“Whether you can convert B khata to A khata depends on why the property is on B khata in the first place. Nobody can answer the question without that, and anybody who answers it without asking is selling you something.”
• The first thing to establish
B khata to A khata conversion is one of the most searched property questions in this city and one of the most poorly explained. The short answer is that it is possible in defined circumstances, through the Greater Bengaluru Authority's conversion scheme, which opened online on November 1, 2025, subject to eligibility and fees. It is not automatic, it is not guaranteed, and it is not available for every property.
The landscape has also shifted. The Greater Bengaluru Authority replaced BBMP in 2025 under the Greater Bengaluru Governance Act 2024, with five city corporations now administering the city. Khata has moved to the digital e-Aasthi platform. And the state has periodically run regularisation drives with varying terms, which is precisely why you must verify the position as it stands when you apply rather than relying on any article, including this one.
This guide covers what determines eligibility, the route, documents, costs, timelines and the cases where conversion is not possible. Our khata explainer covers what A and B khata mean and our property checklist covers wider due diligence.
Quick Information
Conversion at a glance. Terms change with each scheme, so confirm the current position before paying anything.
Can B Khata Actually Be Converted to a Khata?
Yes, in defined circumstances, through regularisation. The determining factor is why the property is on B khata, because some reasons are curable and others are not.
B khata exists as a record of properties that fell outside full compliance, so that tax could still be collected. The causes vary enormously: a building that deviates from its sanctioned plan, a layout that was never approved, land that was never formally converted from agricultural use, or a property in a zone where development is restricted.
A deviation in construction on properly converted and approved land is a different problem from a house built on unconverted agricultural land in a green belt. The first is frequently regularisable on payment of charges. The second generally is not, at any price, and no amount of paperwork or agent involvement changes that. This is why the honest first step is diagnosis rather than application.
“Regularisation charges are calculated on guidance value, and the percentage has changed between schemes. Budget on the current figure, not on what somebody was charged three years ago.”
• On why old advice is expensive here
What Determines Whether My Property Is Eligible?
- Land conversion status. If the land was agricultural, a DC conversion order converting it to non agricultural use is the foundation. Without it, the property cannot be regularised, and our plots guide covers why this matters so much.
- Zoning and master plan compliance. Land in green belt, buffer zones around lakes and storm water drains, or areas where the master plan does not permit the use, generally cannot be regularised.
- The extent of deviation. Regularisation schemes typically permit deviations up to defined limits. Beyond those limits, the construction is not regularisable even if everything else is in order.
- Layout approval. Whether the layout was approved by the relevant authority, whether BDA, BMRDA, the corporation or a panchayat. Unapproved layouts are a common cause of B khata.
- Title and ownership chain. Clean title with a complete chain of transfers. Regularisation does not fix a title problem, and an unclear chain will stall the application.
- Property tax status. Tax paid up to date with no arrears. This is a prerequisite for any khata action and should be cleared first.
- Acquisition notifications. Land under a government acquisition notification, or not formally released from one, is not a candidate for regularisation.
- Get this assessed properly. A property lawyer can tell you within a consultation which of the above applies to your property. That is money far better spent than a speculative application.
What Is the Process?
Establish eligibility, clear property tax, assemble documents, apply under the regularisation scheme in force through the e-Aasthi portal, pay the assessed charges, undergo verification, and receive the updated khata.
- 1. Diagnose the reason for B khata status. With a property lawyer, using the title documents, the conversion order if any, the approved plan and the layout approval. This determines whether the rest is worth doing.
- 2. Clear property tax arrears. Through the property tax portal. Nothing proceeds while tax is outstanding, and arrears left by a previous owner become yours.
- 3. Confirm the scheme in force. Regularisation terms, eligibility criteria and fee rates have varied between schemes. Verify what applies currently on the official portal rather than assuming.
- 4. Assemble the document set. Title deed and chain, conversion order, approved plan, layout approval, encumbrance certificate, tax receipts, identity documents and the existing B khata record.
- 5. Apply through e-Aasthi. Under your city corporation within the Greater Bengaluru Authority structure. Upload documents clearly and complete Aadhaar eKYC.
- 6. Pay the assessed charges. Regularisation charges are typically a percentage of guidance value. The applicable percentage should be confirmed against the current scheme before you budget.
- 7. Verification. Expect document scrutiny and a site visit by a revenue officer. This is the stage that takes time, and referred cases can run considerably beyond the indicated period.
- 8. Receive the updated khata. If approved, the record is updated. Obtain the final e-Khata rather than relying on a draft, since only the final is accepted for sale, loans and plan sanction.
What Does It Cost and How Long Does It Take?
The conversion charge is 5% of the property's guidance value, plus a Rs 500 registration fee. A discounted 2% rate applied to applications filed between May 15 and August 23, 2026, and that window has closed. Timelines are officially short and in practice considerably longer.
