B Khata to A Khata Conversion in Bengaluru (2026): Fee, Who Can Apply and How Long It Takes

If your property in Bengaluru has a B khata, you can convert it to an A khata by paying a one time fee of 5% of the property’s guidance value to the Greater Bengaluru Authority (GBA). You apply online on the e-Aasthi portal. The cheaper 2% rate was only for applications made between 15 May and 23 August 2026, and it has ended.

Checked in October 2026 by Gayathri Sriram, Advocate. We update this page when the rules change.

The rest of this guide covers who can apply, what it costs with a worked example, the documents, how long it really takes, and the three things that hold most applications up.

A khata and B khata: what is the difference

A khata is for properties that follow the planning and building rules. B khata is a separate register for properties that do not, such as revenue sites, sites in unapproved layouts, and buildings put up without an approved plan.

B khata owners pay property tax, but they do not get the full benefits of an A khata. B khata properties now have an e-Khata marked as B khata. With it:

• a B khata property can be sold and registered
• but most banks will not give a home loan on it
• and a building plan cannot be sanctioned for it

So the problem with a B khata is not the sale itself. It is that the next buyer usually cannot borrow against it, and you cannot get a plan approved to build or extend. Converting to A khata fixes both. If you are new to e-Khata, our e-Khata guide explains how it works.

What the conversion costs

The fee, called a betterment charge, is 5% of the property’s guidance value. Guidance value is the minimum value the government fixes for the property. It is not your market price, so the fee can be lower or higher than you expect. You can look up the guidance value on the Kaveri portal; our stamp duty guide explains how guidance value works.

Worked example: a 30 x 40 site

Item	Amount
Site size (30 x 40 feet)	1,200 sq ft
Guidance value	Rs 7,500 per sq ft
Guidance value of the site	Rs 90,00,000
Conversion fee at 5%	Rs 4,50,000

The same site at the old 2% rate would have cost Rs 1,80,000. That window closed on 23 August 2026. If the government opens a fresh discount window, we will update this page.

Who can apply

According to the GBA scheme as reported when it was launched (Deccan Herald, 17 October 2025) and in practitioners’ guides since:

• the property must have been on the B khata register on or before 30 September 2024
• the scheme covers vacant sites, and plots with a single house or building on them
• flats in apartments were not covered when the scheme was launched
• property tax must be paid up to date before you apply

The rules have changed more than once since 2025, so check the current GBA notice for your type of property before you apply, or ask us to check it for you.

Who can never convert

Some land cannot be converted at any fee: property on land meant for roads, parks, lakes or other public use, and government land. If a B khata site sits on such land, no conversion scheme will make it an A khata.

How to apply on e-Aasthi

1. Apply online on the e-Aasthi portal using the property’s ePID (the number on your e-Khata).
2. Upload the documents listed below.
3. Officials scrutinise the documents and inspect the property.
4. Pay the 5% fee when the payment demand is raised.
5. The A khata is issued online. Download it and keep it with your title deeds.

The official Sakala timeline is 30 working days. In practice, Gayathri says it depends on the property and takes at least 4 weeks, so plan for longer if you need the A khata before a sale or a loan.

Documents you will need

• Registered sale deed and the earlier title deeds
• The B khata e-Khata
• Latest property tax receipts
• Encumbrance Certificate (our EC guide explains how to get it)
• DC conversion order, if the land was agricultural
• The owner’s Aadhaar

Why applications get stuck

In Gayathri’s experience, three things hold up most applications:

1. Documentation. A missing earlier deed, a name that does not match across documents, or no DC conversion order for land that was agricultural.
2. Payment of the fee. The 5% has to be paid in full once the demand is raised. If you had planned around the old 2% rate, budget for the full 5% now.
3. Deviations. Where the building on the plot differs from the rules or from what the records show, the inspection can raise questions.

Getting the documents checked before you apply is the simplest way to avoid a long back and forth.

Conversion fixes the khata, not the building

An A khata changes how the property is recorded. It does not approve the construction. A building that breaks the approved plan or the building rules still has that problem after it gets an A khata. If you plan to sell, extend or take a loan, the building itself still needs to be in order.

Buying a B khata property

Buy a B khata property only after checking that it can convert: that it was on the B khata register by the cut off date, is not on public or government land, and has clean title deeds. Then agree in writing with the seller who pays the conversion fee and by when. Our property document checklist covers the other papers to check.

Frequently asked questions

What is the fee to convert B khata to A khata in Bengaluru? 5% of the property’s guidance value, paid to the GBA. The reduced 2% rate was only for applications between 15 May and 23 August 2026, and it has ended.

Can a B khata property be sold or registered? Yes. A B khata property has an e-Khata marked as B khata and can be sold and registered. But most banks will not give a home loan on it, and a building plan cannot be sanctioned for it.

Can a flat in an apartment be converted from B khata to A khata? When the scheme was launched in October 2025, it covered vacant sites and plots with a single house or building, not flats in apartments. Check the current GBA notice for your property before you apply.

How long does B khata to A khata conversion take? The official Sakala timeline is 30 working days. In practice it depends on the property and takes at least 4 weeks.

Does an A khata make an illegal building legal? No. Conversion fixes the khata, not the construction. A building that breaks the approved plan or the building rules still has that problem after it gets an A khata.

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If you own or are buying a B khata property in Bengaluru, message Aakarshanam Associates on WhatsApp. Gayathri will check whether it can convert and set out the next step.