What Are the Types of Property & Zones in Bangalore? (2026)
Learn what are the types of property in Bangalore? Explore the new 2026 GBA structure, BBMP zones, Panchayat Rural limits, and e-Khata rules. Updated May 2026.
Quick Summary: (TL; DR)
Knowing what are the types of property in Bengaluru requires understanding the massive civic shift that occurred on September 2, 2025. The city is now managed by the Greater Bengaluru Authority (GBA), comprising 5 corporations and 369 total wards. Properties are administratively divided into GBA urban limits, Panchayat Urban (Town Municipal Councils), and Panchayat Rural / Village Limits. Your property’s legality is defined by its Khata type: A Khata (fully approved) or e-Swathu (Panchayat limit properties). Verify your exact BBMP zone (A to F) on bbmptax.karnataka.gov.in to calculate property taxes.
Types of Property, Zones, and Wards in Bangalore - What Are They?
The landscape and geography of Bengaluru underwent a drastic change in the late years of 2025. Due to an unprecedented boom in its IT sectors, Bengaluru expanded into rural villages to accommodate more industries. In order to cope with the rapid expansion, the state government decided to abolish the previous Bruhat Bengaluru Mahanagara Palike (BBMP) system on September 2, 2025, and replace it with the new system, namely the Greater Bengaluru Authority (GBA).
From the perspective of buyers, sellers, and investors, such a dramatic change has brought about great difficulties and complexities. New wards appeared, new tax zones have been introduced, and property classifications have become more stringent. Now, the question that is the most crucial when buying a new villa plot or an apartment for resale is not only the cost but also who exactly will be responsible for the property once it becomes registered. If one tries to enter the property data to the Kaveri 2.0 registry without being aware of the new GBA wards and differences between the Panchayat Rural and municipal A Khata, one will be refused at once.
Also Read: BBMP VS BDA: Clear Differences with Example?
What is the new system of wards and zones in BBMP?
The 5 Corporations of the GBA
The previous system of BBMP was that of 225 wards, which utterly failed to cope with the population of the city. The new structure of the Greater Bengaluru Authority consists of 5 very different, almost independent municipalities of the city.
The new GBA framework consists of exactly 369 total wards:
Central Corporation: 50 wards (The historic core, including areas like Majestic, MG Road, and older established neighborhoods).
East Corporation: 63 wards (The massive IT belt spanning Whitefield, KR Puram, and Marathahalli).
North Corporation: 72 wards (The rapid growth corridor stretching from Hebbal towards the Kempegowda International Airport).
South Corporation: 72 wards (Traditional residential hubs like Jayanagar, JP Nagar, and Banashankari).
West Corporation: 111 wards (The largest administrative block, covering industrial and residential mix areas like Rajajinagar and Yeshwanthpur).
Property Tax Zone (A through F)
It is important not to equate the five corporations administratively with the property tax zones. The GBA has classified every road and locality in the GBA based on its value as either Zone A through Zone F for property taxation purposes as well as for SWM fees.
Zone A: Most valuable and developed residential and commercial properties.
Zone F: Peripheral new areas, layout plans, and developing village localities.
What are the types of property according to the modes of administration?
BBMP/GBA Urban Limits
Properties that belong to the 369 wards area are core urban properties. These are very much regulated properties by the local town planning authority. Properties in this category enjoy Cauvery water connection through the BWSSB, underground drainage system, and an extremely efficient garbage collection facility. The registration process for properties in this category is online via e-Aasthi.
Official Website: BBMP/ GBA Website
Panchayat Urban (Town Municipal Councils)
Right at the periphery of the city lies an area of satellite towns that are currently under very high development activities. These properties belong to the Panchayat Urban category and are administered by Town Municipal Councils or City Municipal Councils like Hoskote Planning Authority. Properties in this category are very high-value properties sanctioned by BMRDA.
Official Website: BMRDA
Official Website: Gram Panchayat
Panchayat Rural and Village Limits
Beyond that, the lands may come under the category of Panchayat Rural or strictly Village Limits, where Gram Panchayats have authority. The infrastructure in these areas is largely dependent on borewells and individual septic systems. Due to a lack of financial support from the municipality, the property prices remain low. The land ownership for such lands is registered through Form 9 and Form 11, via e-Swathu, and not e-Aasthi.
Official Website: Gram Panchayat
Official Website: Town Municipal
What are the categories of properties based on Khata?
The Categories of Properties Based on A Khata and B Khata
Properties within the urban GBA boundary have two forms based on their legality.
A Khata Properties: A khata property refers to one that is legal. This involves land officially changed from agriculture to residential status, a plan approved by the BDA, and strict adherence to all laws regarding construction. Lenders provide mortgages for such properties.
B Khata Properties: Such properties are neither legal nor illegal as per the laws. These include constructions on revenue land without approvals, and those that deviate greatly from the approved plans. Municipalities charge tax for these properties, which are recorded under the "B Register". Importantly, the government prohibited the issue of new B-Khatas post September 30, 2024. The owners should seek legalization through B to A Khata conversion program (bbmp.karnataka.gov.in/B to AKhata).
Also Read: what is the Difference Between A Khata VS B Khata VS E Khata
e-Swathu Properties
If you purchase land within Panchayat Rural land, the notion of A Khata and B Khata is not applicable to you. The property should be registered under a genuine e-Swathu process. Form 9 will serve as your tax assessment form, while Form 11 shall work as an extract from your property register. What are the types of property based on land use?
The 4 Primary Classifications
According to the Land Revenue Act of Karnataka, 1964, the categorization of lands is made according to their use.
Agricultural Land: It is only meant for agriculture purposes.
DC Converted Land: It is agricultural land that is converted into land for non-agricultural purposes like residential or commercial. It means that one has to get DC converted land for constructing a residential building legally.
Commercial Land: Lands set aside as commercial lands as per the Master Plan for conducting business activities.
Residential Land: Lands allocated for residential complexes.
Conclusion
Knowing exactly what are the kinds of properties and where they exist in the intricate administrative chart of Bengaluru is the first step towards making a sound investment in the property market. The transition to the wards under the Greater Bengaluru Authority 369 would determine how much you pay as property tax, who supplies your utilities, and how you register on the new Kaveri 2.0 system. You must check for yourself that your property is in GBA Zone A to F through bbmptax.karnataka.gov.in
