Introduction

In Bangalore, every property owner eventually encounters the term “Khata.” It is more than just a number. It’s the official record that defines ownership, taxation, and legality in the eyes of the BBMP. When a property is jointly owned or divided among multiple individuals, each share must be separately recorded through a process called Khata bifurcation. This ensures that every owner has a distinct Khata certificate, allowing independent tax payments, property transfers, and construction approvals.

For homeowners, developers, and legal heirs in Bangalore, understanding how Khata bifurcation works is essential. The process involves coordination with municipal authorities, accurate documentation, and compliance with BBMP rules. A small oversight such as an unverified layout plan or pending property tax can cause long delays or even rejection of the application.

This guide explains the complete Khata bifurcation process in Bangalore step by step. It covers eligibility, required documents, fees, zone-specific rules, and practical tips to ensure approval without complications. You’ll also learn how professional assistance from Lawtendo can streamline the entire process from filing and verification to obtaining your bifurcated Khata certificate quickly and hassle-free.

What Is Khata Bifurcation?
Khata bifurcation is the process of dividing a joint property record into multiple individual Khatas, each representing a distinct ownership share. In simple terms, when a property with a single Khata number is shared among multiple owners or portions, each part requires a separate Khata for independent taxation and legal clarity. This process ensures that each property owner is recognized separately by the Bruhat Bengaluru Mahanagara Palike (BBMP) or the concerned local body. The bifurcation is officially recorded in the BBMP’s revenue register, and new Khata Certificates and Extracts are issued to each owner after verification.

Who Needs Khata Bifurcation in Bangalore?
Homeowners who have divided properties, siblings who inherited land jointly, or apartment developers handing over flats to individual owners all require bifurcation. For instance, if two brothers own a property jointly and decide to split it into two portions, the existing Khata must be bifurcated to reflect their independent ownership. Similarly, layout developers and property investors who sell plots or units from a single survey number also need bifurcation to comply with municipal regulations.

Why Is Khata Bifurcation Important for Property Owners?
Without a separate Khata, an individual cannot pay property tax separately, apply for building licenses, or transfer ownership independently. Bifurcation provides legal clarity, simplifies taxation, and ensures a clean property record under BBMP. It also helps avoid disputes during resale or inheritance transfers since every property portion has its own Khata number and certificate. In essence, bifurcation protects ownership rights and increases the property’s market value.

Types of Khata in Bangalore (A-Khata, B-Khata, 11A, 11B)

Here, many approved layouts qualify for A-Khata, while revenue sites remain under B-Khata. Owners often check what is an A Khata property and how to convert B Khata to A Khata to ensure eligibility for loans and resale. Also, know the difference between 11A and 11B khata. 

When Do You Need to Apply for a Khata Bifurcation?
Khata bifurcation becomes necessary after any event that alters property ownership structure – for instance, inheritance among legal heirs, partition among family members, or sale of individual flats or plots. It is also needed when developers complete layouts and must assign separate Khata numbers to each sold plot. Applying early prevents delays in property tax payments and avoids complications during registration or resale.

Where Can You Apply for Khata Bifurcation in Bangalore? (BBMP Offices & Online Options)
Applications for bifurcation can be made at the jurisdictional BBMP Revenue Office or online via the Sakala Portal or BBMP Property Tax Portal. Most applicants prefer in-person submission since it allows document verification and clarification with revenue officers. For large layouts or apartments, developers usually handle the process through authorized legal representatives. Lawtendo simplifies this for clients by managing both online and offline filings with BBMP and following up through each verification stage.

Documents Required for Khata Bifurcation in Bangalore
The following documents are mandatory for a smooth bifurcation process:

• Sale deed or title deed showing ownership details

• Latest Encumbrance certificate

• Previous Khata certificate and extract

• Approved building plan or layout plan

• Property tax receipts

• NOC from co-owners or developers (if applicable)

• Possession certificate for apartments

• ID proof of owners such as Aadhaar, PAN, or voter ID

• Survey sketch or partition deed showing division details
  Incomplete or inconsistent documentation is a common cause of delay. Lawtendo’s legal team ensures every required record is validated before submission to prevent rejection.

