Answer-First Summary
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A practical 2026 guide on BBMP B Khata to A Khata conversion. Learn about the new 2% fee slash, the 3-month regularisation drive (May-Aug 2026), required documents, and open house camps.
- How much is the B Khata to A Khata conversion fee in Bengaluru as of May 2026? Under the active 'Bhu Guarantee' drive launched in May 2026, the government has slashed the conversion fee from 5% to 2% of the property's guidance value as a one-time settlement.
- What is the deadline for the discounted 2% A-Khata conversion drive? The special 3-month regularization drive started on May 16, 2026, and is scheduled to end on August 23, 2026.
BBMP Regularisation Drive 2026
e-Khata & B-to-A Conversion Cost Calculator
Calculate your official 2% special scheme regularization fee, zone-wise betterment charges, and legal survey mappings instantly based on official Bengaluru municipal rules.
Statutory Breakdown
Compliance Assessment
Ready to submit in general outer zone citizen portal flow.
2% Fee Slashed Scheme
The Karnataka state government has officially slashed the property conversion fee under stamp rules from 5% to 2% for a limited 100-day window:
- Discount Period: May 15, 2026, until August 23, 2026.
- Expiration Date: Reverts back to 5% flat on August 24, 2026.
- Scope: Apposite for vacuums plot or single structures converting Form-B to Form-A e-Khata.
Zonal Betterment Rates
Saturday Open House Camps
BBMP hosts direct citizen assistance camps every Saturday at 52 major venues across Greater Bengaluru zones:
- On-the-spot grievance redressal for Aadhaar authentication failures.
- Help with link document validation & ePID lookups.
- Clerical assistance to resolve name or initial mismatches in property deed history.
Private Road Objections
If your property connects through a private approach road, BBMP runs a public warning notification period. Objections from third parties or neighbours can be filed directly inside the online Objection Login portal.
If you have asked three people about B Khata to A Khata conversion in Bengaluru, you have probably heard three different versions.
This guide is built to remove that confusion and give you one practical roadmap for 2026.
No legal drama, no middleman style fear tactics, just what usually matters most: fees, documents, and timeline.
May 2026 Critical Update
The Karnataka Government has officially launched the "Bhu Guarantee" / "Nanna e-Khata, Nanna Hakku" drive. Under this campaign, the B-Khata to A-Khata conversion fee has been slashed from 5% to 2% of the property guidance value (a massive 60% savings!). As a special 100-day measure (running from May 15, 2026, to August 23, 2026), this scheme is active right now. From August 24, 2026, the rate will revert back to 5%. Make sure to capitalize on this window!
Table of Contents
Quick Summary (B Khata to A Khata May 2026 Update):
- Slashed Fees: 2% guidance value fee (down from 5%) for B-to-A Khata conversion during the 100-day settlement window.
- 100-Day Window: The scheme runs strictly from May 15, 2026, to August 23, 2026 (reverts to 5% on August 24, 2026).
- Saturday Camps: Open House camps are held weekly at 52 venues in Bengaluru for hands-on assistance.
- Application limits: Up to 2,000 sq.m is handled in the citizen flow; larger properties move through BPAS.
- Aadhaar-based eKYC for all owners remains a baseline mandatory requirement.
B Khata to A Khata Snapshot (Bengaluru, 2026)
- Main Cost Driver: 2% of guidance value (slashed from 5% in May 2026!)
- Settlement Period: May 15, 2026 – August 23, 2026 (100 days)
- Citizen Scope: Up to 2,000 sq.m (as per current portal workflow)
- Weekly Assistance: E-Khata Open House every Saturday at 52 venues
- Most Common Delay: Name mismatch across Aadhaar and property deeds
Use this as planning guidance. Always verify your property category and exact payable amounts inside the live BBMP/GBA workflow before paying.
Phase 1: Who Is Eligible to Apply
Get this right first before spending time on uploads.
Eligibility At a Glance
- Plot or Plot with Single Building: These are the primary cases handled directly under the current online citizen module flow.
- Plot Area Limit: Plots up to 21,527.82 square feet (or 2,000 square meters) follow the direct online citizen pathway.
