Khata in Karnataka: What It Means and the Different Types of Khata

Khata in Karnataka: What It Means and the Different Types of Khata

If you are buying a plot, house, apartment or commercial property in Karnataka, you will frequently hear terms such as A-Khata, B-Khata, e-Khata and Panchayat Khata. Understanding these terms is important because the type and status of the property record can affect building approvals, property transactions, financing and future development.

However, there is also considerable confusion around Khata. A Khata is not the same as a title deed, and having a Khata does not by itself prove that a person has perfect ownership of a property.

This article explains what Khata means, the different forms of Khata found in Karnataka and what property buyers should check before purchasing.

What is Khata?

The word Khata essentially refers to a property account maintained by the relevant local authority for property-tax and municipal administration purposes.

A Khata record generally contains details such as the property owner’s name, property identification details, location, dimensions and other information used for property-tax assessment.

In Bengaluru, the municipal authority maintains property records through its revenue system. The current Greater Bengaluru Authority (GBA) website provides services including e-Aasthi, e-Khata and B-to-A Khata/Single Plot Khata services.

Therefore, it is useful to remember:

Khata = municipal/local-body property record and tax account.

It should not be confused with:

• Sale deed
• Title deed
• Encumbrance Certificate (EC)
• Land conversion order
• Layout approval
• Building plan approval
• Occupancy Certificate (OC)

Each of these documents serves a different purpose.

What is A-Khata?

A-Khata generally refers to a property recorded in the main municipal property register and eligible for the applicable municipal approvals, subject to compliance with the relevant laws and regulations.

In Bengaluru, the distinction between A and B records developed around properties that were assessed and those that had various compliance or approval issues. Today, the applicable rules and procedures are governed by the relevant municipal legislation and government directions.

An A-Khata property is generally preferred by buyers because it provides a stronger administrative position for property-related transactions and approvals.

However, A-Khata does not mean that the property automatically has perfect title. A buyer should still verify the sale deed, previous title documents, encumbrance certificate, land conversion, layout approval, building approval and other applicable documents.

What is B-Khata?

B-Khata is commonly associated with properties recorded in a separate B register or category because the property or development does not satisfy all requirements for entry into the regular A register.

The reasons can vary. They may involve issues relating to layout approval, land conversion, building permissions, deviations or other statutory requirements.

A particularly important point is that B-Khata does not itself regularise an illegal construction or confer legal title.

A Karnataka Government document specifically states that B-Khata does not confer a right to regularise violations or establish title, ownership or the legal status of a building. Properties can remain subject to action under applicable laws where violations exist.

What is e-Khata?

e-Khata means an electronic or digitally maintained Khata record.

It is important to understand that e-Khata is not automatically the same thing as A-Khata.

For example, the official Bengaluru e-Aasthi system provides facilities for searching and obtaining e-Khata records. The system also states that draft e-Khata records are generated based on the existing property-tax register and that additional documents may be required for a final e-Khata.

In simple terms:

A-Khata/B-Khata describe the relevant property-record category, while e-Khata describes the digital form in which the record is maintained or issued.

This is why a property buyer should not accept the statement “It is e-Khata, therefore it is A-Khata” without checking the actual records and supporting approvals.

What is Panchayat Khata?

Properties situated under Gram Panchayat jurisdiction are handled differently from properties within municipal corporation limits.

In rural and peri-urban areas, property records can involve documents such as Form 9, Form 11A and Form 11B, depending on the applicable local-body system and property status.

These forms should not simply be treated as identical to the A-Khata/B-Khata system used by Bengaluru municipal authorities.

This distinction is particularly important for people purchasing plots around the outskirts of Bengaluru and other growing towns.

A property may be advertised as having “Panchayat Khata” or “e-Khata”, but the buyer should determine:

1. Which local authority has jurisdiction?
2. What property record has actually been issued?
3. Is the land converted for the intended use?
4. Is the layout approved by the competent authority?
5. Is the individual site approved?
6. Are the roads and civic amenities legally recognised?
7. Can the proposed construction receive building-plan approval?

Form 9, Form 11A and Form 11B

These forms are particularly relevant when dealing with properties under Gram Panchayat administration.

Broadly:

Form 9

Form 9 is a property register/document used in the Gram Panchayat property-record system.

