B-Khata to A-Khata at 2 Percent: Bengaluru Window Closes 23 August
Quick answer: Bengaluru property owners can convert B-Khata to A-Khata at a two percent charge under the Bhu Guarantee window, which closes on 23 August. Conversion requires the sale deed, tax receipts and an approved plan. After the deadline the standard higher rate applies, and B-Khata properties remain harder to finance and resell.
Published: 14 July 2026 | Updated: 1 August 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.
Bengaluru is six weeks from the end of the cheapest B-Khata fix it has ever offered. On 23 August 2026, the Bhu Guarantee window closes, and the B-Khata to A-Khata conversion fee snaps back from 2 percent of guidance value to 5 percent. For the roughly 7 lakh properties sitting in the city's B register, the difference is measured in lakhs per property, and the clock is not negotiable.
What Exactly Ends on 23 August?
Under the state's Bhu Guarantee drive, Nanna e-Khata, Nanna Hakku, the betterment charge for converting an eligible B-Khata site to A-Khata was cut from 5 percent of guidance value to 2 percent for a 100-day window that opened in mid-May and closes on 23 August 2026. On a Rs 1 crore guidance value, that is a Rs 3 lakh saving. On a typical Rs 60 lakh site, Rs 1.8 lakh. The scheme runs entirely online through the e-Aasthi flow with Aadhaar eKYC, and the corporations have committed to a 15-day processing target for clean applications, with roughly 60,000 conversions already approved since the window opened.
Why This Matters More Than the Fee
The fee saving is the headline; the loan unlock is the real money. A B-Khata property is refused by most public-sector banks, and the handful of lenders that do fund it typically cap the loan at 60 to 70 percent of value on tougher terms. The same property, converted to A-Khata, qualifies for standard 80 to 90 percent LTV at normal rates. For an owner planning to sell, conversion removes the resale discount that the market applies to every B-Khata listing, buyers pay for certainty. Our Bangalore property dictionary explains the full A-Khata versus B-Khata divide, and why the Khata is a tax account, not a title document.
Who Qualifies, the Checklist
The online citizen flow handles individual sites up to 2,000 square meters; larger properties route through BPAS with an enrolled architect or engineer. After document verification and a site inspection, a Single Plot Approval Certificate issues and the A-Khata generates automatically. For hands-on help, e-Khata Open House camps run every Saturday at 52 venues across the five city corporations.
The Three Things That Derail Applications
First, the name mismatch: Aadhaar, sale deed, and tax record must carry the same spelling, and this single issue causes more delays than everything else combined. Second, unpaid tax: even one pending year blocks the application, and with the GBA now auctioning defaulter propertiesdues are no longer something the system forgets. Third, the Khata still standing in a previous owner's name, the khata transfer must complete before conversion can begin. Check all three this week, not in August.
If You Are Buying a B-Khata Property Right Now
The window changes the negotiation. A B-Khata site that qualifies for conversion is, for the next six weeks, effectively an A-Khata site plus a 2 percent fee, price it that way. A site that does not qualify is telling you why it is cheap. Verify which case you are in before token money moves: pull the e-Khata, the tax history, and the road status, and read our guide on what to verify before buying in a new area. The dictionary's due diligence checklist covers the full file. Guidance values for the fee calculation are checked on Kaveri Online Servicesand applications run through the e-Aasthi portal.
The Calendar Math From Today
Applications need the file clean before submission, and the pieces have their own lead times: a khata transfer still pending can take weeks, an Aadhaar correction longer, and a missing e-Khata means starting at the SAS-ID step. Working backwards from 23 August, an owner starting today has room for exactly one round of fixing problems. An owner starting in August has room for none. The corporations' 15-day processing target applies to clean files, it is not a promise that a broken file submitted on 20 August will beat the deadline. Treat this week as the real deadline for finding out what is wrong with your documents, and the government's date as the deadline for having already fixed it.
Frequently Asked Questions
When exactly does the 2 percent conversion window close?
23 August 2026. From 24 August, the betterment charge reverts to 5 percent of guidance value.
How much does conversion cost inside the window?
2 percent of the property's guidance value. On a Rs 60 lakh guidance value that is Rs 1.2 lakh, against Rs 3 lakh at the normal rate.
Does getting an e-Khata mean my B-Khata problem is solved?
No. The e-Khata is a digital certificate and it states which register the property sits in, A or B. A B-register e-Khata is still a B-Khata. Conversion is the separate step this window discounts.
How long does approval take?
The corporations have committed to a 15-day processing target for clean, eligible applications, with roughly 60,000 conversions already approved under the drive.
Holding a B-Khata site and unsure whether it qualifies? Call 7676870876 or WhatsApp 9606230962, a senior advisor will look at your documents before the window closes.
Written by L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.
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