What is a Khata, exactly?
A Khata is a revenue document maintained by your local municipal authority that records who owns a property and what taxes are due. It's not a title document (the sale deed is the title), but it's required for everything practical — paying property tax, getting a loan, applying for a building plan, transferring ownership.
A-Khata vs B-Khata
A-Khata properties have: - Full BBMP / BIAAPA approval - Building plan sanctioned - Land conversion (DC conversion) completed if originally agricultural - Eligibility for home loans from any nationalised or private bank - Clean resale path - Eligibility to apply for OC (Occupancy Certificate)
B-Khata properties have: - Tax records maintained for revenue purposes only - Unauthorised construction OR missing plan sanctions OR pending DC conversion - Banks like SBI, HDFC, ICICI will NOT lend - Lower resale value (typically 15-25% discount vs A-Khata) - Risk of demolition for major violations
BIAAPA-Khata for Devanahalli
The Devanahalli area falls under BIAAPA (Bengaluru International Airport Area Planning Authority) instead of BBMP. Properties here have BIAAPA-Khata, which works like BBMP-Khata but is issued by BIAAPA. Same A vs B distinction applies. Verification documents are different (BIAAPA layout approval, BIAAPA building plan, BIAAPA OC) but the mortgage and resale principles are identical.
How to verify before buying
1. Ask for Khata Extract & Khata Certificate — both should be in the seller's name 2. Check property tax receipts for the last 3-5 years — gaps indicate disputes 3. Cross-verify on the BBMP Sahaaya portal or BIAAPA office — there are well-known forged Khata documents in circulation 4. For under-construction projects, demand the layout approval and building plan sanction — A-Khata is issued only after these 5. For Devanahalli plots specifically, ask for the DC conversion order (since most land was originally agricultural)
Cost of conversion (B to A)
Converting B-Khata to A-Khata involves: - Penalty fees (varies, often 1-2x the unpaid betterment charges) - Plan sanction fees - Sometimes regularisation under Akrama-Sakrama (when notified) - Total cost: ₹50,000 – ₹5+ lakh depending on the irregularity
If a seller offers a B-Khata property at a discount, the conversion cost (and time, often 6-18 months) often eats the discount. Buy A-Khata to begin with.