Step-by-Step Guide: How to Apply for Khata Bifurcation with BBMP

1. Collect and verify ownership documents and partition deeds.

2. Visit the respective BBMP Revenue Office or apply online through the Sakala portal.

3. Submit the application along with all supporting documents and pay the bifurcation fee.

4. The BBMP officer conducts a field inspection to verify the property division.

5. Once the inspection report is approved, the bifurcation request is processed.

6. Separate property tax records are generated, and new Khata certificates are issued for each portion.
   The process generally takes between 30 to 90 days, depending on the property type and documentation accuracy.
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Portal Fees and Government Charges (Zone-Specific Cost Analysis)

The bifurcation fee varies slightly across BBMP zones.

Processing Timelines and Validity of Bifurcated Khata
Once issued, a Khata remains valid permanently unless property ownership changes again. Processing timelines depend on the completeness of documents and BBMP’s workload. 

How to Check Khata Status and Download the New Khata Certificate Online

Once your Khata bifurcation application is submitted, you can easily track its progress and download the updated Khata certificate online through the BBMP portal.

Step-by-step process:

1. Visit the official BBMP Property Tax website

2. Locate your property using the PID number:
   • Enter your Property Identification Number (PID) in the search field.

   • If you do not have a PID, you can search by property details such as ward number or old Khata number.

3. Check Khata bifurcation status:
   • Once your record appears, review the application status.

   • The portal will display whether your bifurcation has been approved or is still under process.

4. Download the updated Khata certificate:
   • After approval, select the option to download the new Khata extract or certificate.

   • The file will be available in PDF format and will show:
     • Updated ownership details

     • Revised property boundaries

     • New property tax assessment details

5. Keep a copy for official use:
   Save the downloaded Khata certificate for future transactions, such as loans, sales, or property transfers.

Offline Process for Khata Bifurcation (For Non-Online Applicants)

For applicants who prefer or are required to submit documents manually, the BBMP also provides an offline process through the local Revenue Office.

Steps to apply offline:

1. Visit the respective BBMP Revenue Office:
   Identify your property’s jurisdiction and visit the concerned office with all supporting documents.

2. Fill and submit the bifurcation form:
   • Obtain the prescribed application form from the office.

   • Attach all necessary documents, including the sale deed, tax receipts, layout plan, and property sketch.

   • Submit the completed file and collect the acknowledgment slip.

3. Document verification and fee payment:
   • The BBMP staff will verify the ownership and property details.

   • You may be required to pay the bifurcation fee at the designated counter.

4. Follow-up visits:
   Since this is a manual process, applicants must revisit the office for document clarification, inspection coordination, and final approval.

5. Collection of the new Khata certificate:
   Once the bifurcation is approved, you can collect the updated Khata certificate directly from the BBMP Revenue Office.

Common Issues During Khata Bifurcation and How to Resolve Them
Frequent challenges include mismatched ownership records, pending property taxes, and missing survey sketches. Applicants are often unaware of layout approvals or sub-registrar updates, leading to rejection. Engaging a legal expert helps identify and fix such gaps early. Lawtendo’s property lawyers regularly handle rectification applications and ensure compliance with BBMP’s verification checklist to prevent delays.

BBMP Zone-Wise Khata Bifurcation Offices and Jurisdiction Details
Each BBMP zone has designated revenue offices handling bifurcation requests. For example, properties in Jayanagar, BTM Layout, and JP Nagar fall under the South Zone office, while Yelahanka, Hebbal, and Thanisandra are covered by the North Zone office. Having the right jurisdiction is crucial since submitting to the wrong office causes automatic rejection.

Case Study for BBMP Khata Bifurcation in Bangalore

Case Study 1: Joint Ownership Property Bifurcation in Jayanagar

Background:
Mr. Gopal and his brother jointly owned a 40×60 residential site in Jayanagar. Each constructed separate portions and wanted individual Khatas for clear ownership records.

Family / Parties Involved:
Two brothers and their respective families.

Legal Process:
Application filed in January 2024 through Advocate Meera Suresh at the BBMP South Zone Office. Submitted partition deed, encumbrance certificate, and latest tax receipts.

