What is Khata?

Khata literally means "account" in Kannada and Urdu. In property terms, it is the official municipal register entry that links a property to its owner for the purpose of levying and collecting property tax. Think of it as the property's account with the local government — identifying who is responsible for paying tax on it.

Khata is a concept primarily associated with Karnataka, especially Bangalore (BBMP jurisdiction). Every property within BBMP limits must have a khata entry. The khata certificate contains the property's PID (Property Identification Number), owner's name, built-up area, land area, and annual property tax amount.

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Khata is not title: Khata is a revenue document for tax purposes — it is NOT proof of ownership or title. The Sale Deed and Encumbrance Certificate establish ownership. However, khata in the seller's name is important verification that records are consistent and property tax has been duly paid.

A Khata vs B Khata — The Critical Difference

✅ A Khata
  • Sanctioned building plan from BDA/BBMP
  • Land duly converted from agricultural use
  • Property in approved layout
  • All approvals and OC obtained
  • Home loan available from all major banks
  • Building licence for renovation available
  • Trade licence available from BBMP
  • Can sell freely with clear title
⚠️ B Khata
  • Revenue site — land not properly converted
  • Unapproved layout or unauthorised construction
  • Excess construction beyond sanctioned plan
  • Missing approvals or OC not obtained
  • Home loan NOT available from most banks
  • Building licence NOT issued by BBMP
  • Trade licence NOT available
  • Title considered legally uncertain
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B Khata ≠ illegal: A B Khata property is not illegal — BBMP acknowledges it for tax purposes. But it has regulatory non-compliances that prevent it from being treated as fully legal for loan and licence purposes. Many B Khata properties exist in Bangalore, often in older layouts or revenue sites that were developed before BBMP jurisdiction expanded.

Converting B Khata to A Khata

The Karnataka government has periodically introduced regularisation schemes (like the Akrama-Sakrama scheme, though its legal status has been contested) to convert B Khata properties to A Khata by paying a penalty and meeting certain conditions.

For a B Khata property to convert to A Khata, typically the following must happen:

RequirementDetail
Land conversionRevenue land must be converted to residential use (DC conversion)
Layout approvalLayout must be approved by BBMP or BDA
Building plan sanctionSanctioned building plan from competent authority required
Regularisation schemePay applicable penalty if building is under a regularisation scheme window
Property tax clearanceAll pending property tax must be paid before A Khata is granted

How to Get Khata for a New Property

1

Obtain Registered Sale Deed

Khata transfer or new khata can only be applied after the property is registered at the Sub-Registrar office. Have your registered sale deed ready.

2

Collect Required Documents

Registered sale deed, encumbrance certificate (EC), previous property tax receipts, occupancy certificate (for apartments), and identity proof of new owner.

3

Apply at BBMP ARO Office or Online

Visit the Assistant Revenue Officer (ARO) office for your ward, or apply through the Sakala portal (sakala.karnataka.gov.in). Pay the khata transfer fee (typically 2% of stamp duty paid).

4

Inspection and Processing

BBMP may send an inspector to verify property details. Processing time under Sakala is typically 15–30 working days.

5

Receive Khata Certificate and Extract

You receive a Khata Certificate (proof of entry in BBMP records) and Khata Extract (detailed property information). Keep both safely — needed for future property transactions.

Property Tax Mutation Encumbrance Certificate Occupancy Certificate Sale Deed Due Diligence Guideline Value

Frequently Asked Questions

Khata is a revenue document maintained by BBMP or the local municipal authority that records a property and its owner's details for property tax purposes. Every property in Bangalore must have a khata entry. It contains the owner's name, property address, built-up area, land area, and annual property tax. Having khata in your name is required to pay property tax and obtain utility connections.
A Khata is issued for fully compliant properties — sanctioned building plan, converted land, proper layout approval, and all required certificates. A Khata properties can get home loans, building licences, and trade licences. B Khata is issued for properties with regulatory non-compliances — built on revenue land, unapproved layouts, or excess construction. B Khata properties can pay tax but cannot get home loans, building licences, or trade licences from BBMP.
No. Most banks — including SBI, HDFC, ICICI, and other major lenders — will not approve home loans on B Khata properties because the title is considered legally uncertain. The bank's legal team will flag the B Khata status during their due diligence. If a bank refuses to lend on a property, treat it as a strong signal to reconsider the purchase. Always verify khata status before making any payment.
You can check property tax records online at bbmptax.karnataka.gov.in using the property's PID number or address. The register will show whether the property has an A or B khata entry. You can also visit the BBMP ARO (Assistant Revenue Officer) office for your ward and ask for a khata extract. For new projects, ask the builder to show the khata certificate for the parent land.
No. Khata is a revenue document for property tax purposes — it is not proof of ownership or title. Legal ownership is established by the registered Sale Deed. However, khata in the current owner's name is important verification that municipal records are consistent with ownership. A mismatch between sale deed ownership and khata entry indicates mutation has not been done, which should be corrected before purchase.
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