Two flats in the same Bengaluru neighbourhood, similar in size and finish, carried prices that differed by nearly fifteen percent. A first time buyer assumed the cheaper one was simply a better deal, until a lawyer friend asked which khata each held. The pricier flat had an A khata, the bargain had a B khata, and that single letter explained the gap. One would sail through a home loan and a future resale, the other could snag on both. This guide explains what a khata is, why the A and B distinction matters so much in Bengaluru, and what to check before you fall for a price.

The short answer. A khata is the property account the city keeps for tax and civic records, and in Bengaluru it comes in two broad types. An A khata marks a property that meets civic and planning rules, which makes home loans, building approvals, and resale smoother. A B khata records the property for tax but flags legal or planning gaps, which often makes financing and resale harder. The trade off is real: a B khata property can look cheaper up front, but the discount reflects the friction you may face later, so weigh the saving against the difficulty of a loan and an eventual sale before you commit.

What is a khata, and why does it matter to a buyer?

A khata is a property account maintained by the city body that records ownership details, the property's location, its tax assessment, and its built up area. It is important to understand what a khata is not: it is not by itself proof of ownership, but rather confirmation that the property is entered in the municipal records for the purpose of tax and civic administration. For a buyer, the khata matters because it is the document that ties your property to the city's systems, and its type shapes practical things you will care about later, from raising a home loan to getting a plan sanctioned to selling the home with a minimum of fuss. Treating the khata as an afterthought is how buyers end up surprised at the loan or resale stage.

Because the khata sits at the centre of so many later steps, it deserves a look early in your search rather than at the closing table. Knowing the khata type before you negotiate lets you price the property honestly, factoring in any friction a weaker khata might bring, instead of discovering the issue when a lender raises a question.

What is the difference between A khata and B khata?

The difference comes down to whether the property meets the city's civic and planning rules in full. According to DocuPro's explainer on khata types in Bangalore, an A khata represents a property built on legally converted land with approved plans and no violations, which qualifies it for bank loans, building licences, and hassle free resale. A B khata, by contrast, applies to properties with irregularities, such as construction on unconverted land or deviations from approved plans, and buyers of such properties commonly face difficulty with financing and a harder path to a clean resale or registration. The table below sets out the practical contrast.

What makes a property a B khata?

A property usually falls into the B khata category when it carries one or more civic or planning gaps. Common reasons include construction on land that was not legally converted for the intended use, a building that deviates from its approved plan, development through an unauthorised layout, or the absence of key approvals such as a completion certificate. In other words, a B khata is less a category and more a signal that something in the property's paperwork or construction does not yet line up with what the city requires. That is why buyers treat a B khata not as an automatic dealbreaker, but as a prompt to ask precise questions about which rule is unmet and whether it can be cured. Some issues can be regularised over time, while others are harder to fix, and the difference is worth understanding before you pay.

This is also why the certificates you check at handover matter. A missing completion certificate is one of the gaps that can sit behind a weaker khata, which is why our guide to the occupancy and completion certificates a Bengaluru buyer should not skip is worth reading alongside this one. The khata and those certificates together tell you how cleanly a property sits within the city's rules.

It also helps to ask how the property came to hold a B khata in the first place. A deviation that is minor and regularisable is a very different prospect from a building raised on land that was never converted for residential use. The seller may present the B khata as a mere formality, but you are entitled to the specifics, and a lawyer who reviews the approvals can tell you whether the gap is the kind that clears with time and fees or the kind that lingers. That answer should shape both your price and your decision to proceed.

What is e-Khata and the e-Aasthi portal?

E-Khata is the digital version of your khata, whether that khata is A or B, and it is designed to make tax payment and khata related steps easier to handle online. In Bengaluru the city has moved these services onto a digital platform, commonly referred to as the e-Aasthi portal, through which owners can access and manage their khata records. The state has been steadily pushing property owners toward the digital khata for transactions and civic processes, so if you are buying, it is sensible to confirm that the property has a valid e-Khata and to check the current requirements directly on the official city portal rather than relying on hearsay. Because these rules have been changing in recent times, treat the official portal as the source of truth for what is needed at the moment you transact.

For a buyer, the practical takeaway is simple. Ask the seller to show the e-Khata, match the details on it against the sale documents, and make sure the record reflects the correct owner and property particulars. A clean, current e-Khata is one more sign that the property sits properly within the city's systems.

Keep a saved copy of the e-Khata alongside your other purchase papers. Lenders and, later, your own buyer will ask for it, and having it ready with the sale deed and approved plan keeps those conversations short. As with the rest of your due diligence, a little organisation early spares you a scramble when a deadline is close and a document is suddenly needed.

How does khata transfer work after you buy?

After you buy, the khata needs to move into your name, a step closely tied to the mutation of the property record. With registrations done through the state Kaveri system, the mutation can be initiated after registration once the buyer and seller complete the required electronic verification, after which a short public objection window typically applies before the change is confirmed for a dispute free property. In practice the transfer can take a few weeks to a few months depending on processing, so it is wise to start it promptly after registration rather than letting it drift. Our guide to property mutation after purchase for Bengaluru buyers walks through that record change in detail, and it pairs naturally with getting your khata updated. Even when you buy into a well known project such as Godrej Regent Park on Sarjapur Road, confirm the khata type and plan the transfer yourself rather than assuming it is handled.

A seven step checklist for khata before you buy in Bengaluru

Run through these steps before you commit to a Bengaluru property.

1. Ask the seller which khata the property holds, A or B, and get it in writing.
2. Ask to see the current e-Khata and match its details against the sale documents.
3. If it is a B khata, ask precisely which civic or planning rule is unmet and whether it can be cured.
4. Confirm with your lender how the khata type affects your home loan for this specific property.
5. Check the completion certificate and approved plan alongside the khata.
6. Confirm the current e-Khata requirements on the official city portal before you transact.
7. Plan the khata transfer and mutation into your name promptly after registration.

Common questions from Bengaluru buyers

Is a khata proof that I own the property?

No, a khata is not by itself proof of ownership. It is the city's account of a property for tax and civic records, showing details such as the owner on record, the location, and the tax assessment. You still need the sale deed and a clean title chain to establish ownership, with the khata as a supporting municipal record.

Can I get a home loan on a B khata property?

Financing a B khata property is commonly harder, because many lenders prefer the cleaner civic status of an A khata. Some buyers do arrange loans on B khata properties, but it varies by lender and by the specific issue behind the khata. Confirm directly with your bank for the exact property before you rely on a loan.

What is e-Khata and do I need it?

E-Khata is the digital version of your khata, accessed through the city's online property platform. It makes tax payment and khata steps easier to manage. Because the state has been moving these services online and updating the rules, confirm the current e-Khata requirements for a transaction on the official city portal before you buy or sell.

How long does a khata transfer take after purchase?

A khata transfer in Bengaluru typically takes from a few weeks to a few months, depending on processing and whether the record is dispute free. It is tied to the mutation of the property into your name after registration. Starting the process promptly after you register the sale deed helps avoid unnecessary delay.

Last updated 2026-07-21. PropNewz Team.