BIAAPA Khata: Meaning, Documents Required and How to Get It

Learn what BIAAPA Khata is, what BIAAPA means, which areas it covers, documents needed, and how to get BIAAPA property Khata online and offline in 2026.

Quick Summary (TL; DR)

• BIAAPA stands for Bengaluru International Airport Area Planning Authority  it is the government body responsible for planning and development of the area surrounding Kempegowda International Airport

• BIAAPA's jurisdiction covers over 228 villages around the airport  including Devanahalli, Yelahanka, Chikkajala, and the Nandi Hills region

• BIAAPA does NOT issue Khata  the Khata is issued by the local civic body having jurisdiction (Gram Panchayat via e-Swathu 2.0, or Town Municipal Council)

• Two documents are required before any Khata application: BIAAPA layout approval AND CLU (Change of Land Use) order

• A 2017–18 delimitation moved roughly 257 villages of Doddaballapur taluk into the separate Doddaballapura Planning Authority  verify which authority governs your specific parcel before relying on BIAAPA data alone

What Is BIAAPA?  Full Form and Meaning

The Planning Authority for North Bengaluru's Airport Zone

BIAAPA full form: Bengaluru International Airport Area Planning Authority (Also written as Bangalore International Airport Area Planning Authority)

BIAAPA is a government body responsible for planning and development of the area surrounding Kempegowda International Airport in Bengaluru. It was formed under the Karnataka Town and Country Planning Act, 1961. The agency is responsible for the overall development of the airport area, including land use, transportation, infrastructure, and environmental management. Its main objective is to ensure that the airport area is developed in a sustainable and planned manner, while also protecting the rights and interests of local residents and businesses.

What BIAAPA does:

• Approves layout plans for residential and commercial projects in its jurisdiction

• Issues Change of Land Use (CLU) orders for agricultural-to-residential conversion

• Maintains and enforces the BIAAPA Masterplan 2021

• Issues building plan sanctions within its jurisdiction

• Regulates development near the airport including height restrictions

• Coordinates with airport authorities (BIAL/AAI) for NOC requirements

What BIAAPA does NOT do:

• Issue Khata certificates

• Collect property tax

• Provide water or electricity connections

• Issue Occupancy Certificates (that is the local civic body's role)

Portal: biaapa.tpa.gov.in

You bought a site near Devanahalli or Yelahanka. The layout approval says "BIAAPA." The seller told you the layout is legal and the Khata is done.

But is it?

BIAAPA is one of the most investment-active zones in North Bengaluru  airport connectivity, IT campuses, and the upcoming metro have made it a growth corridor. But it is also one of the zones with the most property compliance confusion, because:

• BIAAPA approves layouts but does not issue Khata

• Agricultural land in BIAAPA areas needs a CLU order  not just a DC conversion

• Height restriction zones apply near the airport

• A 2017 notification carved out 257 villages from BIAAPA into a separate authority

This guide explains every one of these points  and tells you exactly how to get your BIAAPA Khata done correctly.

What Areas Fall Under BIAAPA's Jurisdiction?

The Geography and Villages

The BIAAPA Masterplan 2021 governs land use across 228 villages surrounding Kempegowda International Airport, covering Devanahalli, Doddaballapur, Yelahanka, Chikkajala, and the Nandi Hills region.

Primary areas in BIAAPA jurisdiction:

Critical note about Doddaballapur:

A 2017–18 delimitation moved roughly 257 villages of Doddaballapur taluk into the separate Doddaballapura Planning Authority. Verify which authority governs your specific parcel before relying on BIAAPA data alone.

The Doddaballapura Planning Authority portal is at dbpurapa.in. If your property's survey number falls in Doddaballapur taluk, you must confirm which planning authority  BIAAPA or Doddaballapura Planning Authority  has jurisdiction.

