Khata Bifurcation in Electronic City: Complete Guide for Property Owners

Introduction

Electronic City is one of Bengaluru’s most prominent residential and IT hubs, spread across phases I and II, with thousands of apartments, layouts, and commercial properties. With rapid property transactions and shared ownership among families and developers, the need for Khata bifurcation has increased significantly.

Khata bifurcation is the process of dividing one municipal property record into separate entries for each owner or subdivided portion. This step ensures each owner can pay taxes individually, register their share, or apply for loans. Without it, all co-owners remain tied to a single Khata, which complicates legal ownership and transactions.

Lawtendo helps property owners in Electronic City complete this process smoothly—managing documents, online submissions, and BBMP follow-ups to ensure timely and error-free bifurcation.

Refer to Lawtendo’s South Bangalore Khata Bifurcation Guide for nearby localities.

What Is Khata Bifurcation and Why It’s Essential for Property Owners

A Khata is an official record maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) or its local CMC office. It reflects ownership details, tax liability, and property classification. When a property is divided by sale, inheritance, or construction the single Khata must be split so that each new portion has its own entry.

This is essential for:

• Paying property taxes individually

• Selling or registering part of a divided property

• Applying for building plan approval or home loans

• Avoiding legal disputes over shared tax liabilities

For large developments in Electronic City, such as apartment complexes or split plots, bifurcation provides clarity in municipal records and ensures smooth future transactions.

Difference Between Khata Transfer, Bifurcation, and Amalgamation

Knowing which process applies prevents wrong applications and delays in BBMP processing.

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.

Understanding A-Khata, B-Khata, and E-Khata in Electronic City

In Electronic City, many properties fall under the erstwhile CMC limits and may hold B-Khata status until upgraded. For legal clarity and sale transactions, converting to A-Khata before bifurcation is often advisable.

When to Apply for Khata Bifurcation in Electronic City

You should apply for bifurcation when:

• A parent property is divided among multiple owners.

• A layout is developed into smaller plots or flats.

• A family property is partitioned legally.

• A commercial property is subdivided between partners or buyers.

This process ensures that each individual owner receives a separate property identification number for tax and documentation purposes.

BDA Rules / CMC Jurisdiction and Local Authority Details for Electronic City

Electronic City was previously under Bommanahalli CMC and is now governed by BBMP’s South Zone. Property owners must apply through the respective Assistant Revenue Officer (ARO) for Khata-related services.

Local Jurisdiction Information:

• Zone: BBMP South Zone

• Wards: 192 (Electronic City Phase I), 193 (Phase II)

• Office: BBMP Revenue Office, Near Neeladri Road, Electronic City

• Contact: Assistant Revenue Officer (ARO) – 080-2266 0000

• Online Portals: E-Aasthi for property applications, Sakala for service tracking

Submitting to the correct zone office ensures the application is accepted and processed without jurisdictional errors.

Documents Required for Khata Bifurcation

BBMP mandates specific documents for Khata bifurcation. Missing or incorrect paperwork often causes rejection. The required documents include:

1. Duly filled Form 22 (application for bifurcation)

2. Copy of existing Khata certificate and extract

3. Registered partition deed or sale deed

4. Latest tax paid receipt

5. Approved layout plan or building plan

6. Encumbrance certificate (EC) for past 10 years

7. Property sketch showing division details

8. ID proofs of all owners (Aadhaar, PAN)

9. Occupancy Certificate (for apartments)

10. NOC from co-owners, if applicable

11. Power of Attorney if application filed through representative

Lawtendo verifies all documents for completeness before submission to reduce rejections.

Step-by-Step Khata Bifurcation Process in Electronic City

Offline Procedure:

1. Prepare all necessary documents and verify with legal professionals.

2. Submit the application form at the BBMP Revenue Office.

3. Pay the bifurcation fee and service charges at the office counter.

4. Obtain acknowledgment with a Sakala reference number.

5. BBMP officials visit the property for boundary and ownership verification.

6. Separate Khata numbers are created and certificates issued.

Filing Through E-Aasthi and Sakala portal Online Submission Process

The E-Aasthi system enables digital filing for property owners in Bellandur.

1. Log in to the E-Aasthi portal.
2. Select Khata Bifurcation under property services.
3. Upload scanned documents and affidavits.
4. Pay fees online via the BBMP payment gateway.
5. Track the application through your Sakala reference number.
6. Once approved, you can download the new certificate.