- Large Plots (> 2,000 sq.m): Plots larger than 2,000 square meters cannot be processed via the direct citizen flow. You must apply online through a GBA enrolled Architect/Engineer at the Official GBA BPAS Portal.
- If You Do Not Have Any Khata: If you don’t have any manual or electronic Khata, you must first apply for a New Khata for your “Vacant Plot” or “Plot with Single Building” at BBMP New Khata Registration. This will grant you Single Plot approval along with a New “A” e-Khata if eligible.
- Private Road Access: If access to your property is through a private road, expect extra declaration/sketch requirements and public notifications.
Phase 2: Fees and Cost Formula
The part that affects your budget the most.
2026 Fee Core Formula (May 2026 Update)
Under the active 3-month regularization drive, the fee is:
Guidance Value x 2%
Previous Fee: Guidance Value x 5%
This constitutes a direct 60% reduction in the statutory conversion charge for eligible property owners.
Official Statutory Payment Breakdown
Under the live BBMP B-to-A Khata portal, property owners must be prepared to pay the applicable prescribed fees calculated from the date of property registration until the present day:
- Conversion Charges: Assessed under Section 95 of the Karnataka Land Revenue Act, 1964.
- Guideline Value component (Section 45B of the Karnataka Stamp Act, 1957):
- (i) Special 100-day measure (15.05.2026 to 23.08.2026): B-Khata to A-Khata conversion charges are reduced from 5% to 2% of the Guideline Value (GV) of the property. From 24.08.2026, the rate shall revert to 5%.
- (ii) New A-Khata charges based on Single Plot Approval: Shall continue at 5% of the Guideline Value (GV) under Section 45B.
- Other Applicable Fees: Administrative charges, localized cess, or outstanding property tax dues.
Illustrative Cost Examples (5% vs NEW 2% Slashed Fee)
| Site size | Assumed Guidance Value / sq.ft | Guidance Value Total | Previous 5% Fee | NEW 2% Slashed Fee | YOU SAVE |
|---|---|---|---|---|---|
| 30x40 (1,200 sq.ft) | Rs 5,000 | Rs 60,00,000 | Rs 3,00,000 | Rs 1,20,000 | Rs 1,80,000 |
| 30x40 (1,200 sq.ft) | Rs 8,000 | Rs 96,00,000 | Rs 4,80,000 | Rs 1,92,000 | Rs 2,88,000 |
| 40x60 (2,400 sq.ft) | Rs 5,000 | Rs 1,20,00,000 | Rs 6,00,000 | Rs 2,40,000 | Rs 3,60,000 |
| 40x60 (2,400 sq.ft) | Rs 8,000 | Rs 1,92,00,000 | Rs 9,60,000 | Rs 3,84,000 | Rs 5,76,000 |
Note: These illustrative examples are for basic guidance calculation and exclude standard nominal localized clerical processing or cess charges.
Phase 3: Document Checklist
Most delays happen because this step is rushed.
Keep These Ready Before Login
- Valid Final e-Khata (Form-B): The property must possess an approved and valid Final e-Khata issued in Form-B as a prerequisite.
- Aadhaar-based eKYC: eKYC verification using Aadhaar of all owners listed in the Khata.
- Single Plot Plan by any Architect/Engineer/Authority: A verified layout plan for your plot. You can download the official document style directly from the BBMP portal here: Click Here to get the Single Plot Plan Document template.
- Sketch of Private Road: A formal sketch showing the private approach road connecting the plot until it touches the nearest public road (only required if access to your plot is via a private road).
- Building Plan by any Architect/Engineer/Authority: Certified plans of the building standing on the plot.
- Sale Deed & Link Documents: Legible, high-resolution color scans of complete deeds and linking documents.
- Latest Property Tax Paid Receipt: Outstanding tax clearance and latest tax paid receipts.
Common Filing Mistake
Owners often upload good documents but with inconsistent names, initials, or address formats. Even small mismatch between Aadhaar and property records can slow scrutiny significantly.
Phase 4: Step-by-Step Application Flow & Saturday Camps
What usually happens from login to conversion closure.
