
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.
| Problem | How to fix it |
|---|---|
| No DC conversion order for old farm land | Apply to the Deputy Commissioner office first. This step takes longer than the khata step. |
| B Khata is still in the old owner's name | Finish the khata transfer to your name first. Then apply for conversion. |
| Survey number differs between the deed and GBA records | Get a fresh survey from the Survey Settlement and Land Records department. |
| Name spelled differently in Aadhaar and the deed | Correct the mismatch before filing. |
| e-Khata details do not match the actual site | Correct the e-Khata record on e-Aasthi first. |
| Site faces a private road with no clear owner | File with the private road papers or wait for the new road law below. |
| Unclear or wrong uploads | Rescan every page in clear colour. |
| Encroachment on the site | Clear the encroachment before the site visit. |
A new road law may help
Many old layouts have roads that still belong to the original landowner. That often blocks a B Khata property from moving to the A register. On 21 August 2026 the Karnataka Assembly passed two bills that let a city Commissioner take over such roads when they are in poor condition. As of late August the bills still needed the Legislative Council vote and the Governor's assent. Check whether the law is in force before you rely on it.
Should You Buy a B Khata Property?
For most buyers the safer choice is an A Khata property in Bangalore or a project with clear approvals. A B Khata property can look cheaper. But the lower price often hides real costs. Here is how A Khata vs B Khata plays out for a buyer.
- 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.
Still want a B Khata property? Then 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 B Khata to A Khata conversion.
Safer options from RealtyWithJ
Most 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. That is the easiest way to own an A Khata property in Bangalore without stress.
Ready-to-move apartments
- Century Ethos on Bellary Road in Sahakaranagar with 3 and 4 BHK homes
- Prestige Fairfield in RMV Stage 2 with 3 and 4 BHK homes
- Pebble Bay in RMV 2nd Stage near Dollars Colony
- Prestige Waterford on ECC Road in Whitefield
- Prestige Lakeside Habitat in Gunjur off Sarjapur Road
Ready plots for buyers who want to build their own home
- Prestige Pine Forest in Hoodi near Whitefield
- Brigade Oasis in Devanahalli near the airport
- Century Seasons on NH648 in Lakshmipura
- Prestige Park Drive off Bellary Highway near the airport
Devanahalli sits outside GBA limits. So plots there follow a different local record system and 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 moving 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.
Frequently Asked Questions
What is B Khata to A Khata conversion?
It is the GBA process that moves a property from the B register to the A register. After conversion the property can get bank loans and building plan approvals.
What is the B Khata to A Khata conversion fee now?
The fee is 5% of the guidance value plus a ₹500 application fee. The 2% offer ended on 23 August 2026.
Is the 2% offer still available?
No. It closed on 23 August 2026 and was not extended. Files submitted on or before that date still pay 2%.
Who is eligible for conversion?
Owners whose B Khata was on BBMP records on or before 30 September 2024. Tax must be fully paid. The site must be free of court cases and not sit on public land.
How long does conversion take?
Clean files usually take 30 to 60 days. Field checks alone can take up to 45 days.
Can I get a home loan on a B Khata property?
Most banks do not lend on a B Khata property. Conversion to A Khata usually makes the property eligible for a loan. That is why most buyers prefer an A Khata property in Bangalore.
Is e-Khata the same as A Khata?
No. An e-Khata Bangalore certificate is only the digital record. It can show either the A or the B register.
Can apartment flat owners apply?
Usually not through this route. The scheme mainly covers sites and independent houses.
Where do I apply?
On the official BBMP-GBA B to A Khata portal. You need Aadhaar and your e-Khata EPID.
What if my application is stuck?
Read the query on the portal and fix that issue first. Then visit a GBA e-Khata open house or your ward office for help.
How do I check guidance value Bangalore rates?
Use the Kaveri Know Your Valuation page. It shows the current government rate for your street. Your fee is based on that guidance value Bangalore rate and not on the market price.
