A-Khata vs B-Khata: What the Difference Actually Costs You
What Khata means in Bangalore, how A-Khata and B-Khata differ, why B-Khata blocks home loans and resale, how e-Khata changed registration, and what to verify before you buy.
Updated · 7 min read · by HomeGyan certified engineers
The short answer
- A Khata is the municipal record of who owns a property and what tax is due on it. It is not a title document — it does not by itself prove ownership.
- A-Khata means the property is on the main register: sanctioned plan and occupancy certificate in order, eligible for home loans, plan approvals and clean resale.
- B-Khata means the property sits on a separate register because of a deviation or compliance gap. Banks generally will not lend against it, and resale is materially harder.
- A valid e-Khata is now required for property registration within BBMP limits, applied for through the state portal.
- B-Khata to A-Khata conversion is possible for eligible properties subject to conditions and fees — but eligibility is property-specific, so verify before assuming it.
What a Khata actually is
A Khata is the municipal account for a property: the record that says who the corporation will bill for property tax, and against which unit. It is issued by BBMP for properties inside its limits.
The commonest misunderstanding is treating it as proof of ownership. It is not. Title comes from the sale deed and the chain of documents behind it. A Khata records the property for civic purposes — but because so many downstream approvals depend on it, its classification decides a great deal about what you can do with the property.
The two registers
| A-Khata | B-Khata | |
|---|---|---|
| What it signals | Property is fully compliant and on the main register | Property is recorded, but with a deviation or compliance gap |
| Typically requires | Sanctioned building plan and occupancy certificate in order | Recorded despite one or more of those being absent or deviated |
| Home loan | Generally available from banks and HFCs | Generally refused by banks; buyers often fall back on costlier lending |
| Building plan approval | Available | Blocked until regularised |
| Resale | Straightforward | A smaller buyer pool, and usually a price discount |
| Trade licence / utilities | Normal | Can be obstructed |
Why B-Khata exists at all
B-Khata was created as a way to bring properties onto the tax rolls that could not qualify for the main register — typically revenue sites, or buildings that deviated from their sanctioned plan. It let the corporation collect tax without certifying compliance.
The practical result is that a B-Khata property is legal to own and tax-paying, but it carries an unresolved compliance question that every bank, buyer and approving authority will eventually ask about.
e-Khata and registration
Khata records have moved to a digital system, and a valid e-Khata is now required for property registration within BBMP limits. Applications go through the state property portal, and the record is what registration, transfer and loan processes check against.
For a buyer, the significance is straightforward: the e-Khata record is now the thing that has to be right before a transaction can complete, rather than a document to sort out afterwards.
- Verify the e-Khata exists and matches the property before you pay an advance, not after.
- Check that the owner name, dimensions and property details on the record match the sale deed.
- Confirm the classification — A or B — rather than relying on what the seller or agent states.
Can B-Khata be converted?
Yes, for eligible properties, through the current BBMP process and subject to document verification and payment of applicable fees. Eligibility is specific to the property and depends on what caused the B classification in the first place.
The distinction that matters: a property on a legally-formed site that lacks paperwork is a different case from a building that physically deviates from its sanctioned plan. The first is an administrative problem; the second may require the deviation itself to be addressed.
Because conversion terms, fees and any special windows change, check the current position on the official portal rather than relying on a figure quoted in an article — including this one.
Where an inspection comes into it
Khata classification and physical deviation are connected. A building that does not match its sanctioned plan is the same fact that blocks an occupancy certificate, which in turn is what keeps a property off the A register.
Comparing what was built against what was sanctioned is a measurable exercise: setbacks, floor count, built dimensions and layout. Establishing that early tells you whether you are looking at a paperwork delay or a structural non-compliance that will not simply resolve itself.
A note on scope
This is general information for buyers, not legal advice, and it is current as of September 2026. Khata rules in Karnataka have changed repeatedly and will change again. For anything involving a fee, a deadline or a form, use the official state portal or a property lawyer.
Frequently asked questions
Is it safe to buy a B-Khata property?
It is legal to buy, but it carries real consequences: most banks will not lend against it, building plan approval is blocked until it is regularised, and your eventual resale pool is smaller. Some buyers accept that in exchange for a lower price. The decision should be made with a lawyer who has seen that specific property's documents.
Does A-Khata mean the property has clear title?
No. Khata is a municipal tax record, not a title document. A property can hold an A-Khata and still have a title defect in its ownership chain. Title verification is a separate exercise on the sale deed and prior documents.
Can I get a home loan on B-Khata?
Mainstream banks and housing finance companies generally decline. Some non-banking lenders will lend at higher rates. That gap is a large part of why B-Khata properties trade at a discount.
How do I check a property's Khata classification?
Through the state property records portal, using the property details. Check it yourself rather than accepting a copy provided by the seller, and confirm that the details on the record match the property you are actually buying.
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