How to identify your planning authority:

1. Note the district, taluk, hobli, and village of your property

2. Go to biaapa.tpa.gov.in and check the jurisdiction map

3. Or contact the BIAAPA office directly with your survey number

4. For Doddaballapur taluk properties  check dbpurapa.in separately

What Is BIAAPA Khata?  The Correct Understanding

What the Term Actually Means

"BIAAPA Khata" refers to the property record (Khata) for a property in BIAAPA-approved layouts or the BIAAPA local planning area. Like BMRDA, BIAAPA itself does not issue the Khata  the Khata comes from the local civic body having jurisdiction over the specific village.

Who issues the Khata in BIAAPA areas:

The sequence of documents needed:

1. BIAAPA layout approval / CLU order  confirms the layout is legally sanctioned and land use is converted

2. Sale deed registered  confirms your ownership

3. Local civic body Khata (Form 9/TMC Khata)  confirms property is recorded for tax in your name

All three are required. One does not substitute for another.

How Is BIAAPA Khata Different from BBMP, BDA, and BMRDA Khata?

The Complete Comparison

The key BIAAPA-specific difference:

BIAAPA's approval is more detailed and strict than regular municipal permits. The region is divided into zones  residential, commercial, industrial, and public utilities  each with specific rules. For example, building near the airport requires a No Objection Certificate (NOC) from airport authorities to maintain air safety.

This airport NOC requirement  which does not exist for BBMP, BDA, or BMRDA properties  is the distinctive compliance element for BIAAPA-area construction.

What Is the BIAAPA Masterplan 2021?

Why Your Plot's Zone Classification Matters Before Any Khata Application

The BIAAPA Masterplan 2021 is the operative land-use plan for 228 villages around Kempegowda International Airport. BIAAPA divides land into residential, commercial, industrial, green, and public utility zones. Each zone has specific FAR limits, setback requirements, and permitted uses. Green-zone parcels cannot be converted for residential construction regardless of infrastructure proximity or developer claims.

Why checking the Master Plan zone matters for Khata:

If your property is classified as a green zone  no CLU will be granted, no layout can be sanctioned, and therefore no legal Khata can be issued for residential use. Many buyers purchase green-zone plots based on broker promises and then find that no Khata, building plan, or home loan is possible.

How to check your plot's zone:

Go to biaapa.tpa.gov.in or check the BIAAPA Masterplan zone map. Enter your survey number and village. The zone classification shows whether your land is:

• Residential zone  CLU and layout approval possible

• Commercial zone  commercial use permitted; residential may not be

• Industrial zone  industrial use only

• Public utility zone  government/public use

• Green zone  no residential development permitted

Check your zone BEFORE buying  not after.

What Is CLU and Why Is It Critical for BIAAPA Properties?

The Land Use Conversion That Agricultural Land Requires

If your land is classified as agricultural but you want to build residential, commercial, or industrial projects, you need to apply for a Change of Land Use (CLU) with BIAAPA under the Karnataka Town and Country Planning Act, 1961.

Most land within BIAAPA's jurisdiction starts as agricultural. CLU converts agricultural land to a non-agricultural use. Without a valid CLU order, no BIAAPA building plan sanction will be issued and any construction is liable. Construction without required planning approvals may face enforcement action, penalties, or other legal consequences

CLU vs DC Conversion  the important distinction:

Both CLU and DC Conversion relate to agricultural land conversion  but they are different instruments used in different contexts.

For BIAAPA-area properties: CLU from BIAAPA is the primary conversion document. The DC Conversion Order may be additionally required for the revenue records to be updated.

Without CLU  the Khata cannot be obtained for residential use.

What Documents Are Required for BIAAPA Khata?

The Complete Checklist

For new Khata registration on a BIAAPA-area property:

For Khata Transfer (resale property):

All of the above, plus:

• Previous Khata certificate in seller's name

• Nil dues certificate from GP/TMC

• NOC from bank (if property was mortgaged)

• Death certificate + legal heir certificate (if inherited)

Airport-specific additional requirements:

For properties close to the airport boundary or in height-restriction zones, an Airport Authority NOC (from BIAL  Bengaluru International Airport Limited and AAI  Airports Authority of India) is required for building plan approval. This does not affect Khata application directly but affects subsequent construction approval.

