Convert B Khata to E-Khata in Bangalore: Complete Process and Steps: 2026
- 4 days ago
- 5 min read
Owning a B Khata Property in 2025 in Bangalore may feel like a ticking time bomb. If your property has a B Khata, you may be able to pay taxes; however, you’re still operating under limitations. With the introduction of E-Khata, the process has become more transparent and mandatory for most transactions. This new digital system simplifies the path to legal recognition, unlocking access to home loans and seamless property transfers.
This step-by-step guide explains why converting from B Khata to E-Khata (and ultimately A Khata) matters, how the process works, and the pros and cons you should be aware of.
Understanding Khata Types in Bangalore
What Is B Khata?
BBMP issues a B Khata for properties that do not fully comply with planning or land-use regulations. Common reasons include:
While B Khata allows you to pay property tax, it does not grant full legal recognition.
What Is A Khata?
An A Khata confirms that your property:
Fully complies with BBMP rules
Is legally approved
Is eligible for loans, resale, and registrations
To get an E-Khata with full benefits, your property must first qualify for an A Khata.
What Is E-Khata?
An E-Khata is the digital version of the Khata, issued through BBMP’s E-Aasthi portal. From October 1, 2024, E-Khata has become mandatory for:
Property sale or transfer
Registration
Loan processing
Important: E-Khata does not replace A or B Khata—it digitises them. For full compliance, your property still needs A Khata status.
Why Convert from B Khata → E-Khata?
Key Reasons
Mandatory for property transactions
Higher resale value
Easier bank loan approvals
Legal clarity and compliance
Digital access to records and tax payments
In today’s Bangalore real estate market, properties without E-Khata and A Khata are often discounted or avoided by buyers and lenders.
The Step-by-Step Conversion Process
Step 1: Check Property Eligibility
Before applying, ensure:
Property is in an approved zone
Land is converted to non-agricultural use
Building follows BBMP bylaws (FAR, setbacks)
No pending property tax dues
👉 If the property does not meet these, conversion may not be possible.
Step 2: Pay Betterment Charges
Betterment charges are paid to BBMP to regularise the property.
Usually 0.5%–1.5% of land value
Can go upto 5% of Guideline Value depending on Property Type (Vacant Land, Land with an independent house, Land with a multi-storey Building)
Step 3: Prepare Required Documents
Commonly required documents include:
Step 4: Apply for A Khata
You can apply:
Online via the E-Aasthi portal or Seva Sindhu.
Offline at the BBMP ward office or Bangalore One
💡 Offline applications often help in complex or older properties.
Step 5: BBMP Verification
Once you submit your documents, the system performs an automated check against existing property tax records, followed by a mandatory 7-day public notice period for ownership changes.
Manual verification by the Assistant Revenue Officer (ARO) or a physical site visit only occurs if there are significant data mismatches, building bylaw concerns, or if you are converting a B-Khata to an E-Khata
Processing time - 30-45days
Step 6: Receive A Khata
Once approved, your property is officially compliant under BBMP norms. And you will be able to check it on the E-Aasthi portal.
Step 7: Apply for E-Khata
After obtaining A Khata:
Apply online via E-Aasthi
Pay a nominal fee (~₹125-₹200)
Aadhaar OTP-based e-sign
Step 8: Download E-Khata
Once approved, you can download the E-Khata certificate online on the E-Aasthi portal or collect it via Bangalore One.
What is the "GPS Photo" Requirement?
The BBMP now requires a specific type of photograph of your property to be uploaded to the E-Aasthi portal. This is not just a normal picture. The photo must be "Geotagged," meaning it contains hidden digital data (latitude and longitude) that proves exactly where the photo was taken.
Why is it Mandatory?
In the past, people could create fake documents for empty land that didn't exist or claim someone else's property. By requiring a GPS photo, the BBMP ensures that:
The property physically exists.
The person applying was physically present at the location (or pinpointed it accurately).
The photo matches the specific coordinates in their database.
Pros & Cons of the Conversion Process
Pros
✔ Full legal compliance ✔ Mandatory for sale & registration ✔ Higher buyer confidence ✔ Easier loans & refinancing ✔ Digital, transparent records
Cons
✖ Time-consuming documentation
✖ Betterment charges can be expensive
✖ Not all B Khata properties qualify
✖ Rejections possible if documents mismatch
Tips for a Smooth Conversion
Ensure all documents match exactly (name, PID, address, etc)
Clear pending taxes before applying
Track the application regularly on Sakala
Be prepared for resubmission if BBMP raises objections
Final Thoughts: Is It Worth It?
Yes—absolutely.
While converting from B Khata to E-Khata via A Khata may take effort, it significantly improves your property’s legal standing, market value, and future usability. With E-Khata now mandatory, delaying the process could restrict your ability to sell or finance your property later.
Pro Tip: If you face technical issues online, visiting a Bangalore One or BBMP office often speeds things up and reduces errors.
Banks have already stopped processing loans for non-digital Khatas. Secure your property’s financial future today. Get help from our expert
Here are the common questions asked (FAQ’s) 1. Can I sell my B Khata property without an E-Khata?
No, you cannot. The government has updated the registration system. If you try to sell or transfer a property now, the computer system will ask for an "E-Khata number or PID." If you don't have one, you simply cannot register the sale deed. You need to get the digital E-Khata first.
2. How much does it cost to move from B Khata to A Khata?
The cost depends on how big your property is and its location value (Guidance Value). You mainly pay a fee called "Betterment Charges", which is between 0.5-1.5% of Land Value. Additional Charges include Stamp Duty, E khata Fee, etc. Think of this as a penalty fee you pay to the BBMP to fix your property's paperwork.
3. I searched online, but my property isn't showing up. What do I do?
Don't worry, this is happening to many people. It just means your property records haven't been scanned into the computer system yet. The Fix: Take your physical papers (Sale Deed, old tax receipts) to your local BBMP Ward office. Ask the officer there to "digitize" your file. Once they scan it, your details will show up online.
4. Why do I need a GPS Photo for E-Khata?
The BBMP wants proof that your property actually exists at that specific location and isn't just empty land on paper. You (or an officer) need to take a photo of your house using a specific mobile app that records your location (GPS). This photo gets linked to your E-Khata permanently.
5. Can I get an A Khata if my building breaks some rules (deviations)?
Most likely, no. If your land paperwork was the only issue, paying the fee usually fixes it. But, if your building has issues—like you built an extra floor without permission or didn't leave enough space around the house—you cannot get an A Khata right now. You have to wait for the government to announce a specific scheme (called Akrama Sakrama) to forgive those building mistakes.
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