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Bengaluru is witnessing a slowdown in A-khata approvals, with only a small fraction of applications cleared despite a large base of eligible properties. Out of over 8,300 applications filed since the conversion process opened, just around 800 approvals have been granted, highlighting systemic bottlenecks. Missing documentation, including approved layout plans and access records, has emerged as a key hurdle, while high conversion charges linked to guidance value have deterred applicants. The issue affects an estimated 8.2 lakh B-khata properties awaiting regularisation. The delays continue to impact property transactions, financing and development activity, underlining structural challenges in Bengaluru's property record framework.
Bengaluru is facing a slowdown in the conversion of B-khata properties to A-khata status, with approvals remaining limited due to documentation gaps, high costs and procedural constraints, despite the process being opened to property owners in the recent past. Advertisement
Data reviewed in the past week shows that out of approximately 8,308 applications submitted for A-khata conversion, only around 818 have been approved over a six-month period, indicating a clearance rate of roughly 10%. This is against an estimated base of 8.2 lakh B-khata properties in the city that are eligible for regularisation.
Officials indicated that the primary bottleneck lies in incomplete or missing documentation submitted by applicants. Many property owners lack approved layout plans, sanctioned building drawings or clear records of road access, all of which are required for processing A-khata applications.
The conversion process, which was opened to the public in the latter part of the previous year, was expected to streamline property records and enable legal compliance for a large number of properties. However, the pace of approvals has remained slow, with a significant number of applications still pending due to deficiencies in documentation and compliance requirements.
In addition to documentation issues, the cost of conversion has emerged as a deterrent for many applicants. Property owners are required to pay a base fee along with a charge equivalent to around 5% of the guidance value of the property, along with other legal and administrative costs. These expenses have particularly impacted lower and middle-income households, limiting participation in the conversion process.
The A-khata is a critical document in Bengaluru's property ecosystem, enabling legal recognition of properties for purposes such as sale, construction approvals and access to institutional financing. Delays in obtaining A-khata status can restrict property transactions, delay project execution and affect the ability of owners to secure loans.
The situation also reflects broader structural challenges in Bengaluru's property documentation framework, particularly in areas that were incorporated into the city from erstwhile local bodies, where records are often incomplete or inconsistent. The requirement for multiple approvals and compliance checks has added to the complexity of the process.
While digitisation initiatives such as e-khata systems have improved access to applications and reduced physical interface, the approval process continues to depend heavily on the availability and accuracy of underlying documentation. Authorities have indicated the need to reassess fee structures and streamline documentation requirements to improve approval rates.
The ongoing delays highlight the gap between policy intent and on-ground implementation, with implications for property regularisation, transaction activity and overall real estate market efficiency in Bengaluru.
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