Official BBMP B-to-A Khata Portal selection cards for Citizen Login, ePID tracking, and Objections.
Portal Workflow (Practical Sequence)
- Visit the Portal: Navigate to the official BBMP B-to-A Khata Portal which is the main landing site containing all selection options (Citizen Login, B to A khata status based on EPID, and Objection Login).
- Select the Right Option:
- Citizen Login: Select this card to begin a fresh B-to-A conversion or single-plot approval application.
- B to A khata status based on EPID: Select this to check your tracking details using your ePID number.
- Objection Login: Use this to address private road notice objections.
- Lookup with PID/ePID: If a Property Identification Number (PID) or ePID is available, enter it under the top instructions of the ‘How to Apply’ flow. This automatically retrieves and pre-populates existing property information, minimizing manual data-entry errors.
- Complete eKYC: Perform Aadhaar-based eKYC for all co-owners listed in the Khata.
- Upload Required Documents: Upload legible scans of your single plot plan template, building plans, tax receipts, and private road sketches.
- Initial Scrutiny & Field Verification: The municipal team performs documentation scrutiny followed by an physical field verification of the site.
- Demand Note & Payment: Once approved, pay the slashed conversion fee (the 2% Guideline Value component under Section 45B) through the online payment portal.
- e-Khata Generation: Track the final closure of your file and download your New “A” e-Khata.
Official Step-by-Step Video Walkthroughs
If you are confused about the online portal or want to avoid clerical errors, refer to these official video guides published by the department:
- How to get e-Khata (Form-B):
- Watch in English: How to get e-Khata (English YouTube)
- Watch in Kannada: How to get e-Khata (Kannada YouTube)
- How to Apply for B-to-A Khata Conversion:
- Watch in English: B to A Khata Portal Guide (English YouTube)
- Watch in Kannada: B to A Khata Portal Guide (Kannada YouTube)
Weekly Saturday Open House Camps
To assist citizens during this 3-month push, BBMP hosts E-Khata Open House camps every Saturday at 52 venues across Greater Bengaluru’s five corporations.
- Who it is for: Property owners facing portal glitches, Aadhaar eKYC failure, or name/initial mismatches.
- Benefit: On-the-spot grievance redressal, name correction support, and manual document validation checks by municipal officers.
Private Road to Public Road Objection Module
For properties situated on private layouts or private access roads, BBMP has introduced a clear notification channel. If you need to raise concerns or file a formal objection regarding a public conversion notice:
- Objection Filing: You can submit objections directly via the Official BBMP B-to-A Khata Objection Module.
Phase 5: Timeline Expectations (2026)
Official push is faster, but practical timeline still depends on record quality.
Typical Cycle for Many Cases
| Stage | Typical Range |
|---|---|
| Data entry + eKYC | Same day to 2 days |
| Initial scrutiny | 3 to 10 days |
| Site verification | 5 to 20 days |
| Payment intimation + payment | 1 to 7 days |
| Post-payment closure | 2 to 10 days |
| Practical total cycle | 2 to 6 weeks |
Reality Check
Although the government targets a 15-day processing window, the transition to the new Greater Bengaluru Authority (GBA) administrative structure has created some operational delays. Submitting early in the 3-month campaign window is highly recommended to avoid the last-minute rush in August.
Phase 6: Why Files Get Delayed or Stuck
These are the recurring blockers that increase your waiting time.
- Aadhaar name and deed/Khata name mismatch.
- Joint-owner eKYC not fully completed.
- Private access road proof not clear.
- Drawings uploaded in unreadable or incomplete format.
- Tax or property-history mismatch during scrutiny.
- Plot dimensions on records do not match current site condition.
What to Do Next Before You Apply
Simple preparation can save weeks.
- Do one complete document audit before first upload.
- Verify all owner names character-by-character across records.
- Keep budget buffer above the 2% estimate.
- Track file status by EPID regularly instead of relying on verbal follow-up.
Need Help Planning Your Property Compliance Workflow?
If you are preparing for conversion, plan sanction, or construction next, our team can help you map the safest legal sequence before you spend on execution.
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Sources and verification
The details in this article are validated against the following primary references.