How to Get BIAAPA Khata Online (For GP-Jurisdiction Properties)

Step-by-Step via e-Swathu 2.0 and BSK

Most BIAAPA-area properties fall under Gram Panchayat jurisdiction. For these properties, the Khata (Form 9 / Form 11) is obtained through e-Swathu 2.0.

Step 1: Confirm your property's local civic body

Before applying, confirm whether your BIAAPA-area property falls under:

• Gram Panchayat (most common for villages in BIAAPA area)

• Town Municipal Council (Devanahalli TMC, Doddaballapur TMC)

• Town Panchayat

Check with the local village accountant, taluk office, or Revenue Inspector.

Step 2: Verify on e-Swathu 2.0

Go to eswathu.karnataka.gov.in. Search your property by district (Bengaluru Rural or Bengaluru Urban), taluk, GP, and village. Check if a Form 9/Form 11 already exists in the seller's name  this confirms the property is in the e-Swathu system.

Step 3: Apply via BSK (bsk.karnataka.gov.in)

Go to BSK portal → Select Property Services → Form 9/Form 11 → New Khata or Khata Transfer.

Fill in:

• Property and survey details

• Previous owner details (seller)

• New owner details (your name, Aadhaar)

• BIAAPA layout approval number and date

• CLU order reference

Upload documents in PDF format (max 2 MB each):

• Sale deed

• BIAAPA layout approval

• CLU order

• DC Conversion Order

• EC

• Previous Khata (Form 9)

• Tax receipts

• Aadhaar

Pay the application fee online (₹50 + ₹45 service charge).

Step 4: Track on Sakala

Track your application status at sakala.karnataka.gov.in. The GP processes the application with site verification. Processing time: 15 to 30 working days for complete documentation.

Step 5: Download Form 9 / Form 11

Once approved, the final document is digitally signed and available for download directly from the e-Swathu portal. Draft e-Khata/Form-9/Form-11B is typically issued within 15 days, subject to verification by the local Gram Panchayat.

Log in to eswathu.karnataka.gov.in → Navigate to Downloads → Enter Property ID → Download digitally signed Form 9.

How to Get BIAAPA Khata Offline

At the GP or TMC Office

For Gram Panchayat jurisdiction:

Step 1: Identify your Gram Panchayat. The sale deed or revenue records (RTC from bhoomi.karnataka.gov.in) will confirm the GP name.

Step 2: Visit the GP office with the complete document set (two sets of photocopies + originals for counter verification).

Step 3: Collect and fill the Khata registration / mutation application form. Submit with all documents and pay the fee at the GP cashier.

Step 4: GP Secretary conducts document scrutiny and may arrange a site inspection. Follow up every 7 to 10 days.

Step 5: Collect Form 9 / Khata certificate with GP seal and PDO digital signature.

For Town Municipal Council (Devanahalli TMC):

Step 1: Visit the Devanahalli TMC office or the relevant TMC.

Step 2: Submit the Khata transfer / new Khata application with BIAAPA layout approval, CLU order, sale deed, EC, and property tax receipts.

Step 3: Pay the TMC Khata transfer fee  typically 2% of stamp duty paid on the sale deed.

Step 4: Wait 20 to 45 working days for TMC processing and site inspection.

Step 5: Collect the TMC Khata certificate.

Need Help with BIAAPA Khata? Talk to Vault Property Agent to get Clarity on Property documents.

Airport-Specific Considerations You Must Know

What BIAAPA Properties Have That No Other Karnataka Property Has

1. Height Restriction Zones

Due to airport proximity, certain areas have height restrictions; color-coded zones around the runway impose strict building height limits.

