A-Khata vs B-Khata in Karnataka — The Complete Explanation

A Khata (also written as Katha) is a property tax account maintained by the local civic body — BBMP in Bengaluru, MUDA in Mysuru, and respective bodies in other Karnataka cities. It records who owns the property, its dimensions, tax assessment value, and tax payment history. Every property in a BBMP/MUDA jurisdiction has a Khata number. The Khata is NOT a title document — it does not prove ownership. But it is essential for: — Obtaining building plan approval — Getting a home loan from a bank — Selling the property in the future — Registering your name as owner after purchase The critical split is between A-Khata and B-Khata — and this split has real consequences for buyers and investors.

An A-Khata (or 'A Register' property) means: — The property is fully approved by the relevant development authority (BBMP, BDA, MUDA, etc.) — The layout has been approved and regularized — The building has obtained all required permissions — The property is fully legal for sale, purchase, resale, and home loans For buyers: A-Khata property can get home loans from any bank or NBFC. The property has clear title for resale. You can sell it to any buyer without restrictions. For investors: A-Khata properties command a 15–25% premium over equivalent B-Khata properties in the same area — and they're worth it. The resale liquidity is far higher. How to verify: Check the BBMP portal (bbmp.gov.in) for Bengaluru, or MUDA portal for Mysuru. Enter the property's Khata number to see its register type.

A B-Khata (or 'B Register' property) means: — The property is built on land that was not originally approved for development — It may be on agricultural land converted without proper permission — The layout may not have development authority approval — The building may lack proper sanctioned plans The consequences of B-Khata: ❌ No bank home loan: Most nationalized and private banks refuse home loans on B-Khata properties. You must pay cash entirely. ❌ Restricted resale: Future buyers face the same loan problem, significantly reducing your buyer pool. ❌ Demolition risk: In theory (and occasionally in practice), BBMP has authority to demolish unauthorized constructions. While mass demolitions are rare politically, the risk exists legally. ❌ Conversion cost: Converting B-Khata to A-Khata requires paying regularization fees + penalty charges. The process has been open and closed multiple times by the Karnataka government. The partial positive: B-Khata properties do pay property tax (that's how they get their Khata at all) and can be rented, sold, and purchased. Many Bengaluru tenants rent B-Khata properties without knowing it — for renting purposes, it doesn't matter. For buying, it matters a great deal.

For Bengaluru (BBMP): 1. Visit bbmp.gov.in → Property Tax → Search by Property 2. Enter the property's PID (Property ID) or Khata number 3. The result will show "A Register" or "B Register" For Mysuru (MUDA): 1. Visit muda.mrc.gov.in 2. Search by survey number or property address 3. Check the property approval status Ask the owner for: — Khata Certificate (shows A or B) — Khata Extract (shows details of the Khata) — Latest tax payment receipt (confirms property is actively maintained in BBMP/MUDA records) Orbit Housing's role: Our property verifiers check Khata status during every verification visit. Listings are tagged A-Khata / B-Khata / Panchayat / RERA-Registered transparently so you know before visiting or investing.