If you own a property in Bengaluru registered under a “B-Khata,” this is your chance to move to an “A-Khata” and unlock full legal recognition. The Bruhat Bengaluru Mahanagara Palike (BBMP) and the Karnataka government have announced a 100-day drive starting 1 November 2025, aimed at converting eligible B-Khata properties to A-Khata status—potentially benefiting around 15 lakh (1.5 million) property owners.
In this blog, we’ll explain: what A-Khata vs B-Khata means, why you should convert, eligibility, the new scheme details, the step-by-step process, what’s changed, and tips to make sure your conversion goes smoothly.
1. Understanding A-Khata vs B-Khata
In Bengaluru’s property records, “Khata” is a certificate/register entry that links a property to municipal tax records. The difference between A and B is significant.
- A-Khata: Indicates the property is compliant with municipal/urban planning norms, non-agricultural conversion where needed, and eligible for full civic services, bank loans, and sale/transfer.
- B-Khata: Indicates irregularities – maybe the land conversion hasn’t been done, or the layout is unapproved, or certain approvals are missing. While property tax may be being paid, the legal status is weaker.
Why does it matter? Having an A-Khata gives you ease of transaction, easier bank financing, and better market value. On the other hand, B-Khata carries risks: difficulties in loan approvals, restrictions in sale/transfer, and possible legal challenges.
2. Why the 100-Day Scheme Matters
The Karnataka government, via the BBMP and under the Great Bengaluru Governance (GBA) Act and related norms, has moved to regularize many B-Khata properties. Buildings in unauthorized layouts or on revenue land with certain eligibility are being brought under a conversion drive.
Key features of the scheme:
- Launch Date: 1 November 2025.
- Duration: 100 days
- Target: Approximately 15 lakh property owners in Bengaluru.
- Online registration enabled. Fee: ₹500 application fee + conversion charge of 5% of guidance value for properties under a certain size.
- Properties with an area under 2,000 sqm can apply via the BBMP portal; larger properties must use the registered architect/engineer route.
This is important because for many owners of B-Khata properties, this offers a window of opportunity to get full legal status in a streamlined manner. It’s a relief after years of ambiguity. (See media coverage: big relief announcement)
3. Eligibility: Is Your Property Eligible?
While every case is unique, broadly you must check the following:
Must-haves / eligibility criteria
- Property within BBMP (or relevant Greater Bengaluru boundaries) jurisdiction.
- All outstanding property taxes and dues cleared.
- Land use: If agricultural land originally, it must have DC (District Commissioner) conversion to non-agricultural or relevant zoning compliance.
- Layout approvals / building plan approvals: If the plot is in a layout, the layout should be approved and roads, etc., in order. The government has said vacant plots without layout approvals may be excluded.
- No major violations/encroachments or large deviations that preclude regularization (for certain cases) — though the new scheme may be more lenient.
What is excluded / special cases
- Vacant plots in unapproved layouts may not qualify unless layout/road approvals are done.
- Multi-storey buildings may have separate rules (as the scheme emphasizes land conversion).
Hence, before you proceed, verify your property’s status: size, layout type, any pending conversions, and tax status.
4. Step-by-Step: How to Convert B-Khata to A-Khata under the Scheme
Here’s a simplified roadmap for you (on behalf of FourQuarters) to follow:
Step 1: Check eligibility & clear dues
- Obtain your latest tax receipts, and check whether all property tax payments and any betterment charges are cleared.
- If land is agricultural or partially revenue land, check whether DC conversion is already in place.
- Check whether the plot/layout has proper road access, layout approval, and an approved building plan (if applicable).
Step 2: Gather documents
You will typically need:
- Sale deed / title deed.
- Encumbrance certificate (to show no pending liabilities).
- Khata extract (current B-Khata) and property tax receipts
- Building plan approval / occupancy certificate (if applicable).
- DC conversion certificate (if previously agricultural land).
- Other layout/road approvals if applicable.
Step 3: Apply under the scheme online
From 1 Nov 2025 for the 100-day drive, you can log onto the BBMP portal: e.g., <https://bbmp.karnataka.gov.in/newkhata/> for properties under 2,000 sqm. Use the registered architect/engineer route for larger properties.
