A-khata, B-khata and e-khata in Bengaluru, explained simply

Ask three people in Bengaluru what a khata is and you will get three answers. One says it is proof of ownership. One says it is just for tax. One says you need it for everything. The third person is closest.

A khata (ಖಾತಾ) is the city corporation’s record that a property exists, who it is assessed to, and how much property tax it pays. It is not a title document. A khata in your name does not prove you own the property. But a property without a proper khata is hard to sell, hard to mortgage, and hard to build on.

The khata certificate and khata extract are two different documents. Banks usually ask for both.

A-khata

An A-khata property is entered in the corporation’s A register. It means the property was found to be in order with the building and land use rules: the land was converted, the layout was approved, and the building follows a sanctioned plan.

With an A-khata you can:

• get a trade licence and building plan sanction
• get a home loan from most banks
• sell and transfer without the buyer worrying about this record

B-khata

A B-khata property is entered in a separate B register. This register was created so the corporation could collect tax from properties that had something wrong with them, without regularising them.

Common reasons a property is in the B register:

• the site is in a layout that was never approved
• the land was never converted from agricultural use
• the building violates the sanctioned plan, or there was no plan
• the site is a revenue site carved out of farmland

A B-khata does not make the property illegal to own or live in. Paying tax on it is also not proof that the property is legal. In practice, B-khata properties are difficult to get bank loans on, plan sanctions are usually refused, and buyers pay less for them.

The state government has announced schemes in recent years to bring B-khata properties onto the regular records. The rules have changed more than once. If you own or plan to buy a B-khata property, check the scheme that applies today, not what you heard last year.

e-khata

The e-khata is the corporation’s digital khata, linked to the property’s registration and tax records. Over 2024 and 2025 it became necessary for registering a sale of most properties within city limits. If the seller cannot produce an e-khata, the registration can get stuck at the sub-registrar office.

For a buyer, this is useful. The e-khata pulls together the owner’s name, the property ID, the photograph of the property and the tax record in one place, which makes mismatches easier to spot.

Outside city limits: e-Swathu

Properties in gram panchayat areas are not under the city corporation. Their records are kept on the e-Swathu system, with Form 9 or Form 11 instead of a khata. Many sites on the edges of Bengaluru, past Kengeri or along Kanakapura Road, fall here. The same idea applies: the record should match the title documents, and the land should be converted and the layout approved.

Panchayat properties carry an e-Swathu record. Check that the survey number matches the sale deed.

What to check before you buy

1. Ask the seller for the khata certificate, the khata extract and the latest tax paid receipt.
2. Check whether it is A or B register, and whether an e-khata has been issued.
3. Match the owner’s name, the property number and the area against the sale deed and the EC.
4. If it is a B-khata, find out exactly why, and whether that defect can be fixed.
5. Get a lawyer to look at the title chain. The khata does not tell you who really owns it.

Our apartment document checklist covers the other papers you need to see.

Questions people ask

Is a khata proof of ownership in Bengaluru?

No. The khata is a tax and property record. Ownership comes from the registered title documents: the sale deed and the chain behind it.

Can I get a home loan on a B-khata property?

Most banks do not lend against B-khata properties. A few lenders do, on stricter terms. Check with the bank before you commit to buying.

Can a B-khata be converted to A-khata?

Only if the defect behind it is fixed or regularised under a scheme in force at that time. Paying betterment charges or penalties is part of most such schemes. Whether your property qualifies depends on why it is in the B register.

How long does khata transfer take after buying?

It depends on the corporation office and whether the documents are complete. Apply soon after registration, keep the acknowledgement, and follow up.

This article is general information about the law as it stood when it was written. Your facts change the answer. Speak to an advocate before you act on it.