A, B and E Khata Property Explained for Homebuyers in Karnataka
Recently, I came across a Reddit discussion on Indian real estate that delved deeper into what Khata systems are and how they operate in Karnataka, specifically in Bengaluru's Real estate sector.
There, the user clarified that you may get cheated while buying properties if you do not know the khata system. In the discussion, the user clarified how he was saved while purchasing a property regarded as B khata. I will explain about B Khata later, which he might have bought if he hadn't received clarification on the system.
If you plan to purchase property in Karnataka and wish to avoid further complications, it is essential to read this blog to the end and learn everything about the Khata system.
What is the Khata system in Karnataka?
Khata is just an official record that tracks whether property taxes are being paid. A long time ago, everything was written in physical books. The government assigned a Property ID to every property that paid taxes, thereby recognizing it as a legitimate property.
Understand the classification of Khata.
What are A Khata and B Khata?
When the Bengaluru real estate started growing rapidly, it was noticed that many properties were not following the rules and regulations set by the government (like getting proper building permissions, zoning approval, or clear ownership titles).
However, people continued to build and pay taxes. The government needed a way to track these properties, so they created two types of Khata:
A-Khata: This is for properties that comply with all applicable legal rules. If a property has an A-Khata, it means everything is in order – the property is legal and has the correct permissions, documents, and taxes paid.
B-Khata: This is for properties that have some legal issues. It could be anything from missing approvals to unclear ownership titles. B-Khata properties may eventually become A-Khata once the legal issues are resolved. However, owning a B-Khata property is risky because the government can take action against it, such as demolishing the building or becoming involved in a lengthy legal battle.
What is E Khata Properties?
The e in e-Khata stands for electronic. It's just the digital version of the Khata. Imagine someone took a photo of the government’s official Khata book and uploaded it online in a PDF format.
Both A-Khata and B-Khata properties can have e-Khatas, meaning that the property’s tax record is available online. But having an e-Khata does NOT mean that the property is automatically legal. It just means that the property’s tax details are available online.
How can I verify whether a property is classified as an A Khata or B Khata?
Check the e-Khata: If you want to buy a property, ask the seller for the e-Khata. It will tell you whether the property is A-Khata or B-Khata.
Look at the title: On the e-Khata, there will be a title in the Kannada language. If it says "
", it means it’s an A-Khata property. If it says " 
", it means it’s a B-Khata property.
Verify online: Each e-Khata has a unique e-PID (electronic Property ID). You can visit the BBMP website and search for the property using this e-PID to check its details.
Look at the image below, it clearly states “
”, which means A Khata Property.
What’s the risk with B Khata properties?
Not all B-Khata properties are illegal, but they may have issues that require attention (such as missing documents or approvals). However, owning a B-Khata property comes with risk, as it could lead to legal trouble, or you might face issues such as government fines or even demolition if the problems aren't resolved. Since a B-Khata property is risky, it usually has a lower market value.
How to Verify E Khata Online?
To verify your e-khata, you can visit the official BBMP website at https://bbmpeaasthi.karnataka.gov.in/citizen_core/.
You will need the e-PID (e-property ID) and the ward number, which can be found in your e-khata document. Once you have these details, you can enter them on the website to download the official e-khata document for your property. This allows you to verify the details yourself, rather than relying on documents shared through WhatsApp or email. If you prefer to check in person, you can also visit the relevant BBMP ward office and ask to see the physical khata book, as they still maintain those records.
How to verify Khatas for Gram Panchayat Properties outside BBMP
In simple terms, when you're dealing with property outside BBMP (Bruhat Bengaluru Mahanagara Palike) limits, you can check its legal status through certain documents called Form-9, Form-11A, and Form-11B.
https://eswathu.karnataka.gov.in/Issue0fForm9/Frm_PublicSearchForm9.aspx. (Official Website)
A-Khatha property: If the property has Form-9 (
- Namune-9), it’s considered an A-Khatha property. Along with Form-9, you will also get Form-11A ( 
- Namune-11 A), which shows the tax details, including any taxes paid or pending. So, for A-Khatha properties, you'll always see both Form-9 and Form-11A.
B-Khatha property: On the other hand, if the property has Form-11B (
- Namune-11 B), it’s a B-Khatha property. Similar to A-Khatha properties, you will also get Form-11A for tax details, but the presence of Form-11B makes it a B-Khatha.
Now, both A-Khatha and B-Khatha properties are linked to E-Khatha (
- E-Khatha), which means they are recorded online in the official government records. But don't get confused – brokers and builders might say that E-Khatha is the same as A-Khatha, but that’s not the case. The key difference is that A-Khatha is considered fully legal and can be used for all purposes, such as construction and loans, whereas B-Khatha is somewhat more restricted and typically doesn’t permit construction or other legal uses until it is upgraded.
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