Karnataka Slashes B-Khata to A-Khata Conversion Fee to Just

Karnataka Slashes B-Khata to A-Khata Conversion Fee to Just 2% - A 100-Day Golden Opportunity

In a landmark announcement, Deputy CM DK Shivakumar has launched the "Namma Khate, Namma Hakku" campaign, offering 7 lakh B-Khata property owners in Bengaluru a 60% discount on conversion — starting May 16, 2026. Here is everything you need to know.

The campaign will officially kick off on May 16, 2026 and run for 100 days, with special camps held every Saturday at 10 designated GBA (Greater Bengaluru Authority) centres across the city. This initiative is being called the government's "6th Guarantee" to the people of Bengaluru.

For those who have been sitting on the fence about converting their B-Khata — this 100-day window may be the single most important opportunity to act, and the financial incentive is substantial.

What Is B-Khata and A-Khata? Understanding the Difference

A Khata (from the Kannada/Hindi word for "account") is an official revenue document maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) / Greater Bengaluru Authority (GBA). It records property ownership details, links you to the municipal tax system, and is essential for almost every legal property transaction.

A-Khata: The Gold Standard

An A-Khata indicates that your property is fully compliant with BBMP/GBA municipal regulations. This means the property has approved building plans, proper zoning compliance, all required clearances, and is officially in the permanent legal register. A-Khata holders can freely apply for bank loans, sell/transfer their property, get building plan approvals, and access all civic services.

B-Khata: The Provisional Certificate

A B-Khata is a provisional certificate issued for properties that have irregularities — such as properties built on unapproved layouts, agricultural land not fully converted, structures with minor regulatory deviations, or revenue land not yet properly merged into BBMP limits. While B-Khata owners do pay property taxes, they face significant limitations: banks typically refuse home loans, property resale is difficult, and access to full civic services is restricted.

B-Khata does not mean a property is illegal — it simply means the property has not yet fulfilled all municipal compliance requirements. Converting to A-Khata resolves this status permanently.

Fee Comparison: Old vs New (With Worked Examples)

The normal fee for B-Khata to A-Khata conversion has always been calculated at 5% of the property's government guidance value. For the 100-day special window, this has been slashed to 2% of guidance value.

Cost Calculator — ₹1 Crore Property

Government Guidance Value	₹1,00,00,000
Normal Fee (5%)	₹5,00,000
Special Fee under this scheme (2%)	₹2,00,000
Your Savings	₹3,00,000 saved!

Additional charges: ₹500 application fee + ₹25 per A-Khata certificate copy + ₹100 per Khata extract copy + ₹125 e-Khata processing fee + ₹45 service charge. Betterment charges (₹200–₹500/sq. ft.) may also apply depending on zone and property status.

The Namma Khate Namma Hakku Campaign

The announcement was accompanied by the formal launch of a new campaign: "Namma Khate, Namma Hakku" — Kannada for "Our Khata, Our Right." This initiative is framed as a doorstep-delivery of property rights to residents, and is being called by the Deputy CM the government's sixth guarantee to the people of Bengaluru.

What the Campaign Includes

The campaign is not just about fee reduction. It includes a comprehensive package of property reform measures:

Doorstep delivery of e-Khata certificates - over 10 lakh digital khata copies have already been dispatched via WhatsApp, with physical copies to follow.
Open-house counters at approximately 52 locations every Saturday across Bengaluru.
Special 100-day drive for B-to-A Khata conversion at the discounted 2% rate.
Zero tolerance for corruption - the Deputy CM acknowledged complaints of bribe demands ranging from ₹5,000 to ₹10,000 and pledged strict action.
National recognition - BBMP's e-Governance programme has won a Gold Award from the Central Government.

The initiative also builds on a milestone achievement: over 23 lakh e-Khata certificates have already been issued within GBA limits, an achievement described as a record in the entire country. Around 200 personnel worked for 10 months on this digital transformation at a cost of approximately ₹2 crore.

Who Is Eligible? Full Criteria

Not every B-Khata property qualifies automatically. The government has set clear eligibility conditions that must be satisfied before an application can be processed:

Property must be located within Greater Bengaluru Authority (GBA) limits (this is a Bengaluru-specific scheme, not state-wide)
The property should be a B-Khata registered on or before September 30, 2024
Plot / site size must be up to 2,000 square metres for online self-application (larger plots require a registered Architect/Engineer via BPAS portal)
The property must have no illegal constructions or encroachments on government land
All property taxes must be fully paid and up to date
The property must have clear road access to a public road
The plot should have no active legal disputes registered against it
For land originally agricultural, a valid DC (District Commissioner) Conversion Certificate is required
The property must not be categorised as government land, PTCL land, 94C land, or under a court injunction

The scheme is specifically for land parcels/plots at this stage. Multi-storey buildings and unauthorised constructions on B-Khata land are not being regularised under this round — only the land ownership status is being upgraded first.

Documents Required for B-Khata to A-Khata Conversion

Preparing your documents in advance will significantly speed up the conversion process. Here is the complete list of documents you will need:

Aadhaar Card (for eKYC verification)
Current B-Khata Extract (from BBMP/GBA)
Registered Sale Deed / Title Document
Property Tax Receipts (last 5 years)
Encumbrance Certificate (EC)
DC Conversion Order (if agricultural land)
Approved Building Plan (if applicable)
Occupancy Certificate (if available)
Property Sketch / Survey Sketch
CAD Drawings (required for plots above 2,000 sq. m - via Architect/Engineer)
Sketch of private road connecting to public road (if applicable)
No Objection Certificate (NOC) from relevant authorities if required

💡 Pro Tip: Even when applying online, keep original hard copies of every document ready. BBMP/GBA officials who visit your property for verification may request originals at any stage. Missing documents are the primary cause of delays and rejections.

