On 13 May 2026, the Greater Bengaluru Authority announced a change that roughly 7 lakh property owners had waited years for. From 15 May 2026, for a window of 100 days, the fee to convert a B khata into an A khata would drop from 5 percent of the property's guidance value to just 2 percent. After the window, it snaps back to 5 percent. The board admitted the trigger: in the six months before the cut, fewer than 7,000 citizens had bothered to apply, and a cheaper, time-boxed offer was the way to move the queue. For anyone holding a B khata in Bengaluru, this is the cheapest the regularisation has been in a long time, and the clock is loud.

The short answer. The B khata to A khata conversion fee in Bengaluru is now 2 percent of guidance value instead of 5 percent, available only during the 100-day window from 15 May 2026 (it reverts to 5 percent afterward, around 24 August 2026). On a property with a guidance value of Rs 1 crore, that is roughly Rs 2 lakh versus Rs 5 lakh, a saving near Rs 3 lakh. The trade-off: properties on land earmarked for roads or public infrastructure are ineligible, and a building with serious bye-law violations still cannot get an A khata simply by paying, so verify your case before you bank the saving.

What did the GBA actually change about B khata conversion?

The GBA cut the one-time conversion charge for moving a B khata to an A khata from 5 percent of the guidance value down to 2 percent, but only inside a 100-day promotional window that opened on 15 May 2026. This is a fee change, not a change to who qualifies. The underlying rule that an A khata signals a property fully compliant with civic norms and eligible for the full range of municipal services stays intact. What the board has done is make the price of crossing that line temporarily cheaper to clear a backlog it openly described as sluggish.

The distinction between the two records is the heart of the matter. If you are unsure where your property sits, our primer on the difference between A khata and B khata in Bengaluru walks through exactly what each one allows and blocks. In short, a B khata is an acknowledgement that you pay tax but does not certify full compliance, which is why lenders and buyers treat it warily.

How much does the 2 percent fee actually save a buyer?

The saving is the gap between 2 percent and 5 percent of your guidance value, so it scales directly with the property's official value. On a property assessed at a guidance value of Rs 1 crore, the conversion fee falls from about Rs 5 lakh to about Rs 2 lakh, a saving of roughly Rs 3 lakh. On a Rs 50 lakh guidance value, the fee drops from about Rs 2.5 lakh to Rs 1 lakh. The higher your guidance value, the larger the rupee saving, which means owners in premium pockets have the most to gain from acting inside the window.

There are small ancillary costs on top of the conversion fee, including a non-refundable application fee, e-khata processing and certificate copy charges, but these are minor against the headline percentage. The real number to pin down is your current guidance value, since that is the base the 2 percent applies to. Because Bengaluru revised its guidance values upward in 2026, that base is higher than it was a year ago, which slightly offsets the percentage cut.

Who is eligible, and who is left out?

Most B khata owners with a clear, regular property are eligible, but two groups are explicitly excluded. First, properties standing on land reserved for roads or public infrastructure cannot convert, because the state will not regularise what it may need to acquire. Second, buildings with major structural deviations that fall under the separate Akrama Sakrama regularisation track sit outside this drive entirely, since that scheme remains stayed by the Supreme Court. Paying the 2 percent does not cure a serious bye-law violation.

This is the trade-off buyers most often miss. The fee cut lowers the price of conversion for properties that were always convertible, but it does not expand the set of properties that qualify. If your B khata exists because of a genuine compliance gap rather than a paperwork lag, the cheaper fee will not help, and you should confirm your category before paying. The historical context is useful here: our explainer on the Nanna Khata Nanna Hakku one-time settlement route covers how earlier regularisation drives treated different categories of B khata property.

How does the 2 percent window compare with waiting?

The choice is between paying 2 percent now or 5 percent later, and the table below frames the decision for a sample property. The figures are illustrative, using a Rs 1 crore guidance value, and your actual base will differ.

The case for acting now is strongest if you plan to sell or refinance within a few years, because the A khata unlocks mainstream home loans and a wider buyer pool. The case for waiting is weaker but real if you are cash-constrained today and certain you will hold the property, since the conversion can be done later, just at the higher rate.