Challenges Faced:
Delay in tax verification for one half of the property.
Site inspection rescheduled twice due to clerical backlog.

Resolution (timeline and costs):
Separate Khatas issued in six months. Total cost ₹30,000 including BBMP fees, legal, and surveyor charges.

Key Learning:
Filing complete and updated tax documents before submission reduces processing delays.

Case Study 2: Apartment Owners in Whitefield Achieve Individual Khatas

Background:
Owners at Lakeview Residency in Whitefield sought individual Khatas after the builder failed to complete the bifurcation process.

Family / Parties Involved:
Twenty-two apartment owners represented by their association.

Legal Process:
Collective application filed in August 2023 through property lawyer Anand Raj. BBMP required occupancy certificate, builder tax clearance, and possession certificates.

Challenges Faced:
The builder had not paid pending property tax.
OC submission delayed due to missing structural compliance report.

Resolution (timeline and costs):
After coordination with BBMP engineers and builder representatives, individual Khatas were issued in nine months. Average cost per flat ₹14,000 including legal and documentation fees.

Key Learning:
Apartment buyers should confirm builder compliance before handover to avoid Khata delays later.

Case Study 3: Bifurcation Following Legal Heir Succession in Basavanagudi

Background:
After the death of Mr. Narayan in 2022, his wife and two sons inherited a 50×80 site in Basavanagudi. They wanted to divide ownership legally and update BBMP records.

Family / Parties Involved:
Widow and two sons as legal heirs.

Legal Process:
Filed succession certificate and registered partition deed in November 2023. Advocate Radhika coordinated BBMP mutation and bifurcation applications.

Challenges Faced:
Old khata records not digitized.
Additional family tree verification required by the revenue officer.

Resolution (timeline and costs):
Khata bifurcation completed after eight months. Total cost ₹63,000 including legal, survey, and court documentation.

Key Learning:
Inherited properties must be mutated before filing bifurcation requests to ensure BBMP approval.

Case Study 4: Sale-Linked Bifurcation in Yelahanka

Background:
Mrs. Kavitha intended to sell half of her 30×40 site in Yelahanka. The buyer’s bank required a separate Khata before approving a home loan.

Family / Parties Involved:
Single owner and buyer.

Legal Process:
Application filed in February 2024 through Advocate Nitin Deshpande. Attached partition sketch, EC, and no-dues certificate.

Challenges Faced:
Delay in obtaining revised sketch approval from surveyor.
Re-verification required for tax clearance.

Resolution (timeline and costs):
Khata bifurcation completed in four months. Total cost ₹25,000 including survey, legal, and BBMP charges.

Key Learning:
When sale depends on Khata division, initiate the process at least two months before registration to avoid deal postponements.

Case Study 5: NRI Khata Bifurcation in Indiranagar Managed Through POA

Background:
Mr. Arvind Sharma, residing in the UK, co-owned a 60×40 property in Indiranagar with his sister. He issued a Power of Attorney for her to handle bifurcation on his behalf.

Family / Parties Involved:
NRI co-owner and resident co-owner.

Legal Process:
POA attested at the Indian Consulate in London. Application filed in December 2023 through Advocate Rohini Rao. Submitted attested POA, EC, and partition deed.

Challenges Faced:
BBMP required notarization and revalidation in India.
Additional affidavit requested confirming POA authenticity.

Resolution (timeline and costs):
Bifurcation completed in nine months. Total cost ₹92,000 including attestation, courier, and legal processing expenses.

Key Learning:
NRI property owners must ensure foreign POAs are attested and revalidated locally to prevent BBMP verification delays.

Cost-Effective Strategies to Avoid Delays or Rejections

1. Ensure property tax is fully paid before filing.

2. Use a clear and approved partition deed or layout map.

3. Maintain consistency between EC, sale deed, and tax records.

4. Apply through authorized channels to prevent document loss.
   These small steps can significantly reduce turnaround time and save additional processing charges.

