A khata is the civic record of a property and its tax, and in Bengaluru the difference between an A khata and a B khata decides how easily you can get a loan, sell or transfer a home. An A khata generally means the property follows approved plans. A B khata marks deviations. For a new flat from a registered developer, you should expect an A khata and ask for it in writing.
What is the difference between A khata and B khata?
| A khata | B khata | |
|---|---|---|
| What it records | A property on approved land, built to a sanctioned plan | A property with deviations, such as an unapproved layout or a building that departs from its plan |
| Home loans | Generally straightforward | Many banks hesitate or refuse |
| Resale | Normal | Buyers often ask for a discount or walk away |
| Legal standing | The normal register | Paying tax does not make the property legal |
Rules and the online process have changed more than once, so confirm the current position on the BBMP's official site, bbmp.gov.in, or with a lawyer. Our guide to e khata in Bangalore covers the online record in detail.
Why does a B khata cause trouble for a buyer?
- Loans. A bank lends against a property it can take as security. Many banks will not lend on a B khata, or cut the amount.
- Resale. The next buyer's bank asks the same questions, so the problem passes to you when you sell.
- Conversion is slow. A property can sometimes move from B to A once the problems are regularised, but that is neither quick nor certain.
- It does not cure a title problem. A khata is not a title deed. Ownership is proved by the registered sale deed.
Why buy only a RERA registered project?
A registered project has filed its approvals with the Karnataka Real Estate Regulatory Authority, and its RERA page lists its details and completion date. A new flat in a registered project from an established developer should carry an A khata once the project's khata is divided per flat. A project with no RERA number gives you no such record, and no booking money should change hands. Look up any project on the portal using our step by step RERA check.
What should you ask before booking a flat?
- Which approving authority sanctioned the plan? In Bengaluru it may be the BBMP, the BDA or another body. Our guide to what BDA approved means explains why this matters.
- Is there an A khata for the land today? Ask for a copy and check the owner's name matches the developer or landowner in the agreement.
- Will my flat get an A khata? Ask for the answer in writing, in the agreement or a letter.
- When is my own khata issued, and who pays? The project khata has to be divided into one record per flat after completion. Khata transfer is normally the buyer's cost.
- Is the project inside BBMP limits? Outside them, around Devanahalli for example, a local authority keeps the record. The questions are the same, only the office changes.
- Has the plan changed since sanction? Ask whether the building matches the sanctioned plan, because deviations are what create a B khata.
What do the project documents we hold say about khata?
For several projects, such as Prestige Evergreen and Southern Star, the sheets we hold are price lists, schedules and brochures. They give a RERA number but do not state the khata type. That is normal at the pre possession stage, since the khata for an individual flat usually follows completion. It is also exactly why you should ask. Our own project pages for Evergreen and Southern Star show what is confirmed and what is not.
When does the khata come into the purchase?
The usual order is: you register the sale deed, then apply for the khata in your name, then pay property tax as the owner. Keep the registered deed, the tax receipts and the khata together, because a future buyer's bank will ask for all three. The cost of registration itself is in our guide to stamp duty on a ₹2 crore flat.
What should you do next?
Before paying a booking amount, send the developer the six questions above and keep the replies. A clear written answer is a good sign. A vague or missing answer is a reason to slow down.