On cost, the important point is that the percentage is not fixed across time. The 2% figure from the 2026 Bhu Guarantee drive is still quoted widely, but it no longer applies, and a neighbour who converted during that window paid well under half of today's rate. Ask for the current rate on the official portal, calculate it against your property's guidance value, and add the khata issue fee and professional costs.
On timelines, official targets for processing have been considerably shorter than what applicants report in practice, and the transition to the Greater Bengaluru Authority structure has added administrative complexity. Plan on months rather than weeks, particularly where a site visit and officer verification are involved, and do not commit to a sale or a loan on the assumption that conversion will complete by a specific date.
What Should I Watch Out For?
- Agents guaranteeing conversion. Nobody can guarantee an outcome that depends on eligibility criteria and officer assessment. A guarantee is a sales claim, and authorities have specifically advised citizens to avoid middlemen.
- Sellers pricing B khata as A khata. If a seller argues the property will be regularised shortly and prices it accordingly, they are transferring the risk to you at no discount. Price it as what it is today.
- Paying before establishing eligibility. Money spent on an application for a property that cannot be regularised is money gone. Diagnosis first, always.
- Outdated fee information. Rates have changed between schemes. Verify the current percentage rather than budgeting on a figure from an older article or a neighbour's experience.
- Unofficial payments. Any suggestion that a payment will expedite the file should be refused. Use the helpline and the open house sessions the corporations have run for genuine problems.
- Assuming a draft e-Khata completes it. The final e-Khata is the document that matters for transacting. Confirm you have the final version once the process concludes.
- Ignoring the underlying defect. Where conversion is not possible, the honest response is to understand what that means for financing and resale rather than repeatedly trying different routes.
B Khata to a Khata Conversion: Frequently Asked Questions
Can B khata be converted to A khata in Bangalore?
In defined circumstances, through regularisation. Whether your property qualifies depends on why it is on B khata: regularisable construction deviations on properly converted and approved land are frequently curable, while unconverted agricultural land, green belt and buffer zone properties generally are not.
What makes a property ineligible for conversion?
Land never formally converted from agricultural use, property in green belt or in buffer zones around lakes and storm water drains, deviations beyond the limits a scheme permits, land under an unreleased acquisition notification, and unresolved title or ownership chain problems.
How much does B khata to A khata conversion cost?
Regularisation charges are typically calculated as a percentage of the property's guidance value, and the applicable percentage has varied between schemes. Verify the current rate on the official portal rather than relying on a figure somebody paid previously.
How long does the conversion take?
Official processing targets have been considerably shorter than what applicants report in practice, and the transition to the Greater Bengaluru Authority structure has added complexity. Plan on months rather than weeks, particularly where a site visit and officer verification are involved.
What documents are needed for B khata to A khata conversion?
Title deed and the full ownership chain, the DC conversion order where the land was agricultural, the approved building plan, layout approval, encumbrance certificate, property tax receipts paid up to date, identity documents for eKYC, and the existing B khata record.
Do I need to clear property tax before applying?
Yes. Property tax must be paid up to date with no arrears before any khata action proceeds, including arrears left by a previous owner, which become the current owner's responsibility to clear.
Should I trust an agent who guarantees conversion?
No. Nobody can guarantee an outcome that depends on statutory eligibility criteria and officer assessment. Authorities have specifically advised citizens to apply directly and avoid middlemen, and the official helpline is 9480683695.
Where do I apply for khata conversion now?
Through the e-Aasthi portal, under your city corporation within the Greater Bengaluru Authority structure, which replaced BBMP in 2025 with five corporations covering North, South, East, West and Central Bengaluru.
Should I buy a B khata property expecting to convert it?
Only after a property lawyer has confirmed it is eligible, and at a price reflecting its current status rather than its hoped for status. A seller pricing a B khata property as though regularisation is certain is transferring risk to you without a discount.
Is a draft e-Khata sufficient once conversion completes?
No. Obtain the final e-Khata, since the draft version is useful for tax and verification but is not accepted for selling the property, applying for a home loan or obtaining a building plan sanction.
Official Contacts and Portals
Verify the current scheme, rates and eligibility directly. These change between drives.
Trying to Convert a B Khata Property?
Eligibility turns on the specific reason your property is on B khata, and that is a question worth answering properly before spending anything. If you are unsure which category yours falls into, click the WhatsApp icon at the bottom right of your screen and tell me what you know about the land and the construction. And if you have been through a conversion recently, the actual fee you paid and the actual time it took would help a great many readers. That is also the fastest way to reach The City 24/7 about anything at all.
And if you want the city explained one useful thing at a time, join our ever growing community. One weekly email, free.
This guide is general information and not legal advice. Regularisation schemes, eligibility criteria, fee rates and timelines change, so verify the current position on the official portals and take advice from a property lawyer before applying or paying. Same city, new stories, always.
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