Why Convert? Key Benefits of Having A-Khata

If you have been putting off the conversion due to cost or complexity, this is the right moment to understand exactly what you stand to gain:

🏦 Access to Bank Loans
This is perhaps the single biggest benefit. Major nationalised banks and most private lenders do not extend home loans against B-Khata properties. Once you convert to A-Khata, your property becomes eligible for standard home loan financing, loan against property (LAP), and mortgage-backed credit facilities.
📈 Higher Resale Value
A-Khata properties command a significant premium in the Bengaluru real estate market. Buyers prefer A-Khata because it signals legal safety and reduces transaction risk. Converting can meaningfully increase your property's market value — often by 15–25%.
🚰 Full Civic Services
A-Khata status ensures seamless access to essential municipal services — legal water connections (BWSSB), electricity installations (BESCOM), sewage systems, and other civic amenities that B-Khata properties may struggle to access officially.
🏗 Construction & Development Rights
With A-Khata, you can legally obtain building plan approvals, commencement certificates, and occupancy certificates for new construction or renovation projects.
⚖️ Full Legal Protection
A-Khata gives your property a clear, unambiguous legal standing in BBMP/GBA records — protecting you from fraudulent claims, duplicate transactions (the same plot sold to multiple buyers, a common fraud), and disputes about ownership.
📋 Licences & Approvals
Trade licences, shop establishment approvals, and other municipal permissions are far easier to obtain for A-Khata properties compared to B-Khata.

Bonus Announcement: Building Violation Limit Raised to 15% Alongside the fee reduction, DK Shivakumar made another significant announcement that will benefit thousands of families across Bengaluru:

The violation limit for providing electricity and water connections to buildings has been increased from 5% to 15%. Previously, only buildings with construction deviations of up to 5% from the approved plan were eligible for legal utility connections. This limit has now been raised to 15% based on a review aligned with Supreme Court guidelines.

This means that buildings with minor construction deviations — such as a slight extension of a balcony, a marginal increase in floor area, or a small additional structure — that fall within the 15% limit will now qualify for regular electricity and water connections. This is expected to give relief to thousands of families who have been living without legal utility connections due to technical violations.

Frequently Asked Questions (FAQ)

What is the exact fee breakdown for B-Khata to A-Khata conversion under the 2% scheme?

The total cost includes: (1) ₹500 non-refundable application fee; (2) 2% of the government guidance value as conversion fee during the 100-day window; (3) ₹25 per A-Khata certificate copy; (4) ₹100 per Khata extract copy; (5) ₹125 e-Khata processing fee + ₹45 service charge. Betterment charges (₹200–₹500 per sq. ft. depending on zone) may also apply in certain cases.

Is this scheme available across all of Karnataka or only Bengaluru?

This scheme is specifically for properties within the Greater Bengaluru Authority (GBA) limits, which covers the erstwhile BBMP jurisdiction and its expanded area. It is not a state-wide Karnataka scheme. Property owners in other cities or towns of Karnataka should check with their respective municipal bodies.

My building has violations — can I still convert?

The current scheme is specifically for regularising land ownership status (B-Khata to A-Khata for the plot/land), not for regularising buildings with violations. If your building has significant unauthorized construction, you must first apply for building plan regularization, clear violations, and pay applicable penalties before you can pursue a full A-Khata that covers both land and building compliance. However, minor violations up to 15% of the approved plan now qualify for utility connections under the new relaxation announced on May 13, 2026.

Can I get a home loan on a B-Khata property?

Generally, no. Most major nationalised banks and private lenders do not extend home loans against B-Khata properties because they are considered legally non-compliant by lending institutions. This is one of the primary reasons property owners choose to convert to A-Khata. Once conversion is complete, standard home loan financing becomes available.

What happens if I miss the 100-day window?

After the 100-day window closes, the conversion fee is expected to revert to the standard 5% of guidance value — or a higher fee may be introduced. The government has indicated that additional costs and requirements may apply post the special window. It is strongly advised to apply during this period to take advantage of the 60% discount.

What is the government guidance value and how is it different from market value?

The government guidance value (also called the circle rate or stamp duty value) is the minimum value assigned by the state government to properties in a particular area. It is used as the basis for calculating stamp duty on property transactions. The market value (what a buyer would actually pay) is often higher than the guidance value, especially in prime Bengaluru localities. The conversion fee of 2% is calculated on the guidance value — not the higher market value — making it relatively affordable.

How long does the full conversion process take?

Under the Sakala Services Guarantee Act, the process typically takes 30 to 90 working days, depending on verification completeness and ward-level workload. For straightforward cases with complete documentation, the process can be completed in as little as 30–45 days. You can track the status using your acknowledgment number on the BBMP/GBA portal.

Can I apply offline instead of online?

Yes, limited offline applications may still be accepted at designated BBMP ward offices. However, online submission through bbmp.karnataka.gov.in/BtoAKhata is strongly recommended for faster turnaround, real-time status tracking, and to avoid potential corruption. Special help camps are also being held every Saturday at 10 GBA centres across Bengaluru starting May 16, 2026.

Is a DC Conversion Certificate mandatory?

Yes — for properties that were originally agricultural land and later converted for non-agricultural/residential use. A DC (District Commissioner) Conversion Order is mandatory and without it, the application will be kept on hold or rejected. If you do not have this document, you will need to apply for it from the DC office before initiating the Khata conversion.

If you own a B-Khata property in Bengaluru and have been waiting for the right moment — this is it. Gather your documents, verify your eligibility, and submit your application before the 100-day window closes.