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 the Keycroft Realty team · Reviewed 8 September 2026
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.
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. When we check a property, we check it 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, through a government scheme and after paying fees — but only if the property meets the scheme's conditions. It is not guaranteed.
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 authors
Keycroft Realty is a RERA-registered property consultancy in Indiranagar, Bengaluru. We check title, khata and approvals on every property before we recommend it. This article is general information, not legal or tax advice.
