Khata Certificate for Flat Buyers in Bangalore — A vs B Khata, What It Means for You
Khata is one of the most misunderstood documents in Bangalore real estate. Whether it is A-Khata or B-Khata, and whether it is in the seller's name or still with the builder, can materially affect your loan eligibility, property tax, and resale value. This guide explains everything clearly.
Updated May 2026 · 10 min read · Brickplot Editorial
1. What Is a Khata Certificate?
A Khata (meaning "account" in Kannada/Hindi) is a document issued by BBMP (Bruhat Bengaluru Mahanagara Palike) that registers a property in the municipal assessment register and identifies who is responsible for paying property tax on that property.
It is not a title document — it does not prove ownership. But it is a critical municipal compliance document that enables:
- Payment of property tax in the owner's name
- Application for water connection (BWSSB)
- Application for electricity connection (BESCOM) in some cases
- Building plan approval for extensions or modifications
- Obtaining trade licences (for commercial use)
- Mortgage and bank loan processing in many cases
Khata must be transferred to the new buyer's name after every property sale. If the flat you are buying has Khata still in the original owner's or builder's name, arrange for Khata transfer to your name at the time of purchase.
2. A-Khata vs B-Khata — The Critical Difference
BBMP maintains two separate property registers:
A-Khata
Properties registered in the main BBMP assessment register (A-register). These properties:
- Have valid OC or are in regularised zones
- Were constructed as per sanctioned building plan
- Have no outstanding violations with BBMP
- Are eligible for bank home loans at standard rates
- Have full resale value in the secondary market
B-Khata
Properties registered in BBMP's auxiliary register (B-register). These properties:
- Lack OC or have plan deviations
- May be on revenue sites (BDA-formed layouts)
- Can still pay property tax (B-Khata accepts tax)
- Are mostly rejected by banks for home loans
- Have discounted resale values (typically 10–25% lower)
Red flag:Some builders and brokers tell buyers that B-Khata is "temporary" and will be converted to A-Khata after a government scheme. While conversion schemes do exist (like Karnataka's Akrama-Sakrama programme), they have been stalled for years. Never buy a property with only B-Khata on the assumption that conversion will happen.
3. Why Khata Matters for Home Loans
Banks treat Khata status as one of the primary indicators of a property's legal compliance. The typical bank requirement hierarchy for Bangalore properties:
| Khata Status | Bank Loan | Max LTV | Rate Impact |
|---|---|---|---|
| A-Khata (OC received, builder) | ✅ All banks | 80–90% | Standard |
| A-Khata in buyer's name | ✅ All banks | 80–90% | Standard |
| A-Khata pending transfer | ✅ With undertaking | 75–80% | Standard |
| B-Khata only | ❌ PSU/Major pvt refused | 60–70% (NBFC only) | +0.5–1% |
| No Khata | ❌ Refused by all | N/A | N/A |
4. How to Get Khata — New Purchase Process
For a newly purchased flat in Bangalore, here is how to get Khata transferred to your name:
- Obtain the registered sale deedfrom the SRO (Sub-Registrar's Office) after registration. This is the primary document for Khata transfer.
- Get a khata extract of the previous owner (builder) from BBMP to confirm the property is on A-register and the previous tax record is clean.
- Clear any pending property taxon the property in the builder's name. Outstanding tax will block the transfer.
- Apply online via BBMP eSvayam at bbmpesvayam.in under the "Khata Transfer" section.
- Upload required documents (see below) and pay the Khata transfer fee (typically 2% of stamp duty paid at registration, subject to minimum ₹1,000).
- Track application online — BBMP typically issues Khata within 30–90 days if documents are complete.
5. BBMP eSvayam — Online Khata Transfer Step by Step
BBMP's eSvayam portal has made Khata transfers largely online since 2022. Here is the complete process with document checklist:
Create Account
Register on bbmpesvayam.in with your mobile number and Aadhaar OTP.
Select Property
Search for the property using the BBMP PID (Property ID) number from the previous Khata certificate or sale deed.
Initiate Khata Transfer
Select "Khata Transfer" from the services menu. Fill in the application form with your details and property description.
Upload Documents
Required documents: Registered Sale Deed (scan), Previous owner's Khata extract, Tax paid receipt (previous owner), OC copy (if available), Encumbrance Certificate, Identity proof (Aadhaar), and PAN.
Pay Transfer Fee
Fee = 2% of stamp duty paid, subject to minimum ₹1,000. Pay online via net banking or UPI.
Track and Download
Once approved, download the new Khata certificate (A-Khata) in your name from the portal.
If the previous Khata is in the builder's name (common for new project purchases), you will need the builder to either transfer first to a common building Khata or directly to your flat number. Ask the builder for a "Khata bifurcation" if the project does not have individual flat Khatas yet.
6. Frequently Asked Questions
Can I get a home loan on a B-Khata property?
Most major banks and PSU lenders (SBI, HDFC, ICICI, etc.) will not extend a home loan for a property with only a B-Khata. The B-Khata signals that the property lacks full regulatory compliance (usually missing OC or built on land with title irregularities). Some NBFCs may lend on B-Khata properties at a higher interest rate and lower LTV (typically 60–70% vs 80–90% for A-Khata properties). If you are planning to buy with a home loan, ensure A-Khata is in place or is clearly in the process of being issued.
What is the difference between Khata Certificate and Khata Extract?
A Khata Certificate is issued by BBMP as proof of registration of the property in the BBMP assessment register. It confirms who the property owner is. A Khata Extract is a document that provides details of the property registered in the BBMP records — the property dimension, annual value, tax, and assessment details. Banks typically require the Khata Extract (not just the Certificate) to verify the property description matches the sale agreement.
How long does BBMP take to transfer Khata after purchase?
After submitting the Khata transfer application through BBMP eSvayam portal with all required documents, BBMP typically takes 30–90 days to process the application. Delays are common if documents are incomplete or if the property is subject to any disputed assessment. You can track the application status online on the eSvayam portal. If the application is not processed within 60 days, you can file a complaint with the BBMP helpdesk or approach the ward office.
Is Khata the same as property title?
No. Khata is a municipal property tax record — it identifies who is responsible for paying property tax. It does not confer ownership or title. Title is established through the registered sale deed, which is executed at the SRO (Sub-Registrar's Office). You need both: a registered sale deed for legal ownership, and Khata for municipal compliance and utility connections. A Khata without a registered sale deed has no legal ownership value.