1. What Is Khata?
Khata is a legal document maintained by the local municipal authority — such as BBMP in Bengaluru — that records a property’s details for taxation and municipal compliance purposes. The word “Khata” literally means “account” in Hindi, and it functions as the property’s official account with the civic body.
A Khata contains the property owner’s name, property size, built-up area, location, property identification number, and tax assessment details. It does not prove land ownership — that is the role of the sale deed — but it confirms that the property is officially registered with the municipal corporation for taxation, utility connections, and construction approvals.
Simple understanding: Khata is the municipal government’s record of your property. Without it, you cannot pay property tax legally, get utility connections, obtain building permits, or apply for a home loan.
2. What Khata Contains
- Property owner’s full name
- Property identification number (PID)
- Property address and location details
- Built-up area and carpet area
- Property type — residential or commercial
- Tax assessment value and dues status
- Ward number and municipal zone
3. Types of Khata
| Type | Meaning | Legal Status |
| A Khata | Property has all legal approvals, a sanctioned building plan, and complies with building regulations and tax norms | Fully legal — eligible for loans, trade licences, building permits, OC, CC, and resale |
| B Khata | Property lacks full legal approvals or was built on land without proper sanctions; tax collected in a separate BBMP register | Semi-legal — Karnataka High Court ruled B Khata properties as illegal in 2014; no loans, no permits, no trade licences |
Simple rule: A Khata = fully legal and transactable. B Khata = legally deficient; must be converted to A Khata before any transaction, loan, or construction.
4. A Khata vs B Khata — Key Differences
| Feature | A Khata | B Khata |
| Legal status | Fully compliant | Non-compliant / semi-legal |
| Home loan eligibility | Yes — banks fund freely | No — banks reject |
| Building permit | Granted | Not granted |
| Trade licence | Can be obtained | Cannot be obtained |
| Resale/transfer | Permitted | Restricted |
| Renovation/extension | BBMP grants permission | Strictly prohibited |
| OC / CC eligibility | Yes | No |
5. How to Get Khata (Bengaluru / BBMP Process)
For new property (Khata registration):
- Collect documents — Sale deed, property tax payment receipt, encumbrance certificate, building plan approval copy
- Submit application — Online via BBMP’s Sakala portal or offline at the nearest BBMP ward office
- Pay Khata registration fee — 2% of the stamp duty paid at the time of property registration
- BBMP verification — Ward officer inspects property details
- Khata certificate issued — Typically within 30 working days under the Sakala Act
For Khata transfer (resale property):
- Submit the application with the original sale deed, previous Khata copy, encumbrance certificate, and tax paid receipts
- Pay transfer fee — 2% of stamp duty value
- BBMP updates records and issues a new Khata in the buyer’s name
For B Khata to A Khata conversion:
- Pay betterment charges (improvement charges) to BBMP
- Submit the building plan regularisation under the applicable state scheme
- Pay pending property tax dues with a penalty
- BBMP issues A Khata upon compliance verification
6. When Khata Is Required
- Paying property tax to the municipal authority
- Applying for building plan approval or a renovation permit
- Obtaining permanent electricity, water, and sewage connections
- Applying for a home loan or a loan against property
- Obtaining a trade licence for commercial premises
- Property resale and ownership transfer
- Applying for Occupancy Certificate (OC) or Completion Certificate (CC)
7. Khata Across Indian States
Khata is primarily a Karnataka and South Indian term. Equivalent documents in other states:
| State | Equivalent Document |
| Tamil Nadu | Patta (for land ownership) |
| Andhra Pradesh / Telangana | Pattadar Passbook |
| Maharashtra | Property Card (City Survey Record) |
| Delhi / North India | Mutation Records / Nakal |
| Kerala | Thandaper |
The function is similar — all are municipal or revenue records identifying property ownership and tax liability.
8. Tips for Buyers
- Always verify Khata status before purchase — A Khata is the only safe category for investment
- Check Khata on the BBMP Sakala portal — Verify independently; do not rely on the seller’s copy
- Ensure Khata is in the seller’s name — Mismatched names indicate incomplete mutation
- Transfer Khata immediately after registration — Apply within 3 months of the sale deed registration
- Check for pending property tax dues — Outstanding dues pass on to the buyer if not cleared
- Avoid B Khata properties — Impossible to get a home loan, OC, or building permit
9. Common Mistakes to Avoid
- Buying B Khata property, assuming easy conversion — Conversion involves betterment charges, regularisation, and a lengthy process with no guarantee
- Not transferring Khata after purchase — Revenue records remain in the seller’s name, creating complications in resale and loans
- Assuming Khata proves ownership — Khata is a tax record, not a title document; ownership is only proved by a registered sale deed
- Ignoring pending property tax dues — Dues attached to property transfer to the new owner upon purchase
- Not verifying Khata matches sale deed details — Discrepancies in area, owner name, or PID number signal fraud or errors
- Skipping Khata check in resale — Resale without a valid A Khata in the buyer’s name is a serious legal and financial risk
10. FAQs
What is Khata in real estate?
Khata is an official document issued by the municipal authority recording a property’s details — owner name, size, location, and tax liability — for taxation and municipal compliance purposes. It is mandatory for property tax payment, loans, utility connections, and building permits.
What is the difference between A Khata and B Khata?
A Khata is issued to fully compliant properties with all legal approvals — eligible for home loans, building permits, and resale. B Khata is issued to properties lacking full sanctions and is legally deficient — ineligible for loans, trade licences, and construction permits.
Does Khata prove property ownership?
No. Khata is a municipal tax record, not a title document. Legal ownership is proved only by the registered sale deed. However, Khata is essential for all municipal services, loans, and construction approvals.
How do I transfer Khata after buying a property?
Apply for Khata transfer at the BBMP ward office or online via the Sakala portal within 3 months of registration. Submit the sale deed, previous Khata copy, EC, and tax receipts, and pay a transfer fee of 2% of the stamp duty value.
Can I get a home loan on a B Khata property?
No. Banks and housing finance companies do not fund B Khata properties as they are considered legally non-compliant. Only properties with a valid A Khata are eligible for home loans and loans against property.
Is Khata applicable across all Indian states?
Khata is primarily used in Karnataka. Other states have equivalent documents — Patta in Tamil Nadu, Property Card in Maharashtra, and Mutation Records in North India — serving the same purpose of linking property to municipal tax records.
Practical Takeaway: Khata is not just a tax document — it is your property’s municipal identity. An A Khata confirms your property is legal, financeable, and transactable. Always check Khata status before buying, transfer it immediately after registration, and never settle for a B Khata property without fully understanding the conversion risks and costs involved.