Can your B-khata become A-khata?
Does it qualify, what it costs, how long.
SampleAn ₹80 L plot. Tap your answers.
₹4,00,000at 5%
₹1,60,000 at 2%offer ended 23 Aug 2026
+ ₹500 fee The Hindu. For plots up to 2,000 sq m; nil up to 55 sq m. Hans India
Nothing blocking so far
The city decides after a site check.
20–30 days for a clean file. Legal limit 60 days. Govt reply
How it runs
Red: where files get stuck
- Clear tax, fix the nameOld owner? Transfer firstSlow
- Final e-khataIts ID starts the file
- Apply onlineAadhaar e-KYC + ₹500
- Site checkRoad, survey, land useSlow
- Pay 5%, get A-khataCheck the rate
4 things that stall it
- No DC conversion order (farm land → plot).
- Old owner's name on the khata or tax unpaid.
- Survey numbers don't match the sale deed.
- Private road in front It must be made public first. GBG Act
Send us the property. We'll check if it can convert.
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Read the full guide
What conversion is
A-khata is the fully approved record that banks and buyers expect. B-khata carries a gap. New to this? Read Khata A vs B first.
An e-khata is not an A-khata
Getting onto the e-Aasthi system gives a property an online khata record. But an e-khata issued on a B-khata property is still a B-khata record. The format changed, the class didn't. The certificate says whether the register is A or B, and that decides the loan and resale.
Conversion means single plot approval
A B-khata becomes A-khata through a single plot approval under Section 17 of the Karnataka Town and Country Planning (KTCP) Act. The power was handed to BBMP in April 2025 (The Hindu, 10 Apr 2025) and now sits with the GBA's city corporations. The B-khata is converted at the end of that approval, online.
The cheap window has closed
A 100-day offer cut the charge from 5% to 2% of guidance value, only from 15 May–23 Aug 2026 (The Hindu, 26 Jul 2026). From 24 Aug 2026 it is back to 5% (The Hindu, 22 Aug 2026). Conversion itself has no deadline, but the discount is gone unless a fresh order brings it back.
Who needs to convert, and why
A B-khata property can still be registered and sold if it has a valid e-khata, so many owners live with one for years. The limits show up when it matters. Most banks won't give a home loan against B-khata, so buyers are mostly cash buyers and the price takes a discount. A fresh building plan is generally approved only on A-khata. And a B-khata is a tax entry, not full title. A-khata removes all three problems at once.
The route on this page covers property inside the five GBA city corporations, the area BBMP used to govern (The Hindu, 2 Sep 2025). A layout in a BMRDA, BIAAPA or gram panchayat area sits with a different planning authority, and "B-khata to A-khata" in the BBMP sense may not map onto it. Towns and panchayats outside Bengaluru have a separate state scheme, open till 31 Dec 2027 (TOI, 13 Sep 2026). Outside city-corporation limits, confirm the authority and the route for that exact location first.
The 8 steps and documents
A single plot up to 2,000 sq m goes fully online, on the GBA e-Aasthi single plot approval system. Bigger plots and apartment buildings take other, heavier routes, noted at the end.
- 01
Confirm the property is eligible first
The B-khata must have been on record on or before 30 Sep 2024 (New Indian Express, 26 Jul 2025). Ownership must be clear, with no live court case, and the land can't be marked for a road, park or public use. Check these before spending on anything else. They are the ones that fail files outright.
- 02
Clear dues and fix the name on the record
Pay every property-tax due before you file. If the B-khata is still in a previous owner's name because the khata transfer was never done after an earlier sale, do that transfer first. Two steps, one after the other.
- 03
Get the final e-khata and note the ePID
The application is keyed to the property's ePID (online property ID) from the e-Aasthi record. So the final e-khata comes first.
