Banks won't lend against it. Buyers hesitate. Building approvals stall. That's life with a B-Khata property in Bangalore.
Karnataka now has an online process to convert eligible B-Khata properties to A-Khata. This guide covers eligibility, fees, documents, and the actual portal walkthrough.
What's the Difference?
A-Khata is BBMP's official property register. Properties here are fully compliant with municipal laws and planning regulations.
B-Khata is the secondary register—for properties that don't meet all requirements. Usually because of unapproved layouts, missing land conversion documents, or other paperwork gaps from decades past.
Who Can Apply?
You can apply if your property meets these conditions:
- Vacant site or independent house (not flats)
- You have a final E-Khata with EP ID
- Property has access to a public road (private road properties can also apply—explained below)
- All property taxes paid
- No encroachment or government restrictions on the land
Both converted sites (with DC order) and unconverted sites (without DC order) are eligible. If you don't have the DC conversion order, you'll pay additional charges—but you can still apply.
Who cannot apply: Flat owners in apartments or multi-storey buildings. Properties with multiple units owned by different people. Properties without a final E-Khata.
What's a DC Conversion Order?
DC Conversion is the Deputy Commissioner's order to convert agricultural land to non-agricultural use.
Many Bangalore properties—especially in extended areas—were originally agricultural land. When plots were formed and sold, land use changed. But proper conversion paperwork wasn't always done.
Here's how it affects your fees:
If you don't have this document, don't panic. You can still apply. Just expect higher fees.
Two Processes Based on Plot Size
Karnataka has created separate processes depending on plot size. The detailed walkthrough below is for plots up to 2000 square metres (which covers most residential properties).
Step-by-Step Process for Plots Up to 2000 sqm
This walkthrough is based on BBMP's official training materials.
Step 1: Login
Go to bbmp.karnataka.gov.in/BtoAKhata. Enter your mobile number, complete the captcha, request OTP, and access your dashboard.
Step 2: Start Application
Click "Create New Request." Enter your E-Khata EP ID and click "Fetch" to pull your property details.
Step 3: Owner Verification
Select at least one owner from the list. You'll be redirected to the Aadhaar portal for EKYC - enter your Aadhaar number, receive OTP, authenticate. Once done, you get an Application ID.
Step 4: Property Details
The portal asks if your property is on a revenue survey number. If yes and you have the DC conversion order, upload it. If you don't have it or aren't sure, you can proceed—additional charges will apply later.
Select property type: Residential, Commercial, or Mixed. For mixed use, specify the ratio.
Step 5: Upload Documents
Two documents required:
Building Plan: A sketch of your building. Can be drawn by any local architect or engineer. Doesn't need to be an approved plan.
Single Plot Plan: Download the template from the portal, get it prepared per the format, upload.
Step 6: Road Information
If your site faces a public road: Select from the dropdown of roads in your ward. If your road isn't listed, select "nearest road" and enter your road name manually.
If your site faces a private road: Select the nearest public road from the list, enter your private road name, and upload a sketch showing the path from your property to that public road. Your private road can be declared public through this process.
Step 7: Location Verification
The portal shows the location from your E-Khata. Verify it's correct. If wrong, update it—this is important because the BBMP team will visit this exact spot.
Step 8: Complete All Owner EKYC
If there are multiple owners, complete Aadhaar E-KYC for each. Verify mobile numbers. Save.
Step 9: Submit and Pay
Review everything. Submit. Pay ₹500 application fee online. Download and save your acknowledgement.
Step 10: Inspection and Final Payment
BBMP visits your property. If approved, you'll get a notification to pay conversion fees—5% of guidance value plus applicable charges. Once paid, your A-Khata certificate is issued digitally.
Example: Property guidance value of ₹50 lakhs = approximately ₹2.5 lakhs conversion fee, plus ₹500 application fee, plus any additional charges.
Timeline
If documents are complete and no issues arise during inspection: 30-60 days.
Variables that affect timing: application completeness, inspection scheduling, discrepancies found during verification.
Common Rejection Reasons
Applications get rejected when:
- Property location doesn't match your declaration
- Documents are incorrect or illegible
- Property has encroachment issues
- False declaration about road type or survey number
- E-Khata details don't match ground reality
The field verification team checks everything on the ground. Be accurate in all declarations.
How Landeed Helps
Landeed handles the full conversion - eligibility verification, E-Khata if you need it, document preparation, portal filing, and follow-up with BBMP until your A-Khata certificate is delivered.
We catch issues before submission. We track status so you don't have to chase. One application. Full resolution.