Pay the application fee (₹500) and proceed to upload documents.
Step 4: Verification & betterment charges
Once the application is submitted, BBMP/concerned authority will verify your documents. inspect if needed, and check layout/road status and land conversion status.
You will need to pay conversion charges (in the scheme: 5% of guidance value for small size properties) to move from B to A-Khata.
Step 5: Approval & issuance of A-Khata
After verification and payment, if all criteria are met, BBMP will issue an A-Khata certificate. Under older guidelines the timeframe was 4–6 weeks. Under the new scheme the objective is faster turnaround within the 100-day window.
Step 6: Post-conversion actions
- Ensure your property tax record is updated with ‘A-Khata’ status.
- If you plan construction/renovation, apply for building plan approvals etc.
- For resale/sale/transfer, you now have the stronger A-Khata and better bank/financing eligibility.
- Keep all documentation safe for future reference/loan purposes.
Also Read: Understanding the Roles of BBMP, BMRDA, BDA, and DTCP in Land Approval
5. What’s New in This Scheme vs Earlier Process
Here are key improvements and changes to highlight:
- A dedicated 100-day drive gives a clear timeframe and urgency.
- Reduced entry barrier: Under the scheme, properties may apply even without a completion/occupancy certificate (in some cases), provided other criteria are met.
- Online registration and application for many properties – more convenience, less physical paperwork.
- Fixed conversion charge (5% guidance value for eligible small-size properties) under the window, giving cost clarity.
- Greater clarity around layout/road approvals: Private roads in gated layouts are being regularised as public roads under the scheme, removing road‐access hurdles for many.
- Previously, conversion could take months and had uncertainty. With this drive, there is a clear push for faster processing.
6. Risks, Pitfalls & Tips for Smooth Conversion
Common pitfalls to watch out for:
- Outstanding taxes, fines, or betterment charges not cleared lead to rejection.
- Land conversion missing: If your plot is still labelled agricultural/revenue land unconverted, the application may fail.
- Layout without proper approval or road access issues → may disqualify or delay conversion.
- Irregular construction/violations: Major deviations may jeopardize eligibility.
- Missing/incomplete documents → slows process or rejection.
Tips to ensure a smoother process:
- Get a document check: Before applying, make sure your sale deed, tax receipts, and conversion certificate (if needed) are in order. Spend time upfront to rectify any gaps.
- Pay outstanding taxes immediately.
- If you are unsure about layout approval/road status, consult a qualified property consultant or lawyer early so you know your chances.
- Use the online portal: Applying online reduces paperwork and helps tracking.
- After application submission, follow up regularly (online tracking or through the BBMP portal).
- Keep copies of all receipts and application acknowledgments.
- If you plan to sell or take a loan, wait for your A-Khata certificate issuance before initiating those processes to avoid legal risks.
- For plots in older layouts or gated communities, verify the status of internal roads (have they been regularised as public roads), as the new scheme addresses this, but you must ensure your plot qualifies.
7. What It Means for You as an Owner
By converting from B-Khata to A-Khata in Bengaluru under this scheme, you stand to gain:
- Full legal recognition of your property, which improves market value and buyer confidence.
- Eligibility for bank loans/mortgages (which was often restricted under B-Khata).
- Ease in the sale or transfer of the property.
- Ability to obtain building plan approvals, renovations, occupancy certificates, and more easily.
- Peace of mind: avoids the legal limbo associated with B-Khata properties.
On the flip side, if you don’t convert, your property may continue to carry the risk of weaker legal status, limited financing options, and potentially lower resale value.
8. Conclusion & Call to Action
For property owners in Bengaluru holding B-Khata properties, the upcoming 100-day conversion drive beginning 1 November 2025 represents a key opportunity to gain full legal status via A-Khata. At FourQuarters, we urge you to act early: gather your documents, clear any dues, check your eligibility, and use the online portal to register within the window.
Don’t leave it to the last minute—your property’s legal status and value depend on it. If you have any doubts—layout approval, land conversion, tax dues—consider consulting a legal professional or property consultant now so you’re ready when the scheme opens.
Your property is one of your biggest assets—make sure it’s fully compliant and ready for the future.