- 04
File the application and complete Aadhaar e-KYC
Apply on the e-Aasthi single plot approval system with the ePID and ward details, and verify through Aadhaar e-KYC (or, without Aadhaar, a digital signature checked by an Assistant Revenue Officer). The application fee is ₹500 (The Hindu, 15 Oct 2025).
- 05
Fix the location and upload the documents
Pin the property on the map by GPS, say whether the road in front is public or private, and upload the site plan, the building plan if a structure exists and, for a private road, a sketch linking the plot to the nearest public road.
- 06
Site inspection and scrutiny
A Revenue Inspector and a Tax Inspector check the documents and visit the site. The GPS location is checked against the Master Plan. A use that doesn't fit the Master Plan is rejected here.
- 07
Pay the charges once the demand is generated
After a clean inspection the system raises the payment demand. Read the rate on that demand before you pay, and pay online.
- 08
Approval and the A-khata e-khata
Payment brings an automatic approval, and the A-khata is issued as an e-khata, with the register changed from B to A. If a building breaks zoning rules, the plot can still get A-khata but with a "building in violation" remark. Read the remarks column, not just the class.
Plots above 2,000 sq m go through a separate building-plan route with a registered architect or engineer and CAD drawings. That route is not open to apartment units. A flat in a B-khata building is treated much more strictly; see the questions below.
Documents you'll need
The exact set depends on how the property became B-khata, but almost every file needs these. Keep clean scans ready; unclear uploads cause delays.
| Document | When needed |
|---|---|
| Registered sale deed (plus earlier title deeds) | Always |
| Current B-khata extract + latest property-tax receipt | Always |
| Encumbrance certificate (EC) | Always |
| DC conversion order (farm land → plot) for the full plot | If the land was farm land |
| Approved building plan | If there is a building on the site |
| Site or sketch plan with boundaries and size | Always |
| Aadhaar + PAN (with e-KYC on the portal) | Always |
| Legal heir certificate + earlier owner's death certificate | For an inherited property |
How the charge works
The main charge is a share of the property's guidance value (govt-set minimum value), which is usually below the market price. For a single plot up to 2,000 sq m it is 5% of guidance value, and nil up to 55 sq m (Hans India, 22 Nov 2025). It was cut to 2% only for 15 May–23 Aug 2026. A ₹500 application fee applies on top (The Hindu, 15 Oct 2025). Bigger plots follow other rules (Govt reply, Jan 2026 (NammaWard)):
| Plot size | Charge |
|---|---|
| Up to 55 sq m | Nil |
| 55 to 2,000 sq m | 5% of guidance valueWas 2% for 15 May–23 Aug 2026 (now over) |
| 2,000 to 4,000 sq m | 10% of guidance value, or give up 10% of the plot as park land |
| 4,000 to 10,000 sq m | Hand over park and parking land free (15% park for homes) |
| Above 10,000 sq m | A full development plan approval |
If the land was farm land and never formally converted, a separate conversion penalty may be payable too. The portal works out the actual demand for your property once the file is checked.
What the rate change means on one site
- Guidance value
- ₹80,00,000 (assumed, one site up to 2,000 sq m)
- Charge at 5%
- ₹4,00,000
- Charge at the old 2% rate
- ₹1,60,000
- Not included above
- ₹500 application fee, any conversion penalty, other fees
This shows the maths, not a quote. Your charge depends on plot size, use, the area's guidance value and any penalty. Go by the portal's demand, not an example.
Rates and offers change. Confirm the live rate on the GBA e-Aasthi portal before you budget. Claims that the 2% rate runs into 2027 mix up two schemes: the order running till 31 Dec 2027 is for towns and panchayats outside Bengaluru (TOI, 13 Sep 2026). In GBA limits the 2% offer ended on 23 Aug 2026, officials said no extension was being discussed (The Hindu, 5 Sep 2026), and 5% applies.
How long it takes
The government told the Assembly in August 2026 that complete files are usually cleared in 20–30 days, against a 60 days service limit (Govt reply, Aug 2026 (NammaWard)). That's the good case: papers in order, taxes clear, survey numbers matching, and a public road in front.
