Introduction
If you're buying property in Bangalore, you'll often hear about "Khata" - but what exactly is it, and why is it so important? The Khata Certificate is a crucial property document that establishes your ownership in municipal records and is essential for paying property taxes. This guide explains everything you need to know about Khata in Bangalore.
What is a Khata Certificate?
Khata (ಖಾತೆ in Kannada) literally means "account." A Khata Certificate is a revenue document issued by BBMP (Bruhat Bengaluru Mahanagara Palike), now converted to Greater Bengaluru Authority (GBA) that serves as proof that a particular property is registered in the owner's name in the municipal records.
The Khata contains:
- Owner's name and address
- Property details (location, size, type)
- Property identification number (PID)
- Annual property tax assessment
- Property boundaries
Key Documents:
- Khata Certificate - Proof of property registration in your name
- Khata Extract - Detailed property information from municipal records
A Khata vs B Khata: Understanding the Difference
This is one of the most confusing aspects of Bangalore real estate. Here's a clear explanation:
| Aspect | A Khata | B Khata |
|---|---|---|
| Definition | Properties in approved layouts with all clearances | Properties in unauthorized layouts or with pending approvals |
| Legal Status | Fully legal, all approvals in place | May have regularization pending |
| Bank Loans | Easily available | Difficult or not available |
| Property Tax | Paid to BBMP | Also paid to BBMP (doesn't make it legal) |
| Resale Value | Higher | Lower |
| Building Permission | Can be obtained | May face issues |
Important Note: Paying property tax on a B Khata property does NOT make it a legal A Khata property. B Khata simply means BBMP is collecting tax on a property that may not have full approvals.
Why is Khata Certificate Important?
- Property Tax Payment - Required to pay property taxes to BBMP
- Bank Loans - Mandatory for home loan sanction (especially A Khata)
- Building Permissions - Needed for construction/modification approvals
- Water & Electricity - Required for new utility connections
- Property Sale - Essential document for selling property
- Legal Proof - Establishes ownership in government records
How to Apply for Khata Transfer in Bangalore
When you buy a property, the Khata needs to be transferred from the previous owner's name to yours.
Online Process (Sakala Portal)
Step 1: Visit the BBMP Sakala portal or SAS (Self Assessment System)
Step 2: Register/Login with your credentials
Step 3: Select "Khata Transfer" application
Step 4: Enter property details:
- Ward number and zone
- Property ID (PID) or survey number
- Previous owner details
- New owner details
Step 5: Upload required documents (scanned copies)
Step 6: Pay the applicable fees online
Step 7: Track application status and collect Khata after approval
Offline Process (BBMP Office)
Step 1: Visit the BBMP zonal office or ARO (Assistant Revenue Officer) office for your area
Step 2: Obtain Khata transfer application form
Step 3: Submit completed form with required documents
Step 4: Pay the processing fee
Step 5: BBMP conducts property verification
Step 6: Collect Khata Certificate after 15-30 days
Documents Required for Khata Transfer
For Khata Transfer (after property purchase):
- Registered Sale Deed (original and copy)
- Previous owner's Khata Certificate and Extract
- Encumbrance Certificate (EC) for 10+ years
- Latest property tax paid receipts
- Building plan approval (if applicable)
- ID proof (Aadhaar, PAN)
- Passport size photos
- NOC from apartment association (if applicable)
Additional documents for inherited property:
- Death certificate of previous owner
- Legal heir certificate
- Family tree
- Will (if available)
Khata Transfer Fees in Bangalore
| Category | Fee |
|---|---|
| Khata Transfer (Sale) | 2% of property value (guidance value) |
| Khata Extract | ₹50 - ₹100 |
| Mutation Charges | ₹100 - ₹500 |
| Betterment Charges | Varies by zone |
E-Khata: Digital Khata Certificate
BBMP has introduced e-Khata to digitize property records. Benefits include:
- Online Access - Download Khata anytime
- QR Code - Verifiable authenticity
- Faster Processing - Reduced paperwork
- Integration - Linked with property tax system
How to get e-Khata:
- Visit BBMP SAS portal
- Enter Property ID (PID)
- Verify owner details
- Download e-Khata certificate
Converting B Khata to A Khata
If your property is in B Khata, you may be able to convert it to A Khata under regularization schemes (when announced by government):
Requirements:
- Property must be in an area covered by regularization scheme
- Pay regularization fees/betterment charges
- Obtain all necessary approvals
- Submit building plan for sanction
- Clear any violations
Note: Not all B Khata properties can be converted. Some may be in unauthorized layouts, encroached land, or areas not covered by regularization.
Common Khata Issues and Solutions
1. Name Mismatch
- Issue: Name in Khata doesn't match Sale Deed
- Solution: Apply for correction with supporting documents
2. Property Tax Arrears
- Issue: Previous owner hasn't paid taxes
- Solution: Clear arrears before transfer (negotiate with seller)
3. Missing Old Khata
- Issue: Can't find previous owner's Khata
- Solution: Apply for duplicate from BBMP records
4. Boundary Disputes
- Issue: Khata boundaries don't match actual property
- Solution: Get survey done and apply for correction
5. Delayed Processing
- Issue: Khata transfer taking too long
- Solution: Use Sakala portal and track with application number
Khata Verification Before Buying Property
Before purchasing any property in Bangalore, verify:
- Khata Type - Is it A Khata or B Khata?
- Owner Name - Does it match the seller's name?
- Property Details - Do boundaries and area match?
- Tax Status - Are all property taxes paid?
- Encumbrances - Any liens or mortgages?
