Short answer
A khata is the local body's record of a property for tax. A khata (or a regular e-Swathu record) means the property is recorded as fully legal; B khata (or Form 11B in villages) means it is recorded for tax but has an irregularity such as a missing approval or land conversion. Before buying a site or house, check the online record and that it is in the seller's name.
Last checked 20 October 2026
Which record applies where
| Where the property is | Record | Issued by |
|---|---|---|
| Bengaluru city | e-Khata | The Bengaluru city corporation |
| Towns and cities outside Bengaluru (for example Doddaballapura town) | e-Aasthi khata | The town municipal council / city corporation |
| Villages (gram panchayat limits) | e-Swathu: Form 9 / Form 11A, or Form 11B | The gram panchayat |
| Farmland (agricultural land) | No khata: RTC (Pahani) and mutation | Revenue department (Bhoomi) |
A khata vs B khata
- A khata: the property is recorded as regular. Building permission, trade licences and home loans are generally available.
- B khata: the property is recorded so that tax can be collected, but something is not regular, such as a layout without approval or land not converted from agricultural use.
- In villages, Form 9 and Form 11A are the regular e-Swathu records; Form 11B is issued for properties that are not fully regular.
- Many banks lend only against A khata (or regular e-Swathu) properties.
What a buyer should check
- Look up the property's record online (e-Khata, e-Aasthi or e-Swathu) and match the property ID, size and owner name with the sale documents.
- Ask which form it is. If it is B khata or Form 11B, ask a lawyer what is irregular and whether it can be regularised.
- For sites in a layout, check the layout approval and, for land that was farmland, the conversion order.
- After registration, apply to transfer the khata into your name.
Converting B khata to A khata
The state has opened schemes from time to time to regularise B khata properties. News reports in September 2026 describe an order letting gram panchayats issue A khata for some B khata plots on payment of charges. Whether a plot qualifies depends on its size, dates and documents: ask the gram panchayat or a lawyer for that specific property.
Questions people ask
- Can a B khata property be registered?
- Sale deeds for many B khata properties are registered, but the buyer takes on the irregularity. Get legal advice and expect fewer banks to lend.
- Does farmland have a khata?
- No. Agricultural land is recorded in the RTC (Pahani). After buying, the buyer's name is added through mutation.
- Is a khata proof of ownership?
- No. It is a tax record. Ownership comes from the registered title deeds; the khata should match them.
Sources
- e-Swathu (gram panchayat property records)
- e-Aasthi (town and city property records outside Bengaluru)
- Bhoomi land records (RTC / Pahani)
- Kaveri Online Services (Dept. of Stamps and Registration)
General information, not legal advice. Rates and rules change; confirm on the official portal or with a lawyer before you pay.
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