Three cases run longer: property on government land, files that need more scrutiny, and above all a plot on a private road. That road must first be declared a public road, and objections can be filed within one month of the notice (GBG Act 2024, s.212). A survey-record correction, if the numbers don't match across papers, adds its own queue.
All 10 red flags
Most conversions that fail or stall do so for a short list of reasons. Check each one before you file, or before you buy a B-khata property on the promise that converting it will be easy.
- A missing or incomplete DC conversion order (farm land → plot) on land that was once farm land. A common block, often found only at the site check.
- The B-khata still in a previous owner's name. The khata transfer has to be done first, in its own queue.
- Survey numbers that don't match between the sale deed and the city record. A fresh survey may be needed before the file clears.
- Property-tax arrears, or dues not cleared before you apply.
- Land marked for a road, park or public use. Not allowed under this route.
- A live title dispute, partition suit or attachment on the property. It can't move until resolved or stayed.
- No public road access. A private road must first be declared public.
- A building with many flats, without whole-building plan approval and an occupancy certificate (OC). Single flats generally can't go to A-khata on their own this way.
- A seller pricing the property as if the 2% rate still applied, or promising an "easy" conversion the plot may not qualify for.
- Treating a building-rule breach as fixable here. Extra floors or setback breaches fall under the separate Akrama-Sakrama scheme, not this route.
Common questions
Show all 7
Can a B-khata property still be converted to A-khata in 2026?
Yes. Conversion is still open. What ended on 23 August 2026 was the 2% rate, not conversion itself. An owner who missed that window can still apply, at the standard 5% of guidance value. The B-khata must be from on or before 30 September 2024.
How much does B-khata to A-khata conversion cost now?
The main charge is 5% of guidance value for a single plot up to 2,000 sq m (nil up to 55 sq m). It was 2% only for applications between 15 May and 23 August 2026. Add a ₹500 application fee and, where farm land was never converted, a conversion penalty. Plots of 2,000 to 4,000 sq m pay 10% of guidance value, or give up 10% of the land as a park. The portal works out the exact demand for your property, so confirm the current rate before you budget.
Is getting an e-khata the same as converting to A-khata?
No. An e-khata issued on a B-khata property is still a B-khata record, only online. The e-khata says whether the register is A or B, and that decides the bank loan, building plan approval and easy resale. Conversion to A-khata is a separate step, through single plot approval.
What's the most common reason a conversion gets rejected?
A missing or incomplete DC conversion order on land that was once farm land is a frequent block, and it often shows up only at the site check. Close behind: a B-khata still in a previous owner's name (the khata transfer comes first), survey numbers that don't match between the sale deed and the city record, unpaid property tax, and land marked for a road or public use.
How long does the conversion take?
The government told the Assembly in August 2026 that complete files are usually cleared in 20 to 30 days, against a 60-day service limit. It takes longer for property on government land, files that need more scrutiny, a survey-record correction, or a plot on a private road that must first be declared a public road, which has its own one-month objection period.
Can a flat in a B-khata building be converted to A-khata?
Only in limited cases. Buildings with many flats are treated much more strictly than single plots: A-khata generally follows only if the whole building gets plan approval and an occupancy certificate. A single flat can't usually be taken to A-khata on its own, and the online single plot route is not open to apartment units. Check the building's approval and OC before you trust any promise to convert one flat.
My property is in a BMRDA or panchayat area, not BBMP. Does the same process apply?
Not directly. The single plot approval route on e-Aasthi covers properties inside the five GBA city corporations, the area BBMP used to govern. A layout in a BMRDA, BIAAPA or gram panchayat area falls under a different planning authority. Towns and panchayats outside Bengaluru have a separate state scheme, open till 31 December 2027. Confirm the authority and the right route for that exact location before you go ahead.