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Property owners within the Greater Bengaluru Authority (GBA) limits are facing prolonged delays in accessing khata services, with khata bifurcation suspended for years and B-khata to A-khata conversions moving slowly. The issue has intensified after approval powers shifted from BDA to GBA, pending zoning amendments. Thousands of owners, especially those with ancestral, joint or subdivided properties, are unable to sell, build or secure loans. Even vacant plots remain without khata, adding to uncertainty. While applications have moved online, most lack required layout documents. GBA plans to generate these internally, a step that could unlock over INR 5,000 crore in revenue and ease the growing backlog for affected residents.
Property owners within the Greater Bengaluru Authority (GBA) limits are experiencing significant delays and obstacles in accessing khata-related services. Khata bifurcation, necessary when property is divided among multiple owners or plots are split, has been suspended for several years. At the same time, the conversion of B khata to A khata has been progressing very slowly. As a result, thousands of residents are left with property records that cannot be used for selling, constructing, or securing loans. Advertisement
The situation worsened when the responsibility for approving khata bifurcation moved from the Bangalore Development Authority (BDA) to the GBA's town planning wing. Officials note that approvals can only be granted after amendments are made to zonal regulations, but no concrete steps have been taken yet. This prolonged delay has left many citizens uncertain about their property rights.
Owners of ancestral properties, jointly held assets, and large parcels subdivided into smaller plots are among the most affected. Each owner requires a separate khata when property is divided, and bifurcation is mandatory for selling part of a property, building on it, or obtaining a bank loan. Without approvals, many owners report being unable to access funds or carry out planned projects, creating financial difficulties.
Even vacant sites or plots where old buildings have been demolished are not being issued khata, further limiting property usability. Residents report frequent application rejections and little clarity about the reasons. Areas merged into BBMP from village panchayats, municipal councils, and town municipal councils are particularly affected. Despite moving e-khata and B-to-A khata conversions online to improve efficiency and reduce corruption, citizens continue to face delays and service gaps.
Around 5,000 applications for A khata conversion have been submitted, but officials highlight that almost 99% of them lacked the required layout plan documents, including only property photographs. To address this, the GBA plans to generate the necessary layout documents internally. Authorities estimate that this could potentially unlock revenue exceeding INR 5,000 crore, while also resolving some of the backlog for property owners.
Residents have expressed frustration over the lack of communication and clear guidance from authorities. Many remain in legal limbo, unable to sell, develop, or mortgage their properties. While officials promise internal fixes, property owners continue to face uncertainty and financial strain as the khata freeze persists.
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