A-khata, B-khata and e-khata: what Bengaluru buyers need to know
The type of khata a property has decides whether a bank will lend on it and how easily you can sell it later. Here is what each one means, in plain English.
By Rahul, Founder · Updated 13 October 2026
The short answer: buy an A-khata property if you can. Banks lend on it, you can get building permissions, and it is easy to sell later. A B-khata only means the property pays tax; it does not make an irregular layout or building legal. An e-khata is the digital form of either record, and since October 2024 you need a final (verified) e-khata to register a sale within city limits.
A khata is the municipal record of a property: who owns it, how big it is, and how much property tax is due. In Bengaluru, the type of khata a property has affects whether a bank will give you a home loan, whether you can get building permissions, and how easy it will be to sell later.
A-khata
An A-khata property is recorded in the municipality's main register. In practice, that means the land use is legal, the layout is approved and the building follows its sanctioned plan. Banks lend against A-khata properties, and you can apply for trade licences and building permissions.
B-khata
A B-khata is a separate register created so the municipality could collect tax from properties that don't fully comply — for example, on unapproved layouts or land that was never properly converted. Paying tax on a B-khata property does not make it legal. Many banks won't lend against it, and resale is harder.
From time to time the government announces schemes to move B-khata properties into the A-khata register. They usually involve fees and conditions, and not every property qualifies — so treat a promise of "conversion soon" with care.
e-khata
e-khata is the digital version of the khata record. Bengaluru's municipal records have moved online, and an e-khata is now needed for registering a sale of most properties within city limits. It carries the same A or B distinction — an e-khata is not automatically an A-khata.
There are two kinds. A draft e-khata was generated automatically from old records and hasn't been checked. A final e-khata is issued after the owner uploads documents and an officer verifies them. Only the final one can be used to register a sale.
A-khata, B-khata and e-khata side by side
| A-khata | B-khata | e-khata | |
|---|---|---|---|
| What it is | The main municipal register | A tax-only register for properties that don't fully comply | The digital form of the record, showing A or B |
| Home loan | Banks lend | Most large banks don't | Depends on whether it shows A or B |
| Building plan and trade licence | Yes | Usually not | Depends on whether it shows A or B |
| Resale | Straightforward | Slower, and usually at a discount | A final e-khata is needed to register the sale |
How to check a property's khata
- Ask the seller for the final e-khata and the latest property tax receipts before you pay an advance. A draft e-khata isn't enough; see how to get a final e-khata.
- Check it on the GBA's e-Aasthi portal using the property ID. The record should show the same owner, the same area and whether the property is in the A or B register.
- Match it against the sale deed and the Encumbrance Certificate. The owner's name, address, property ID and area should agree across all three.
- Check who the khata is in the name of. If it's still in a previous owner's name, or the name of an owner who has died, the transfer (mutation) has to be finished before you buy.
- Have your lawyer confirm it. They should check the khata alongside the title documents, not on its own.
Outside city limits: e-Swathu, not e-khata
Many fast-growing areas, including parts of Sarjapur, Anekal taluk and the land around Devanahalli, sit outside the Greater Bengaluru Authority. There, property records are kept by the gram panchayat on the e-Swathu system (Forms 9 and 11), not as a city e-khata, and approvals come from different planning authorities. The same principle applies, though: the land should be converted for non-farm use and the layout properly approved. Our North Bengaluru guide covers what to ask for.
Converting a B-khata to an A-khata
Conversion is possible, but it isn't automatic. The property must have been on the B-khata register by 30 September 2024 with tax paid up to date, and land meant for roads, parks or other public use is excluded. The fee is 5% of the property's guidance value; a reduced 2% fee was available only from 15 May to 23 August 2026. Our GBA update has the full conditions.
If you're buying a B-khata property on the promise of conversion, ask for the application and the fee receipt, and make the sale conditional on the A-khata being issued. Don't pay an A-khata price for a B-khata property.
What we recommend
- Buy only properties with an A-khata (or an e-khata showing the property is in the main register).
- Check the khata is in the seller's name and matches the sale deed — area, address and property ID.
- Check property tax is paid up to date, and ask for the receipts.
- For new apartments, check the builder's plan approval and occupancy certificate — the khata for each flat is issued after completion.
Rules in Bengaluru have changed several times in recent years, and the city's municipal structure has changed too — see what the GBA and e-Aasthi 2.0 mean for buyers. Before you buy, ask your lawyer to check the property against the rules in force that month.
Questions readers ask
Will a bank give a home loan on a B-khata property?
Most large banks will not. Some lenders do, usually at higher rates and lower loan amounts.
Can a B-khata be converted to an A-khata?
Sometimes. The property must have been on the B-khata register by 30 September 2024 with tax paid up to date, and the fee is 5% of its guidance value. It is not guaranteed, and land reserved for public use is excluded.
Is an e-khata the same as an A-khata?
No. e-khata is simply the digital record. It still shows whether the property is in the A or B register.
About the author
Rahul is the founder of Keycroft Realty and a real estate agent registered with Karnataka RERA (PRM/KA/RERA/1251/446/AG/251021/006360). He and the team visit every project before recommending it, and work with buyers from the first call to handover. More about Rahul. This article is general information, not legal or tax advice.