NRI Guide: Khata Bifurcation in Bangalore

Context for NRIs in Bangalore

Bangalore contains old village parcels, BDA layouts, private developments, and BBMP wards. Many properties moved from panchayat to BBMP in phases. Records often remain inconsistent across departments. NRIs face extra delay because inspections, original signatures, and some corrections require on-ground action or a registered Power of Attorney.

Common NRI Challenges in Bangalore

• Mixed jurisdiction between BBMP, BDA, panchayat and special authorities

• Old survey numbers not mapped to BBMP property IDs

• Apartment Khata blocked by missing OC or CC from builders

• Plots still recorded as agricultural requiring DC conversion

• Field inspections and revenue clarifications that cannot be done remotely

• Embassy attestation and courier timelines that add days to the process

Lawtendo’s Comprehensive NRI Legal Services for Bangalore

Power of Attorney and attestation

• Draft PoA that covers bifurcation, survey liaison, builder follow-up, and BBMP representation.

• Guide embassy attestation and manage secure courier of originals.

• Register PoA locally so revenue officers accept it.

Survey and record reconciliation

• Cross-check village survey, BDA records, and BBMP entries.

• Commission ground survey when area or boundary mismatches appear.

• Correct and submit revised survey reports with the application.

Apartment and builder coordination

• Liaise with builders for OC, CC, sanctioned plans, and NOCs.

• Prepare flat-wise Khata files and property tax segregation.

• Resolve builder-side defects before filing.

DC conversion and land regularization

• Identify plots still under agricultural classification.

• Prepare DC conversion files and follow up with the Deputy Commissioner.

• Ensure conversion order is entered into BBMP records prior to Khata filing.

Ownership and legal documentation

• Draft partition, gift, heirship or release deeds when co-owners exist.

• Do title checks using EC, sale deeds and RTC extracts.

• Arrange remote signing, notarization and courier of originals.

BBMP filing and compliance follow-up

• File bifurcation application with the correct Revenue Office and attach a full document set.

• Coordinate field inspection with surveyor and ARO.

• Track file movement and confirm e-Khata updates.

Delivery and record finalization

• Validate new Khata entries on e-Khata and property tax systems.

• Obtain certified hard copies and send authenticated sets abroad.

• Provide e-Khata access details to NRI owners.

Step-by-Step NRI Process for Bangalore

Phase 1: Pre-verification (10–15 days)

• Confirm BBMP jurisdiction and DC conversion status.

• Match survey numbers across villages, BDA and BBMP.

• Check OC/CC for apartments and tax payment status.

Phase 2: Documents and PoA (15–25 days)

• Draft PoA and complete embassy attestation.

• Courier originals to India and register PoA locally.

• Compile sale deed, EC, tax receipts, sanctioned plan and any DC orders.

Phase 3: Application filing and field processing (50–75 days)

• Submit bifurcation application with all enclosures to BBMP Revenue Office.

• Supervise site inspection via authorised representative.

• Resolve survey or record objections raised by inspectors.

• Coordinate with BDA if layout approval or betterment entries are needed.

Phase 4: Khata issuance and delivery (5–10 days)

• Receive bifurcation order and new Khata numbers.

• Verify entries on BBMP e-Khata and property tax account.

• Dispatch certified hard and soft copies to NRI owners.

Required Documents for NRIs

• Registered sale deed or conveyance document

• Latest property tax receipts and assessment details

• Encumbrance Certificate covering relevant period

• Approved layout or sanctioned building plan

• OC or CC for apartments where applicable

• DC conversion order when land was agricultural

• Embassy-attested and locally registered PoA

• PAN and ID proof of owners

• Partition, gift, heirship or release deed if co-ownership exists

Typical Timeline and Fees

• Total duration: typically 75–100 days depending on conversion and inspections

• NRI overhead: add 10–20 days for attestation and courier logistics

• Typical Khata processing fee: approx 2% of stamp duty on the registered document, minimum small fixed charge

• Betterment and service charges: typically in the ₹200–₹300 per sq.m range for newly regularized areas

• Final payable amounts vary by ward, plot size and whether conversion or betterment applies

Common Rejection Reasons and How to Avoid Them

• PoA not embassy-attested or not registered locally. Ensure both steps are done.