Form 11A

Form 11A is associated with property-tax assessment and related property-tax information.

Form 11B

Form 11B is another property record used in the Panchayat system, particularly in cases where the property does not qualify for the regular Form 9 record.

Because the exact applicability depends on the jurisdiction and the nature of the property, buyers should verify the documents with the concerned Gram Panchayat rather than assuming that Form 9 or Form 11B alone establishes ownership.

Why is Khata important when buying property?

Khata is important because it connects the property to the local authority’s property-tax and municipal records.

It can also be relevant when applying for certain municipal services and property-related permissions.

For a buyer, however, Khata should be treated as only one part of the due-diligence process.

Before purchasing a property, check the following:

1. Sale deed and title

Verify the current sale deed and the chain of title to establish how ownership has passed from previous owners.

2. Encumbrance Certificate

Check the EC for registered transactions, mortgages and other relevant encumbrances.

3. Land conversion

If the land was originally agricultural, verify whether the required conversion/diversion for the intended use has been completed or whether a statutory process applicable to the area provides otherwise.

4. Layout approval

Check whether the layout was approved by the competent planning authority.

5. Khata record

Verify whether the property has A-Khata, B-Khata or the applicable Panchayat record.

6. Building approval

For a constructed property, check the sanctioned building plan and other applicable permissions.

7. Occupancy Certificate

For applicable buildings, verify whether an Occupancy Certificate has been issued.

8. Property-tax payments

Check current and previous property-tax records and outstanding dues.

9. RERA registration

For projects covered by RERA, verify the project’s registration and the relevant disclosures.

10. Court cases and disputes

A legal search should be undertaken to identify any pending litigation or disputes affecting the property.

Recent changes to B-Khata in Karnataka

The B-Khata issue has received significant attention from the Karnataka government in 2026.

The government has introduced mechanisms intended to provide eligible B-Khata property owners with a route towards A-Khata, subject to prescribed conditions and approvals.

The Greater Bengaluru Authority currently lists “B to A Khata / Single Plot Khata” as an official online service.

The Karnataka government also expanded the framework beyond Bengaluru to other urban local bodies.

However, B-Khata properties cannot simply be assumed to become A-Khata automatically. Eligibility, land status, layout status, road access, approvals and other statutory conditions continue to matter.

A major 2026 legislative development

On August 21, 2026, the Karnataka Legislative Assembly passed the Karnataka Municipal Corporations (Amendment) Bill, 2026.

The Bill proposes a legal pathway for certain eligible properties in old unauthorised layouts to obtain A-Khata after specified conditions, including recognition of eligible roads as public roads. However, as of August 26, 2026, reports indicate that the Bill still requires passage through the Legislative Council and the Governor’s assent before becoming law.

Therefore, property owners should not treat the Assembly’s passage of the Bill as if the entire proposed framework has already become final law.

Is A-Khata the same as legal ownership?

No.

This is one of the biggest misconceptions in Karnataka real estate.

Khata is primarily a local-authority property record. Ownership comes from the underlying legal title and the documents establishing that title.

For example, a person may have a Khata record, but a buyer still needs to investigate the title, previous deeds, encumbrances and other legal documents.

Similarly, an A-Khata should not be used as the only document to determine whether a property is safe to purchase.

Which Khata is best for a property buyer?

In general, buyers prefer properties with proper municipal records and complete statutory approvals.

However, the safest approach is not to select a property solely because someone says it has “A-Khata”.

A better approach is to verify the complete documentation:

Clear title + appropriate land conversion + approved layout + approved construction + applicable Khata + tax compliance + required certificates.

All of these factors should be considered together.

Conclusion

Khata is an important part of property documentation in Karnataka, but it is only one part of the overall legal and regulatory picture.

The most commonly discussed categories are A-Khata and B-Khata, while e-Khata refers to the digital form of the property record. Properties under Gram Panchayat jurisdiction may instead involve records such as Form 9, Form 11A and Form 11B.

For buyers, the most important lesson is simple:

Do not buy a property merely because the seller says it has A-Khata or e-Khata. Verify the title, approvals, land-use status, layout, construction permissions, tax records and the exact Khata record with the competent authority.

With Karnataka currently changing its framework for B-to-A Khata conversion, buyers and property owners should also check the latest government rules applicable to their particular property before making a financial or development decision.