Properties closer to the runway have lower permissible building heights. These zones are visible on the BIAAPA Masterplan 2021 zone map. Before buying or building, check:

• What zone your plot is in (residential, commercial, industrial, green)

• What height restriction applies to your zone

• Whether you need an airport NOC for your planned construction

2. Airport Authority NOC for Building Plans

When applying for building plan sanction in BIAAPA zones close to the airport, building near the airport requires a No Objection Certificate from airport authorities to maintain air safety.

This NOC is required from:

• BIAL (Bengaluru International Airport Limited)  airport operator

• AAI (Airports Authority of India)  aviation safety regulator

The NOC process adds 30 to 60 days to the building plan approval process. Factor this into your construction timeline.

3. Radar and Navigation Interference Zones

Certain BIAAPA zones restrict specific materials (reflective metal roofs) or structures (tall antennas) that could interfere with airport navigation. These restrictions are detailed in the BIAAPA building plan guidelines.

4. Flight Path Corridors

Properties directly under flight paths may have additional restrictions on roof structures. This is purely a building regulation; it does not affect Khata application, but affects building plan approval.

The Doddaballapur Planning Authority Change  Know Before You Verify

The 2017 Notification That Split BIAAPA's Territory

This is the most important jurisdiction issue in North Bengaluru property due diligence.

A 2017–18 delimitation moved roughly 257 villages of Doddaballapur taluk from BIAAPA and from Nelamangala Planning Authority into the separate Doddaballapura Planning Authority. This was done under Section 4(B) of the Karnataka Town and Country Planning Act, 1961.

What this means practically:

If you bought a plot in Doddaballapur taluk (north of BIAAPA's airport-core area), your plot may now fall under the Doddaballapura Planning Authority  not BIAAPA. This means:

• Layout approval documents should reference the Doddaballapura Planning Authority, not BIAAPA

• Building plan sanctions come from Doddaballapura Planning Authority at dbpurapa.in

• If your developer says "BIAAPA approved" but the plot is in one of the 257 carved-out villages  the approval reference should be checked against the current authority

How to verify:

1. Go to dbpurapa.in and check the Doddaballapura Planning Authority jurisdiction map

2. Cross-reference your survey number and village

3. If your village appears in the Doddaballapura PA jurisdiction  your layout approval should come from that authority, not BIAAPA

4. Contact the relevant office to verify the correct planning authority before any transaction

BIAAPA Khata  Vault Proptech Handles It All

BIAAPA-area property compliance involves more layers than a typical BBMP or BDA property: the planning authority, the CLU order, the local civic body Khata, the GP Form 9, and  for properties near the airport  the height restriction zone check and airport authority NOC.

Getting any one of these wrong creates blocks in your home loan, building plan, or property resale.

Vault Proptech helps North Bengaluru and BIAAPA-area property owners verify, apply, and complete their Khata  correctly and completely.

• BIAAPA layout approval verification at biaapa.tpa.gov.in

• CLU order verification  confirming agricultural land has been legally converted

• Doddaballapura Planning Authority jurisdiction check for Doddaballapur taluk properties

• BIAAPA Masterplan zone classification check  residential, commercial, or green zone

• GP Form 9 / Form 11 application via e-Swathu 2.0 for GP-jurisdiction BIAAPA properties

• Devanahalli TMC / local TMC Khata application for town-administered properties

• EC search at Kaveri Online before and after Khata registration

• Khata transfer documentation for resale properties in BIAAPA layouts

• Airport NOC coordination with BIAL and AAI for building plan applications

• Due diligence bundle  BIAAPA approval, CLU, EC, Khata, tax receipts

• NRI BIAAPA property compliance  complete remote management via registered POA

• Sakala escalation and GP/TMC helpdesk follow-up when applications stall

BIAAPA approval gets your layout cleared. Vault Proptech gets your Khata done  and keeps your North Bengaluru investment legally sound. Talk to Vault Proptech about your BIAAPA property today.