• Missing OC or CC for apartment units. Obtain builder cooperation early.

• Survey mismatches. Commission corrective ground survey and attach report.

• DC conversion not recorded. Complete conversion before filing.

• Outstanding property tax or betterment dues. Clear dues before submission.

Quick NRI Checklist for Bangalore

• Draft and embassy-attest a comprehensive PoA.

• Obtain OC/CC and sanctioned plans from the builder if applicable.

• Collect sale deeds, EC and latest tax receipts.

• Verify DC conversion and layout approvals.

• Appoint a local legal representative for inspections and follow-up.

• File bifurcation request and monitor e-Khata until certificate issuance.

Top Khata Bifurcation Lawyers in Bangalore – Expert Legal Assistance for Smooth BBMP Processing

Advocate Rachita Nair
Qualification: LL.B. (Bangalore University), LL.M. (Real Estate Law)
Experience: 16 Years in BBMP property and land documentation matters
Specialization: Khata bifurcation, khata transfer, land conversion, and property verification
Court Practice: Bangalore Civil Courts, Karnataka High Court
Location: Indiranagar, Bangalore – 560038
Notable Achievements: Successfully executed 600+ khata and mutation filings across BBMP zones
Fee Range: ₹2,500–₹6,000 per consultation
Contact: +91 96253 56806

Advocate Pradeep Sharma
Qualification: LL.B., Diploma in Municipal Law
Experience: 20 Years in property, municipal, and urban planning law
Specialization: Khata bifurcation, BBMP appeals, building plan regularisation
Court Practice: Karnataka High Court, BBMP Revenue Tribunal
Location: Jayanagar, Bangalore – 560041
Notable Achievements: Known for expediting BBMP applications and resolving document rejections
Fee Range: ₹3,000–₹7,000 per consultation
Contact: +91 96253 56806

Advocate Neelima Suresh
Qualification: LL.B., LL.M. (Urban and Property Law)
Experience: 13 Years handling residential and commercial property cases
Specialization: Khata bifurcation, property dispute resolution, joint ownership division
Court Practice: Bangalore City Civil Court, BBMP South Zone Legal Cell
Location: Rajajinagar, Bangalore – 560010
Notable Achievements: 300+ bifurcations completed with verified documentation compliance
Fee Range: ₹2,000–₹5,500 per consultation
Contact: +91 96253 56806

Advocate Vikas Rao
Qualification: LL.B. (Christ University), Diploma in Revenue Law
Experience: 18 Years in municipal and land governance matters
Specialization: Khata bifurcation, mutation, EC certification, and property record correction
Court Practice: Karnataka High Court, Bangalore District Courts
Location: Malleshwaram, Bangalore – 560003
Notable Achievements: Advised top real estate developers and individual property owners
Fee Range: ₹3,500–₹7,500 per consultation
Contact: +91 96253 56806

Advocate Jyoti Kulkarni
Qualification: LL.B., LL.M. (Corporate and Property Law)
Experience: 10 Years in property and family partition cases
Specialization: Khata bifurcation, family property settlements, and BBMP liaison
Court Practice: Family Courts, Civil Courts, BBMP Documentation Desk
Location: Koramangala, Bangalore – 560034
Notable Achievements: High success rate in resolving joint khata and ownership update issues
Fee Range: ₹2,500–₹5,500 per consultation
Contact: +91 96253 56806

For professional legal guidance on Khata Bifurcation in Bangalore, property owners can connect with Lawtendo’s verified lawyers for full support in documentation, application filing, and BBMP coordination to ensure quick and error-free bifurcation.

Lawtendo’s End-to-End Khata Bifurcation and Legal Assistance Service
Lawtendo offers a full suite of property services, including Khata bifurcation, transfer, and legal verification. The process includes document collection, BBMP application filing, follow-up with revenue officers, inspection scheduling, and final certificate delivery. Clients receive updates at each stage through email and phone support. Lawtendo also assists in obtaining missing documents like ECs, sale deeds, or tax receipts from official departments.

For related resources, you may also refer to:

• Khata Transfer Charges in Bangalore for cost-related guidance.

