A-khata, B-khata or e-khata?
What each means for your loan and resale.
- Good
- Watch out
- Problem
| A-khatafully approved | B-khatahas a gap | e-khatathe online record | |
|---|---|---|---|
| Home loan | Most banks lend | Most banks say no | Follows A or B |
| Resale | Easy to sell | Fewer buyers, lower price | Must-have to register |
| Building plan | Can get approval | Often blocked | No change by itself |
| Property tax | Paid, full record | Paid, but not full title | Same record, online |
An e-khata doesn't turn B into A.
Check in this order
Has an e-khata?
NoGet it first. No sale without it.
Check on e-AasthiA-khata or B-khata?
AFine for loan and resale.
BLoan and resale get hard.
If B: cost to make it A
5%of guidance value (govt-set minimum value)
₹80 L guidance value → ₹4,00,000
Next: does yours qualify?2%offer ended 23 Aug 2026
Send us the property. We'll read its khata.
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Read the full guide
What each one means
A-khata
Given when a property is fully in order with the city: an approved layout, a sanctioned building and no dues. Banks and most buyers expect it, so loans and resale are easy.
B-khata
Given when something is not in order: often an unapproved layout, farm land never converted (DC conversion: farm land → plot), or unpaid charges. You can pay property tax on it, but it is not full title, and most banks won't lend against it.
e-khata
The online form of either record, issued on the city corporation's e-Aasthi portal. Since October 2024 it has been a must: no property in city limits can be registered, sold or transferred without it, A or B.
Why e-khata is a must
For years, khata records were on paper. Checking them was slow, and fake or duplicate copies slipped through. e-khata puts the record in one online database. It was made a must for registration from October 2024, rolled out across Bengaluru's registration offices one by one (The Hindu, 28 Sep 2024, TOI, 8 Oct 2024).
The city's civic body is now the Greater Bengaluru Authority (GBA). Its five city corporations replaced BBMP on 2 Sep 2025 (The Hindu, 2 Sep 2025). By Sep 2026, about 23–24 lakh draft e-khatas had been issued, and about 11 lakh owners had the final one (The Hindu, 22 Sep 2026).
So the buyer's question is simple: does this property already have a final e-khata? Getting one late can delay your deal.
How to check khata status
- 01
Go to your city corporation's e-Aasthi portal
Bengaluru's e-khata records are issued by the city corporation under the Greater Bengaluru Authority (bbmpeaasthi.karnataka.gov.in, or via Sevasindhu). Outside city limits, check with the local panchayat or municipal office.
- 02
Search by property or owner details
You'll usually need the address, survey number or the existing khata number to pull up the record.
- 03
Read the classification shown
The record shows whether the property is A-khata or B-khata, and whether an e-khata has been issued, not just applied for.
- 04
Cross-check against physical documents
Match the portal record with the seller's sale deed, tax receipts and any khata certificate. If they don't match, raise it before you go further.
- 05
If no e-khata exists yet, ask who applies and when
You need the sale deed, encumbrance certificate (EC), Aadhaar and tax receipts. Since March 2026, an application not cleared within five working days is approved automatically (Deccan Herald, 13 Mar 2026). Agree in writing whether the seller applies before registration, or build the wait into your timeline.
Where the 2% offer stands
A B-khata property that qualifies can be converted to A-khata for a charge on its guidance value. For 100 days, 15 May–23 Aug 2026, that charge was cut from 5% to 2% (The Hindu, 26 Jul 2026). The offer ended on 23 Aug 2026. From 24 Aug 2026 the charge is back to 5% (The Hindu, 22 Aug 2026), and in Sep 2026 officials said no extension was being discussed (The Hindu, 5 Sep 2026).
A separate state scheme, open till 31 Dec 2027, is for towns and panchayats outside Bengaluru, not GBA limits (TOI, 13 Sep 2026).
Buying a B-khata property to convert later? Check three things first: does this property qualify at all, what does 5% of its guidance value come to, and is the seller pricing it as if the 2% offer still ran. Build the 5% cost into your offer.
Common questions
Show all 7
What's the actual difference between A-khata and B-khata?
Both are records the city keeps for property tax. A-khata means the property is fully in order: approved layout, sanctioned building, dues paid. B-khata means something is not: often an unapproved layout, farm land never converted, or unpaid charges. A-khata usually gets a bank loan and sells easily. B-khata usually doesn't get a loan and sells at a discount.
Is e-khata a third type of khata?
No. e-khata is the online form of the same record, A or B, issued on the e-Aasthi portal. It doesn't change the A or B status. It is simply a must now to register, sell or transfer the property.
Can I register a property that only has an old paper A-khata or B-khata, no e-khata?
No. Since October 2024, e-khata has been a must for registration in Bengaluru, rolled out office by office. If the property has only a paper record, an e-khata has to be issued before registration. Build that into your timeline.
How do I convert a B-khata property to A-khata now?
Through the GBA's online B-to-A conversion (single plot approval), if the property qualifies. The 2% of guidance value rate ran only from 15 May to 23 August 2026. Since 24 August 2026 the charge is back to 5% of guidance value. Check eligibility and the current rate with your city corporation before you rely on it.
Does an e-khata cost a lot to obtain?
No. The fees are small. You need the sale deed, encumbrance certificate, Aadhaar and property tax receipts. Since March 2026, an e-khata application not cleared within five working days is approved automatically. The bigger cost, if it applies, is B-to-A conversion, which is a separate and much larger charge.
Should I avoid B-khata properties entirely?
Not always. Know the three costs first: a lower resale price, no bank loan as it stands, and a conversion charge of 5% of guidance value today. A B-khata property can be a fair buy at the right price, if you price that 5% into your offer instead of hoping for a cheap fix.
Where do I check a property's khata status myself?
On the e-Aasthi portal of your city corporation, if the property is inside Greater Bengaluru Authority limits. Outside city limits, ask the local panchayat or municipal office. Always match the online record against the seller's papers.