What should a B khata owner check before paying the 2 percent fee?

Before you pay anything, confirm the property actually qualifies and that the saving is real for your case. The board flagged that uptake was slow precisely because many owners were unsure whether they were eligible, so a few checks up front protect both your money and your deadline. Run the seven points below before you file.

1. Confirm your property is not on land reserved for roads or other public infrastructure, which is an outright disqualifier.
2. Check whether your building has major structural deviations that fall under Akrama Sakrama, since those sit outside this drive.
3. Pin down your current guidance value, because the 2 percent and the saving are both computed on that base.
4. Verify your property tax is fully paid and up to date, as arrears can stall the application.
5. Make sure your chain of title is clean and your e-khata reference is verified before you apply.
6. Compute the actual rupee saving (5 percent minus 2 percent of guidance value) so you know what is at stake.
7. File well before 24 August 2026 to leave room for queries, since the rate doubles to 5 percent after the window.

If any of the first two checks fail, the cheaper fee will not help you, and it is better to learn that before paying the non-refundable application charge than after.

What does the conversion process involve?

Conversion runs through the GBA citizen flow for properties up to a defined size, with larger holdings routed through the building plan approval system. You apply online, pay the non-refundable application fee, submit your title documents, tax-paid receipts and the existing B khata, and pay the 2 percent conversion charge on your guidance value once the application is accepted. The board then issues the A khata, after which your e-khata record updates to reflect the upgraded status.

The practical friction is documentation. A clean chain of title, up-to-date property tax payments and a verified e-khata reference all speed the file. Gaps in any of these can stall the application past the 100-day window, which would cost you the discount. Start early rather than near the deadline, because the board itself flagged low uptake, and a last-minute rush could clog the system just as the window closes.

Should a buyer of a B khata property push for conversion now?

If you are buying a B khata property right now, the cleanest structure is to make conversion at the 2 percent rate part of the deal, either by having the seller complete it before registration or by adjusting the price to reflect the fee you will pay. Buying a B khata at an A khata price and then paying 5 percent later is the worst of both worlds. The window gives you a concrete negotiating lever, since both sides know the cheaper rate expires.

The honest counterpoint is that not every B khata property is worth converting at all. If the property has an unfixable compliance problem, the smarter move may be to walk away rather than pay any fee. The 2 percent offer is a genuine saving for the large pool of routinely convertible properties, but it is not a blanket fix. Verify your category, compute the saving against your real guidance value, and decide before 24 August 2026, when the rate doubles back to 5 percent.

What is the B khata to A khata conversion fee in Bengaluru now?

The Greater Bengaluru Authority cut the conversion fee from 5 percent to 2 percent of the property's guidance value for a 100-day window that opened on 15 May 2026. After the window closes around 24 August 2026, the rate reverts to 5 percent. On a Rs 1 crore guidance value, that is roughly Rs 2 lakh now versus Rs 5 lakh later.

Who is not eligible for the 2 percent conversion?

Properties standing on land reserved for roads or public infrastructure are ineligible, and buildings with major structural deviations covered by the separately stayed Akrama Sakrama scheme are excluded. The cheaper fee lowers the cost only for properties that were already convertible. Paying 2 percent does not cure a genuine bye-law violation, so confirm your category first.

How many properties can benefit from the fee cut?

The Greater Bengaluru Authority estimates about 7 lakh B khata properties in Bengaluru could benefit from the reduced rate. Uptake had been slow, with fewer than 7,000 applications in the six months before the cut, which is why the board introduced the time-boxed 2 percent offer to clear the backlog before the window closes.

Should I convert before buying a B khata property?

The cleanest approach is to make conversion at the 2 percent rate part of the transaction, either by having the seller complete it before registration or by adjusting the price for the fee you will pay. Buying at an A khata price and paying 5 percent later is the worst outcome. Verify the property qualifies before committing.

Last updated 2026-06-28. PropNewz Team.