• Documents Required for e-Khata for digital documentation options.

• How to Get an Encumbrance Certificate in Karnataka for ownership verification details.

Frequently Asked Questions – Bangalore Specific

Q1: What is Khata bifurcation and why is it important for Bangalore property owners?
A: Khata bifurcation is the process of dividing a single BBMP property record into multiple individual Khatas after sale, inheritance, or partition. It gives each owner independent legal recognition, allowing them to pay property taxes, sell, or obtain utility connections separately.

Q2: Who is eligible to apply for Khata bifurcation in Bangalore?
A:

• Co-owners who have divided their property through a sale or partition deed

• Legal heirs after property division through inheritance

• Apartment owners after builder handover

• Developers who have subdivided a layout or building into smaller units

Q3: Which BBMP office handles Khata bifurcation applications in Bangalore?
A: Applications are handled by the Assistant Revenue Officer (ARO) of the respective zone and ward where the property is located. Each property tax receipt shows the corresponding ward number and ARO office.

Q4: What documents are required for Khata bifurcation in Bangalore?
A:

• Parent Khata certificate and extract

• Sale deed, partition deed, or gift deed

• Approved building or layout plan

• Latest property tax paid receipts

• Encumbrance Certificate (EC)

• Occupancy Certificate (if applicable)

• Site sketch showing division of property

• ID and address proof of all owners

• NOC from co-owners, builder, or association (if applicable)

Q5: What is the step-by-step process for Khata bifurcation in Bangalore?
A:

1. Collect all required ownership and approval documents.

2. Clear all pending property tax dues.

3. Apply online via BBMP e-Khata or E-Aasthi portal, or submit the form at the local ARO office.

4. Pay the applicable processing fees.

5. BBMP verifies documents and may conduct a site inspection.

6. Once approved, individual Khata numbers and certificates are issued to each owner.

Q6: How long does Khata bifurcation take in Bangalore?
A: Simple cases with complete documents are processed in 30–60 days. Complex cases involving disputes, missing plans, or multiple owners can take 90–120 days.

Q7: What are the typical BBMP fees for Khata bifurcation in Bangalore?
A:

• Application fee: ₹500 per bifurcated unit

• Khata certificate: ₹25

• Khata extract: ₹100

• Verification or inspection fees (if applicable)
  Charges may vary depending on the property type and size.

Q8: Can Khata bifurcation be completed online in Bangalore?
A: Yes, BBMP allows partial online submission through e-Aasthi and e-Khata portals. However, physical verification and original document submission are usually required before final approval.

Q9: What are common reasons for delay or rejection of Khata bifurcation applications?
A:

• Unpaid property taxes

• Incomplete or mismatched ownership details

• Missing EC, plan approval, or Occupancy Certificate

• Property under legal dispute

• Encroachments or building violations

Q10: How can property owners track their Khata bifurcation application status in Bangalore?
A: Applicants can check the status on the BBMP e-Aasthi portal using the acknowledgment number, or visit their ward-level ARO office for manual updates. Once approved, the bifurcated Khata certificates can be collected or downloaded online.

Conclusion

Khata bifurcation in Bangalore is not paperwork for its own sake. It is the legal step that locks ownership, clears your tax record, and removes barriers to loans, sales, and building approvals.

Start by preparing a complete, accurate file. Include the registered sale deed, latest tax receipts, sanctioned plan, property sketch, ID proofs, and any required NOCs. Confirm boundary measurements and clear any unpaid taxes before you apply. A single missing or mismatched document is the usual cause of long delays.

Expect the process to require follow up. Track your application, keep submission receipts, and note the BBMP zonal office handling your file. If objections or queries appear, resolve them quickly with the correct supporting papers to avoid rework.

You do not have to handle every step yourself. Professional support that verifies your documents, arranges the map and plan checks, submits the correct application, and follows up with BBMP saves time and reduces risk. Lawtendo provides that end-to-end support and can get your bifurcation completed accurately and faster.

Complete your Khata bifurcation now. It secures your legal rights, preserves the value of your asset, and makes every future property decision simpler.

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