A-khata, B-khata, e-khata:
what they actually mean.
Three terms that get used interchangeably in Bangalore property conversations, and shouldn't be. A-khata and B-khata are two different classifications for a property. E-khata is the digital record format both now need. Here's the difference, visually.
A-khata vs B-khata, side by side.
A-khata and B-khata describe the same thing — a property's compliance record with its local civic authority — at two different levels of completeness. Darker shading below means the more favourable position for a buyer.
| What it affects | A-khata | B-khata |
|---|---|---|
| Legal compliance | Fully compliantall dues and approvals in order | Irregulara planning or tax gap exists |
| Bank loan eligibility | Generally financeablemost banks will lend | Usually not financeablemost banks decline |
| Resale ease | Straightforwardstandard buyer pool | Harderfewer buyers, price discount |
| Building plan approval | Approvablestandard sanction process | Often restrictedcan block fresh construction |
| Property tax | Paid, compliantfull record | Paid, but limiteddoesn't confer full title |
Both A-khata and B-khata properties now need a valid e-khata — the digital record format — to be legally registered, sold or transferred. Getting an e-khata doesn't upgrade a B-khata property to A-khata; it's the format layer, not the classification. See the two sections below for what each part actually means.
In plain terms.
A-khata
Issued for properties fully compliant with the local civic authority's building and tax rules — an approved layout, sanctioned construction and no outstanding dues. It's the classification banks and most buyers expect, and the one that makes financing and resale straightforward.
B-khata
Issued for properties with an unresolved irregularity — commonly an unapproved or partially approved layout, unconverted land, or unpaid betterment charges. It still lets the owner pay property tax, but it isn't full legal title, and most banks won't lend against it.
e-khata
The digital record format for either classification, issued through your city corporation's e-Aasthi portal. Since June 2026, it's mandatory: no Bengaluru property can be legally registered, sold or transferred without a valid e-khata, whatever its underlying A-khata or B-khata status.
E-khata went from useful to mandatory in 2026.
Bengaluru's civic authorities issued paper khata records for decades, which made verification slow and left room for duplicate or fraudulent copies. E-khata digitises that record and ties it to a single authoritative database. As of June 2026, it became mandatory for all property registrations within the city's limits — both A-khata and B-khata properties need one, and a sale can't be registered without it, regardless of what older paperwork exists.
The rollout has moved fast: the city's corporations, operating under the Greater Bengaluru Authority (GBA, which replaced BBMP in 2025), had already issued e-khatas for more than 22 lakh properties by the time the mandate took effect. If you're buying, the practical question isn't whether e-khata matters — it's whether this specific property already has one, since getting it retrofitted can add real time to a transaction.
Checking your khata status, step by step.
- 01
Go to your city corporation's e-Aasthi portal
Bengaluru's e-khata records are issued through the relevant 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 instead.
- 02
Search by property or owner details
You'll typically need the property's address, survey number or the existing khata number to pull up its record.
- 03
Read the classification shown
The record will show whether the property holds A-khata or B-khata status, and whether an e-khata has actually been issued for it — not just applied for.
- 04
Cross-check against physical documents
Compare the portal record against the seller's sale deed, tax receipts and any khata certificate they hold. A mismatch between the physical paperwork and the digital record is worth raising directly before you proceed.
- 05
If no e-khata exists yet, ask who applies and when
Applying requires the sale deed, encumbrance certificate, Aadhaar and property tax receipts; the service charge is nominal and approval typically takes 2 to 15 days. Agree in writing whether the seller applies before registration or the timeline gets built into your purchase schedule.
Regularisation, and where the window stands now.
Karnataka's Bhu-Guarantee scheme let qualifying B-khata properties convert to A-khata at a discounted 2% of guidance value, plus fixed fees, for a 100-day window running from 15 May to 23 August 2026. That window has closed. From 24 August 2026, the conversion fee reverted to 5% of guidance value, and the government has indicated the discount won't be reopened.
If you're buying a B-khata property expecting to regularise it, three things to confirm before you rely on that plan: whether this specific property actually qualifies for conversion at all (not every irregularity is eligible), what the current 5% fee works out to in real terms against the guidance value, and whether the seller is pricing the property as though the cheaper 2% window still applied. Building the true 5% cost into your offer, rather than the seller's outdated assumption, is the single most common negotiation point on B-khata plots and homes right now.
Khata is one check
of several.
Layout approval, DC conversion, title chain and encumbrance all sit alongside khata status on a plot. Our full checklist walks through all of them.
Have a specific property in mind?
Send your name and number and we'll help you read its actual khata record, not just the general rules above.
Khata in Bangalore — answered.
What's the actual difference between A-khata and B-khata?
Both are records the local civic authority keeps for tax purposes, but A-khata is issued when a property is fully compliant — approved layout, sanctioned construction, dues paid — while B-khata is issued when some irregularity exists, commonly an unapproved layout, unconverted land, or unpaid betterment charges. A-khata is generally financeable and easy to resell; B-khata usually isn't financeable and sells at a discount.
Is e-khata a third type of khata?
No. E-khata is the digital format of the existing record — either A-khata or B-khata — issued through your city corporation's e-Aasthi portal. It doesn't change which classification a property holds; it's simply mandatory now for the property to be legally registered, sold or transferred at all.
Can I register a property that only has an old paper A-khata or B-khata, no e-khata?
No, not since June 2026. e-khata is now mandatory for all property registrations within city limits, regardless of the underlying classification. If a property only has an older paper record, an e-khata needs to be obtained before registration can proceed — factor that into your purchase timeline.
How do I convert a B-khata property to A-khata now?
Through Karnataka's Bhu-Guarantee regularisation process, subject to the property actually qualifying. The discounted 2%-of-guidance-value fee applied only for a window that ran from 15 May to 23 August 2026, which has closed; the fee has since reverted to 5% of guidance value. Confirm current eligibility and cost with the relevant authority before relying on this path.
Does an e-khata cost a lot to obtain?
No — the application itself is free with only a nominal service charge, and approval typically takes 2 to 15 days once the required documents (sale deed, encumbrance certificate, Aadhaar and property tax receipts) are submitted. The bigger cost to plan for is B-to-A khata conversion, if that applies, which is a separate and much larger fee.
Should I avoid B-khata properties entirely?
Not necessarily, but go in with a clear-eyed view of the discount, the financing limitation and the current conversion cost. A B-khata property can be a reasonable buy at the right price if you understand it won't be bank-financeable as-is and price the regularisation cost — at today's 5% rate — into your offer rather than assuming an easy, cheap fix.
Where do I check a property's khata status myself?
Through your city corporation's e-Aasthi portal (bbmpeaasthi.karnataka.gov.in) if the property falls within Bengaluru's city limits under the Greater Bengaluru Authority, or the local panchayat or municipal office otherwise. Always cross-check the digital record against the seller's physical documents rather than relying on either alone.
Get a property's khata
status checked properly.
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