What Is a Khata and Why Does It Matter?
A Khata (also spelled Katha) is a municipal account or register that records details of a property — its owner, location, dimensions, and assessed annual value — maintained by the local civic authority. In Bengaluru, this authority is the BBMP (Bruhat Bengaluru Mahanagara Palike). In other Karnataka cities, the respective city municipal councils (CMC) or town municipal councils (TMC) maintain their own Khata records.
Without a valid Khata, a property cannot obtain building plan approvals, water and electricity connections, trade licences, or loans from most banks. It is also a prerequisite for property tax payment. Therefore, verifying Khata status is one of the most critical steps in any Karnataka property purchase.
Khata A — The Regular Extract (Fully Regularised)
Khata A refers to properties that are fully compliant with local authority regulations and legally approved by the respective municipal body. Properties with Khata A are listed in the main register ("A Register") of the BBMP or municipal council. These properties have valid building plan approvals, have paid property taxes regularly, and conform to the city's master plan or zonal regulations.
Key advantages of Khata A property include eligibility for home loans from nationalised and private banks, ability to obtain building licences for renovation or construction, eligibility for water, electricity, and sanitation connections in your name, and a cleaner title chain. Most reputable developers ensure their projects have Khata A status before possession. If a builder cannot confirm Khata A for a completed project, this is a serious red flag.
Khata B — The Revenue Extract (Partially Regularised)
Khata B refers to properties recorded in the "B Register" maintained by the revenue department, not the BBMP. These are properties that pay property tax but are not fully regularised — meaning the construction or the land may have deviations from approved plans, may be on revenue land (agricultural or converted land) that was not properly approved for residential use, or may have irregularities in building plan sanction.
Khata B properties come with significant risks: banks are generally reluctant to provide home loans on such properties; municipal services may be provided informally but are not guaranteed; the property cannot obtain official building plan approvals; and sale and resale can be complicated. Buying a Khata B property is not necessarily illegal, but buyers must be fully aware of its limitations and the process required to convert it to Khata A before committing funds.
Khata Transfer and Conversion — What Buyers Need to Know
After purchasing a property, the Khata must be transferred to the new owner's name at the BBMP or local municipal office. For Khata A properties, this involves submitting the registered sale deed, the previous owner's Khata extract, property tax paid receipts, an application form, and a nominal fee. BBMP must complete the transfer within a specified period; delays can be followed up through the grievance portal.
Converting a Khata B property to Khata A is a more complex process that depends on whether the property can be regularised under existing schemes. Successive Karnataka governments have launched regularisation schemes (such as the Akrama-Sakrama scheme, though its legal status has been contested in courts). Buyers should verify the current status of any such scheme before banking on conversion. Under no circumstances should a buyer pay an advance for a Khata B property with the assumption that conversion is guaranteed.
How to Verify Khata Before Purchase
Buyers can verify Khata status through several channels. The BBMP's online property tax portal allows property searches by ward, property ID, or owner name. A physical visit to the ward office can confirm whether the property appears in the A Register or B Register. Requesting certified copies of the Khata Extract (Form 9) and Khata Certificate (Form 10) directly from the BBMP is strongly recommended.
Additionally, an encumbrance certificate from the sub-registrar's office covering the last 13 to 30 years, combined with the Khata extract, gives a clear picture of the property's legal standing. If the property is in a layout, verify that the layout itself has been approved by BDA, BMRDA, or the competent authority, as unapproved layouts often result in Khata B status for every unit within them.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: September 3, 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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