A Khata vs B Khata: What Every Plot Buyer Near Bangalore Should Know

If you’re buying a plot anywhere in or around Bangalore, you’ll encounter the terms A Khata and B Khata early in the process. Understanding the difference isn’t optional — it directly affects your ability to get a building plan approved, secure a bank loan, and eventually sell the property. Here’s what you need to know.

In this guide

• What Is a Khata?
• A Khata: The Gold Standard
• B Khata: The Grey Area
• Key Differences at a Glance
• Can a B Khata Be Converted to A Khata?
• How to Check Khata Status: Step by Step
• Documents to Ask For Before You Book Any Plot
• KBEHCS and Khata Documentation
• Frequently Asked Questions

What Is a Khata?

A “Khata” (sometimes spelled “Katha”) is a revenue document issued by the local municipal authority — BBMP (Bruhat Bengaluru Mahanagara Palike) for properties within Bangalore city limits, or the local Town Panchayat/CMC for areas outside BBMP jurisdiction like parts of Devanahalli.

The Khata document records the property owner’s details in the municipal assessment register. It serves as proof that the property is assessed for tax purposes by the local authority. Think of it as the municipal government’s acknowledgment that you own a specific property and are liable for property tax on it.

A Khata: The Gold Standard

An A Khata certificate means the property is listed in the municipal corporation’s primary register. This is the highest level of official recognition for a property. Properties with A Khata status:

• Are in layouts approved by the relevant planning authority (BDA, BMRDA, or local planning body)
• Have all required approvals — layout plan, land-use conversion, and development permissions
• Can obtain building plan approvals from the municipal authority
• Are eligible for bank loans (home loans and plot loans)
• Can be registered and transferred without legal complications
• Qualify for all civic amenities — water connection, sewage, electricity through official channels

Bottom line: A Khata is what you want. It’s the clean, fully-approved status that gives you maximum legal protection and financial flexibility.

B Khata: The Grey Area

A B Khata property is one that the municipal authority acknowledges exists — they’ll collect property tax on it — but it hasn’t met all the approval requirements for A Khata status. Common reasons a property ends up with B Khata:

• The layout was not approved by the planning authority (unauthorized layout)
• The property was built on agricultural land that wasn’t properly converted
• The property is in a revenue site (as opposed to a BDA/BMRDA approved layout)
• Required NOCs (No Objection Certificates) are missing
• The property is in a village that was recently absorbed into municipal limits but hasn’t completed the transition

What this means for buyers:

• You generally cannot get a bank loan for a B Khata property
• Building plan approval is difficult or impossible through official channels
• Resale value is significantly lower because the buyer pool shrinks (only cash buyers)
• Legal risk is higher — there’s always the possibility of future disputes or demolition notices for unauthorized constructions

Key Differences at a Glance

Here’s a quick comparison between A Khata and B Khata properties:

Legal status: A Khata properties have full approval from planning authorities; B Khata properties have partial or no planning approval.

Bank loan eligibility: A Khata properties are eligible for all types of loans; B Khata properties are generally rejected by banks.

Building plan approval: Straightforward for A Khata; extremely difficult for B Khata.

Property tax: Both A Khata and B Khata owners pay property tax — having a B Khata does not mean you don’t pay tax.

Resale liquidity: A Khata properties sell faster and at higher prices; B Khata properties have a limited buyer pool.

Price: B Khata plots are typically 30–50% cheaper than comparable A Khata plots — but the discount reflects the risk.

Can a B Khata Be Converted to A Khata?

Yes, in some cases. The Karnataka government has periodically offered amnesty schemes (like the Akrama-Sakrama scheme) that allow B Khata property owners to regularise their properties by paying a fee. However, these schemes are unpredictable — they depend on government policy and political will. Banking on a future conversion scheme is risky.

The process typically requires submitting all existing documents, paying a regularisation fee, getting a fresh survey done, and obtaining approval from the planning authority. It can take months to years and isn’t guaranteed.

How to Check Khata Status: Step by Step

1. Ask the seller for the khata certificate and the khata extract, not just a photocopy of an old tax receipt.
2. Find out which authority keeps the record. Inside the city it is the municipal corporation; in panchayat areas it is the gram panchayat, where rural property records are kept on the state’s e-Swathu system.
3. Match the owner’s name, survey number and plot dimensions on the khata with the sale deed.
4. Check that property tax has been paid up to date; unpaid dues pass to the buyer.
5. Get an encumbrance certificate from the sub-registrar’s office (available through the state’s Kaveri online services) to confirm there is no loan or dispute on the land.
6. If anything does not match, stop and ask a property lawyer before paying any advance.

Documents to Ask For Before You Book Any Plot

• Sale deed and mother deed (the chain of ownership)
• Khata certificate and khata extract
• Encumbrance certificate for at least the last 15 years
• Latest property tax receipts
• Land-use conversion order, if the land was agricultural
• Approved layout plan from the planning authority

KBEHCS and Khata Documentation

To check the khata status of Dollars Colony plots, speak to the sales desk or book a site visit.

Frequently Asked Questions

Keep Reading

• Co-operative society plots vs developer plots
• Why North Bangalore is the next growth corridor
• Book a site visit and see the documents