A Khata, B Khata and e-Khata: What Matters Before Building a House in Bangalore?

If you're planning to build a house in Bangalore, your Khata status decides whether you can get a building plan sanctioned at all, not just how easily you can sell the property later. This has become a live issue in 2026: the civic body governing Bangalore's khata records changed, e-Khata became mandatory for plan approvals, and a limited-time fee window for regularizing B-Khata properties opened and has now closed. Here's what each term means, what's changed recently, and what to check before you apply for a building plan sanction.

A Khata, B Khata and e-Khata, in Plain Terms

A-Khata is the official municipal property record for plots that fully comply with approved layout norms, building regulations, and property tax payments. It's the standard, complete record that municipal authorities recognize for registration, resale, loans, and building plan approval.

B-Khata is a secondary, provisional tax record maintained for properties with pending issues, unapproved layouts, revenue land conversion gaps, building deviations, or missing regulatory clearances. A B-Khata property can still pay property tax, but it doesn't carry the same municipal recognition as A-Khata, and that gap creates real friction for anyone wanting to build, borrow against, or sell the property.

e-Khata is not a third category alongside A and B. It's the digital record of either khata, issued through Karnataka's e-Aasthi portal. As of 2026, e-Khata has moved from a convenience to a hard requirement: a valid e-Khata is now mandatory for property registration, building plan sanction, plinth certificates, and occupancy certificates within the area now governed by the Greater Bengaluru Authority (GBA), which replaced BBMP as the apex civic body for the city in 2026.

How the Rules Have Changed Through 2024 to 2026

Date	Change
October 1, 2024	e-Khata made mandatory for property sale and registration, integrated with the Kaveri 2.0 sub-registrar system
July 1, 2025	e-Khata requirement expanded city-wide to building licence applications, plinth certificates, and occupancy certificates
November 1, 2025	e-Khata requirement extended to cover B-Khata to A-Khata conversion applications
2026	BBMP replaced by the Greater Bengaluru Authority (GBA) as the city's apex civic body; property tax portal, zones, and rates remain unchanged
May 15 to August 23, 2026	Special 100-day window under the state's Bhu Guarantee drive, B-Khata to A-Khata conversion fee reduced from 5 percent to 2 percent of guidance value
From August 24, 2026	Conversion fee reverted to the standard 5 percent of guidance value

That reduced 2 percent conversion window closed on August 23, 2026, and B-Khata to A-Khata conversion has since reverted to the standard 5 percent of guidance value. On a plot with a guidance value of Rs 1 crore, that's the difference between roughly Rs 2 lakh and Rs 5 lakh in conversion charges alone, so it's worth checking directly with GBA on whether any fresh window has been announced before you proceed.

Why This Matters Specifically Before Building

You Cannot Get a Building Plan Sanctioned Without a Valid e-Khata

Since July 1, 2025, GBA (and BBMP before it) will not process a building plan application unless a valid e-Khata is linked to the plot. If your plot only has a manual or paper khata, or a B-Khata that hasn't been converted, you cannot begin the plan sanction process until that's resolved.

A B-Khata Plot Adds 60 to 120 Days to Your Timeline

If your plot carries a B-Khata, it generally needs to be regularized to A-Khata before a building plan can be submitted, and that regularization process typically adds 60 to 120 days to your project timeline, well before construction itself begins. Anyone planning a build on a B-Khata plot should factor this delay into their overall schedule from the outset, rather than discovering it once ready to file for plan sanction.

Loans Are Harder to Secure Against B-Khata Property

Most banks are reluctant to finance construction on a B-Khata plot, or do so only with additional conditions, since the property's regulatory status is incomplete. If you're planning to fund construction through a home construction loan, confirming your khata status early affects whether that financing is even available to you.

Regularization Doesn't Fix Every B-Khata Issue

The current regularization drive addresses B-Khata status arising from layout approval gaps and land-conversion issues, but it does not resolve cases involving serious construction deviations or plots that fall outside eligible categories. If your B-Khata exists because of an actual building violation rather than a paperwork gap, conversion alone won't clear that separately.

Eligibility for B-Khata to A-Khata Conversion

Under the current regularization framework, eligibility is generally limited to properties where the B-Khata was already registered in the BBMP system on or before September 30, 2024. If your property's B-Khata was created after that date, or falls under an unauthorized layout that hasn't yet been notified for regularization, check current eligibility directly with GBA before assuming your plot qualifies.

Documents You'll Typically Need

For an e-Khata application, whether converting an existing manual khata, transferring khata after purchase, or applying fresh, you'll generally need the registered sale deed, your Property ID (PID or ePID), the latest property tax paid receipt, an Encumbrance Certificate, and identity proof (Aadhaar, PAN, Voter ID, or Passport). For building plan applications specifically, you'll additionally need the khata extract and your architect's digitally signed drawings uploaded to the portal.

Applications are submitted through the e-Aasthi portal, with most straightforward cases handled without an in-person office visit, though B-Khata to A-Khata conversions involve a joint site inspection as part of verification.

Checklist Before You Apply for a Building Plan Sanction

Check	Why It Matters
Confirm the plot has a valid e-Khata linked to it	Plan applications aren't accepted without one
Confirm whether the khata is A or B	B-Khata generally must be regularized before plan sanction
Check B-Khata registration date	Regularization eligibility is generally tied to a September 30, 2024 cutoff
Confirm current conversion fee	The reduced-rate window has closed; standard rates now apply unless a new scheme is announced
Check with your bank on loan eligibility	Financing on B-Khata property is often restricted
Gather sale deed, PID, tax receipts, and EC	Required for both khata conversion and plan sanction applications

Frequently Asked Questions

Can I build a house on a B-Khata plot at all? Generally, no, not without first regularizing to A-Khata, since building plan sanction now requires a valid e-Khata and B-Khata properties typically need conversion first. Confirm your plot's specific status and eligibility with GBA before assuming either way.

Is e-Khata the same as A-Khata? No. e-Khata is the digital format of either an A-Khata or a B-Khata record, issued via the e-Aasthi portal. Having an e-Khata doesn't by itself mean your property has A-Khata status, it means your existing khata, whichever type it is, has been digitized.

What happened to BBMP? BBMP was replaced by the Greater Bengaluru Authority (GBA) as the city's apex civic body in 2026. For property tax and khata purposes, the portal, zones, and rates have largely stayed the same, and no separate action is required from property owners for this transition itself.

Has the 2 percent conversion fee window been extended again? As of this writing, the special window ran from May 15 to August 23, 2026, after which the rate reverted to 5 percent. Government regularization drives are sometimes reopened or extended, so check directly with GBA or the e-Aasthi portal for the current applicable rate before proceeding.

How long does B-Khata to A-Khata conversion take? Typically 4 to 6 weeks after payment and final verification, though this can extend depending on site inspection scheduling and document verification, so plan your construction timeline with this buffer in mind.

What to Do Before You Start Planning Construction

Check your plot's khata status and e-Khata linkage before you commission architectural drawings, not after. If your plot carries a B-Khata, get a clear answer on eligibility and current conversion cost before assuming a construction timeline, since this single check can add months to your schedule if left until the plan sanction stage.

If you're planning to build in Bangalore and aren't sure where your plot stands on khata status, Indecimal can help you verify it and plan your construction timeline around it before you commit to a design.