Planning to build a house or commercial property on agricultural land in Karnataka? You'll need land conversion first. Without converting agricultural land to non-agricultural use, you cannot legally construct buildings, and banks won't provide home loans.
This guide explains the complete land conversion process in Karnataka—from application to final conversion order.
What is Land Conversion?
Land conversion (ಭೂ ಪರಿವರ್ತನೆ) is the legal process of changing land use from agricultural to non-agricultural purposes. In Karnataka, this is governed by the Karnataka Land Revenue Act, 1964.
Types of Conversion:
| From | To | Common Use |
|---|---|---|
| Agricultural | Residential | Houses, apartments |
| Agricultural | Commercial | Shops, offices |
| Agricultural | Industrial | Factories, warehouses |
| Agricultural | Institutional | Schools, hospitals |
Why is Land Conversion Required?
1. Legal Construction
You cannot legally build on agricultural land. Construction without conversion is illegal and can be demolished.
2. Bank Loans
Banks don't provide home loans for agricultural land. Conversion is mandatory for financing.
3. Property Registration
Sub-Registrar offices may refuse registration of buildings on unconverted land.
4. Utility Connections
BESCOM (electricity), BWSSB (water) may deny permanent connections without conversion.
5. Property Value
Converted land has significantly higher market value than agricultural land.
Who Can Apply for Conversion?
Eligible Applicants:
- Landowner (name must match RTC)
- Legal heir with succession certificate
- Power of Attorney holder
- Company/Trust (with board resolution)
Land Eligibility:
- Must be revenue land (not forest/government land)
- Clear title without disputes
- No acquisition proceedings pending
- Within permissible zone as per Master Plan
Land Conversion Process in Karnataka
Step 1: Obtain Required Documents
Collect all documents (see list below) before applying.
Step 2: Submit Application
Apply at the Tahsildar office of your taluk. Online applications available through Karnataka One or Nadakacheri portal.
Step 3: Document Verification
Tahsildar verifies:
- Land records (RTC, mutation)
- Title documents
- Zone compliance
- No-objection certificates
Step 4: Site Inspection
Revenue inspector conducts physical inspection to verify:
- Land boundaries
- Current use
- Survey number accuracy
- No encroachments
Step 5: Report to DC
Tahsildar submits report with recommendation to Deputy Commissioner.
Step 6: DC Order
Deputy Commissioner reviews and issues:
- Conversion Order (if approved), OR
- Rejection with reasons
Step 7: Pay Conversion Fee
Upon approval, pay the conversion fee at Treasury.
Step 8: Update RTC
Apply for mutation to update land type in RTC from agricultural to non-agricultural.
Documents Required for Land Conversion
| Document | Purpose |
|---|---|
| RTC (Pahani) | Proves current ownership |
| Mutation Extract | Shows ownership history |
| Survey Sketch (Tippan) | Land boundaries |
| Tax Paid Receipts | Proves no dues |
| Sale Deed / Title Deed | Ownership proof |
| Encumbrance Certificate | No liabilities |
| ID Proof | Aadhaar, PAN |
| NOC from Agriculture Dept | If land has agricultural loan |
| Zone Certificate | From planning authority |
| Affidavit | Self-declaration |
Land Conversion Fees in Karnataka
Conversion fee depends on land location (urban/rural), guidance value, and purpose of conversion.
Approximate Fees (2025):
| Location | Residential | Commercial |
|---|---|---|
| BBMP Area | 25% of guidance value | 35% of guidance value |
| Urban (other) | 20% of guidance value | 30% of guidance value |
| Rural | 15% of guidance value | 25% of guidance value |
Additional Charges:
- Cess: 2% of conversion fee
- Processing fee: ₹500-2,000
- Stamp duty on conversion order
Note: Fees are periodically revised. Check current rates at DC office.
Timeline for Land Conversion
| Stage | Duration |
|---|---|
| Document collection | 1-2 weeks |
| Application submission | 1 day |
| Document verification | 2-4 weeks |
| Site inspection | 1-2 weeks |
| DC processing | 4-8 weeks |
| Total (typical) | 2-4 months |
Delays can occur due to:
- Incomplete documents
- Title disputes
- Zone issues
- High application volume
Zones and Master Plan
Before applying, verify your land's zone in the Master Plan:
Permissible Zones:
- Residential Zone → Residential conversion allowed
- Commercial Zone → Commercial conversion allowed
- Mixed Use Zone → Both allowed
- Industrial Zone → Industrial conversion allowed
Restricted Zones:
- Green Belt → Conversion very difficult
- Agricultural Zone → May be restricted
- Forest Area → Conversion not allowed
- Water Body Buffer → Restrictions apply
How to Check Zone:
- Visit BDA (Bangalore Development Authority) or local planning authority
- Request zone certificate with survey number
- Online: Check ePlans portal for Bangalore
Common Reasons for Rejection
1. Land in Restricted Zone
If land falls in green belt, buffer zone, or agricultural zone in Master Plan.
2. Title Disputes
Pending litigation, multiple claimants, or unclear ownership.
3. Government Acquisition
Land notified for acquisition for roads, infrastructure.
4. Forest/Government Land
Revenue land only can be converted—not forest or government property.
5. Incomplete Documents
Missing NOCs, outdated RTC, or document discrepancies.
6. Outstanding Dues
Unpaid land tax or agricultural loans.
How Legal Byte Helps
Before Purchase:
- Verify if land is already converted
- Check zone compliance
- Identify conversion feasibility
During Conversion:
- Document verification
- Title chain analysis
- Encumbrance check
After Conversion:
- Verify conversion order authenticity
- Cross-check RTC update
- Complete due diligence
Tips for Buyers
- Verify conversion before buying: Don't trust verbal claims—ask for conversion order copy.
- Check RTC land type: RTC should show "ಅಕೃಷಿ" (non-agricultural) after conversion.
- Verify zone before conversion: Some zones don't allow conversion—check Master Plan first.
- Get conversion in seller's name first: Buying unconverted land and converting yourself is riskier.
- Budget for conversion fee: It's a significant cost—factor into purchase decision.
- Keep conversion order safe: It's a critical document for future transactions.
