What Is Khata Bifurcation?
Khata bifurcation is the process of splitting one existing Khata record into separate Khata records for legally divided portions of a property. It is used when a property is divided through a sale, inheritance, gift, court order, partition or release deed and the municipal property record needs to reflect the separate portions.
In simple Kannada, Khata bifurcation means “ಖಾತಾ ವಿಭಜನೆ” (Khata Vibhajane). Here, vibhajane means division or splitting.
The process concerns the municipal property assessment record. It does not, by itself, create or transfer ownership. The ownership division must be supported by the relevant legal document.
BBMP's Revenue Department lists Khatha Bifurcation as a separate Khata service and specifies different document requirements depending on how the property was divided.
For example, suppose a property has one existing Khata and is legally divided between two owners. The municipal record may need to be bifurcated so that the divided portions can be assessed separately.
Why Is Khata Bifurcation Required?
Khata bifurcation is required when one existing municipal property record no longer represents the property after a legally recognised division. The purpose is to create separate municipal records for the divided portions rather than continuing with one record for the entire property.
A common example is an inherited property. If a property is legally divided between family members, the ownership document may identify each person's share. Khata bifurcation then deals with reflecting those separate portions in the municipal assessment record.
BBMP's document list specifically recognises bifurcation through a sale deed, inheritance, gift deed, court decree, and partition/release deed. For these cases, BBMP also asks for property-tax records, an Encumbrance Certificate in the specified period and, in relevant cases, a sketch showing the overall and bifurcated areas.
This distinction matters because Khata bifurcation is not the same as property partition. A partition deed or another legally valid document establishes the division. Khata bifurcation updates the municipal record to reflect that division.
If you are unsure whether your existing Khata matches your current property documents, you can Check Now.
What Changes After Khata Bifurcation?
After approved Khata bifurcation, the municipal record can reflect the separate portions created from the original property. The exact record details depend on the property and the applicable municipal process.
Before bifurcation, one Khata may cover the entire property. After bifurcation, the municipal assessment can be separated according to the approved division.
The supporting sketch is particularly important. BBMP's published requirements ask for a self-attached sketch showing the overall property and the bifurcation area details in several bifurcation situations.
The process can therefore involve checking:
The original property details
The legal document supporting the division
The portion assigned to each owner
Property measurements
Existing property-tax records
The Encumbrance Certificate
The sketch showing the divided portions
Khata bifurcation should also be separated from Khata transfer.
Khata transfer changes the municipal record because the property has moved from one owner to another. Bifurcation deals with splitting an existing property record into separate portions. A transaction may involve both concepts, but they are not the same process.
The distinction is also reflected in BBMP's official service structure, which separately lists Khatha Transfer and Khatha Bifurcation.
When Can a Property Need Khata Bifurcation?
A property may need Khata bifurcation when a legally recognised division creates separate portions that need to be reflected in the municipal property records.
1. Property Partition Among Co-Owners
If co-owners legally divide one property into separate portions, Khata bifurcation may be required to reflect those portions separately in the municipal record.
For example, two co-owners may divide a single property through a registered partition deed. The partition document establishes the division, while the municipal Khata record needs to correspond with the resulting property portions.
BBMP specifically lists a partition/release deed among the documents for Khata bifurcation.
2. Division Among Legal Heirs
Inherited property can also lead to Khata bifurcation when the property is legally divided among heirs.
BBMP's requirements for bifurcation through inheritance can include the previous title document, current-year tax receipt, Will where applicable, the original death certificate, Encumbrance Certificate, family tree and NOC in specified circumstances. A sketch showing the overall and bifurcated areas is also listed.
The exact documents depend on whether the inheritance is through a Will and how the property is being divided.
3. Sale or Separation of a Property Portion
A property portion being sold or separated can require the municipal record to be updated to reflect the resulting division.
However, signing a sale deed does not automatically mean that the municipal Khata has already been bifurcated. The relevant municipal process still has to be completed.
This distinction became particularly significant in Bengaluru during the recent Khata-system changes. In January 2025, BBMP directed officials not to accept bifurcation applications for certain properties lacking required BDA approvals.
4. Multiple Units or Independently Assessed Portions
Khata bifurcation can also arise in apartment and multi-unit developments where individual units need separate municipal records.
In March 2025, BBMP introduced a digital bulk-Khata application for certain multi-storeyed developments after a period in which Khata bifurcation applications had been stopped.
This shows why the eligibility and process should be checked against the current authority and property documents rather than assuming that every property can be bifurcated in the same way.
How Vault Helps with What Is Khata Bifurcation
Vault Proptech helps property owners understand and handle Khata-related documentation and processes in Bengaluru.
If your property has been divided through a sale, inheritance, partition, gift or another legal transaction, the first step is to match the ownership documents with the existing Khata record. The property details, supporting documents and nature of the division determine what needs to be addressed.
Vault can assist with the documentation and Khata-related service process so property owners don't have to figure out each requirement on their own.
Looking to update your property details? Apply for Khata Transfer with Vault Proptech Your document assistance.
For owners who are unsure whether their case requires a transfer, bifurcation or another Khata service, reviewing the documents before applying can help identify the correct route.
Want to complete your property record update smoothly? Talk to Vault and Get Legal Consultation.