What is B Khata for Flat and How to Get One? (Online & Offline Guide)
Understand what B Khata means for a flat in Bangalore, how it differs from A Khata, why banks refuse loans, how to check Khata status, and how to convert B to A Khata.
Quick Summary: (TL; DR)
A B Khata flat is an apartment recorded in BBMP's B Register meaning the property has compliance issues like unapproved construction, missing DC conversion, or layout irregularities. Most major banks refuse home loans for B Khata properties, permanent BESCOM connections are not available, and resale is significantly harder. B Khata can be converted to A Khata under active regularisation schemes but not all properties qualify. Always verify Khata status independently on the BBMP portal before buying any flat in Bangalore.
What is Khata?
A Khata is BBMP's official record of a property in its tax system. It records the owner's name, property details, and assessed value for property tax purposes.
Every property within BBMP limits has a Khata but not all Khatas are equal. BBMP classifies properties into two registers:
A Register (A Khata) fully regularised, compliant properties
B Register (B Khata) properties with irregularities or compliance gaps
What is B Khata in Bangalore?
A B Khata officially recorded in BBMP's B Register means the property exists in BBMP's records for tax collection purposes, but has one or more of the following issues:
Built on land that was not properly DC converted from agricultural use
Constructed without proper building plan approval
Located in an area that was a gram panchayat before being absorbed into BBMP, without proper regularisation
Has deviations from the approved building plan extra floors, encroachments, unauthorised extensions
The layout was not approved by BBMP or the relevant planning authority
The key point: B Khata means BBMP has acknowledged the property exists for tax purposes but has not given it full legal recognition as a regularised property.
What is a B Khata Flat?
A B Khata flat is an apartment in a building that falls under BBMP's B Register. This typically happens when:
The builder constructed the apartment building without proper plan approval
The land on which the building stands was not properly DC converted
The building has unauthorised floors or deviations from the sanctioned plan
The layout was developed in a gram panchayat area that was later absorbed into BBMP without regularisation
B Khata flats are found across Bangalore particularly in areas like Whitefield fringe, Sarjapur Road, Marathahalli outskirts, and other zones that transitioned from panchayat to BBMP jurisdiction.
Need Help with Khata? Talk to Vault Proptech and get your E-Khata today to secure your Property.
A Khata vs B Khata Key Differences
A Khata | B Khata | |
BBMP recognition | Fully regularised | Acknowledged for tax not regularised |
Legal status | Clear and compliant | Has irregularities or non-compliance |
Home loan | Banks readily fund | Most banks refuse or charge higher rates |
Building plan approval | Can be obtained | Difficult or not possible |
BESCOM connection | Permanent connection available | Only temporary connection in many cases |
Resale | Easy buyers and banks accept | Difficult limited buyer pool |
Civic services | Full access | Restricted access |
Future sale | Smooth | Complicated buyers' banks will flag it |
A Khata vs B Khata vs E Khata What is the Difference?
This is a common point of confusion. Here is the simple breakdown:
A Khata the property is in BBMP's A Register fully regularised
B Khata the property is in BBMP's B Register has irregularities
E Khata is not a third category; E Khata simply means the Khata has been issued digitally through BBMP's e-Aasthi portal. A property can have an E Khata that is either A or B the "E" refers to the format (electronic), not the compliance status
So when someone says "E Khata," ask them whether it is an A or B E Khata that is what actually matters.
Is it Safe to Buy a B Khata Property?
Buying a B Khata property carries real risks. Here is what you are taking on:
Risks of buying B Khata:
Most nationalised banks and major housing finance companies will not approve a home loan for a B Khata property
You cannot get a permanent BESCOM electricity connection only a temporary one
Building plan approvals for extensions or modifications are not available
BBMP can issue demolition notices for unauthorised constructions
Resale is significantly harder future buyers face the same restrictions
The property cannot be fully regularised unless the underlying non-compliance is resolved
When it may be acceptable: If the B Khata is only due to a pending regularisation under a government scheme and the scheme is active and the property is eligible conversion to A Khata may be possible. Always get a lawyer's opinion before proceeding.
Need Help with Khata? Talk to Vault Proptech and get your E-Khata today to secure your Property.
How to Check if Property is A Khata or B Khata
There are two straightforward ways to check:
Method 1 BBMP Property Tax Portal
Visit the BBMP property tax portal (bbmptax.karnataka.gov.in)
Search by SAS application number or property address
The record will indicate whether the property is in the A or B register
Method 2 Check the Khata Certificate
Ask the seller or developer for the Khata certificate
A genuine Khata certificate will indicate whether it is from the A Register or B Register
Cross-verify this against BBMP's portal do not rely solely on a copy provided by the seller
How Much Does It Cost to Convert B Khata to A Khata?
B Khata to A Khata conversion, also called regularisation, is possible under specific government schemes. The cost depends on:
Betterment charges levied by BBMP calculated based on the property's area and location zone
Penalty charges for unauthorised construction
Outstanding property tax dues all dues must be cleared before regularisation
Betterment charges in Bangalore have ranged from ₹200 to ₹1,000+ per square metre depending on the zone and the nature of the irregularity. These figures change with each government notification.
Important: B Khata conversion is only possible when BBMP runs an active regularisation scheme. Not all B Khata properties are eligible properties on lake buffer zones, road widening areas, or with severe structural violations may not qualify.
Need Help with Khata? Talk to Vault Proptech and get your E-Khata today to secure your Property.
How Does B Khata Look? B Khata Certificate Sample Details
A B Khata certificate looks similar to an A Khata certificate but will indicate the property is recorded in the B Register. Key details on a B Khata certificate include:
Owner's name
Property address and survey number
Extent of property
Annual rental value for tax purposes
Ward and zone details
The register type B Register
If a seller shows you a Khata certificate without clearly indicating the register type, or if you cannot find it on BBMP's portal, treat it as a red flag and verify independently before proceeding.
We at Vault Proptech : Helping Buyers Identify and Resolve Khata Issues in Bangalore
At Vault Proptech, Khata verification is one of the first things we check for every property purchase in Bangalore. We verify whether a property is A Khata or B Khata directly through BBMP's records, not just from documents the seller provides. If a property is B Khata but eligible for regularisation, we help our clients understand the process, cost, and timeline before they decide to proceed.
Conclusion
A B Khata flat is not automatically an illegal property but it is a property with unresolved compliance issues that create real practical problems: no home loans from major banks, no permanent electricity connection, restricted resale, and potential demolition risk. Before buying any flat in Bangalore, verify the Khata status independently on BBMP's portal. If it is B Khata, get a lawyer's assessment of whether regularisation is possible and factor the conversion cost and timeline into your decision.
Need Help with Khata? Talk to Vault Proptech and get your E-Khata today to secure your Property.