Lawtendo manages the entire online filing process, from uploading documents to tracking status until approval. Our detailed guide on A Khata to e Khata conversion in South Bangalore explains the process step by step.

Timeline for Khata Bifurcation Completion

Time may vary based on pending tax dues, incomplete records, or approval delays from the BDA or BBMP.

BBMP Fees and Calculation Examples

Applicants must clear any outstanding property taxes before BBMP accepts the application.

Common Reasons for BBMP Delay or Rejection

• Property under B-Khata without conversion

• Mismatch in owner names or survey numbers

• Missing parent Khata extract or plan approval

• Incomplete EC or tax payment details

• Unapproved layout or unauthorized building construction

Lawtendo coordinates directly with BBMP engineers and surveyors to address and rectify these issues before final submission. To see how process and timelines differ across nearby areas, refer to our Khata Bifurcation in South Bangalore – Jayanagar, JP Nagar, BTM Layout Zone Guide.

Tips to Avoid Objections During Khata Bifurcation Application

• Check if the property is A-Khata or regularized.

• Submit the latest EC and clear all tax dues.

• Attach all pages of the partition or sale deed.

• Use identical owner details across documents.

• Keep digital scans ready for online uploads.

Comparison Table – Khata Bifurcation vs Transfer vs Conversion

Local BBMP Office and Contact Points for Electronic City Residents

BBMP Revenue Office – Electronic City Range
Near Neeladri Main Road, Electronic City Phase I, Bengaluru – 560100
Phone: 080-2266 0000
Working Hours: Monday to Friday, 10 AM – 5 PM

Checklist Before Applying for Khata Bifurcation

• Confirm all property taxes are paid.

• Ensure property layout or plan is approved.

• Obtain the latest EC and Khata extract.

• Prepare the property sketch and boundary map.

• Keep ID proofs and NOC from all owners ready.

Real Khata Bifurcation Case Studies from Electronic City

Case Study 1: Smooth Bifurcation for Joint Ownership Property

Background:
Mr. and Mrs. Arvind Naik jointly owned a 60×40 plot in Electronic City Phase 1. After constructing two independent houses, they decided to bifurcate the Khata to simplify tax and utility management.

Family / Parties Involved:

• Arvind and spouse (ground floor)

• Married son and spouse (first floor)

Legal Process:
Application filed in January 2024 through Advocate Kavita Narayan at BBMP Bommanahalli Zone. Submitted partition deed, latest tax receipts, and approved building plan.

Challenges Faced:

• Verification delays due to partial tax arrears

• Minor name discrepancy in sale deed versus partition deed

Resolution:
Khata bifurcation completed in six months after correction of records. Total cost: ₹34,000 including legal, survey, and BBMP charges.

Key Learning:
Ensure name consistency in all ownership documents to prevent unnecessary scrutiny.

Case Study 2: Apartment Builder Delay in Khata Division

Background:
Residents of “Sri Lakshmi Heights” in Electronic City Phase 2 applied for individual Khatas after the builder failed to complete formalities post-handover.

Family / Parties Involved:

• Apartment owners association representing 20 flat owners.

Legal Process:
The association filed an application collectively with help from property lawyer Ramesh Gowda. BBMP sought builder’s occupancy certificate and tax clearance.

Challenges Faced:

• Builder’s non-cooperation and missing OC copy

• Delay in payment of pending taxes by builder

Resolution:
After legal notice to the builder and settlement of dues, individual Khatas were issued after ten months. Cost per flat: ₹16,500 including consultancy and legal support.

Key Learning:
Apartment buyers should verify that the builder completes Khata transfer formalities before taking possession.

Case Study 3: Legal Heir Bifurcation After Father’s Death

Background:
After Mr. B. S. After Prakash’s death in 2022, his two sons inherited a 40×60 property in Electronic City Phase 1. They planned to split ownership to construct independent houses.

Family / Parties Involved:

• Two sons (legal heirs)

• Mother as surviving spouse

Legal Process:
Succession certificate and partition deed filed in September 2023 through Advocate Meena Krishnan. Mutation completed first, followed by bifurcation.

Challenges Faced:

• Delay in obtaining succession certificate

• Verification of old BDA layout plan by BBMP

Resolution:
Khata bifurcation finalized after eight months. Total cost: ₹62,000 including court fees and legal representation.

Key Learning:
Inherited property bifurcation should begin only after completing succession and mutation procedures.

Case Study 4: Industrial Plot Khata Division for Business Partners

Background:
Two business partners jointly owned a small industrial shed in Electronic City Phase 2. They decided to divide the property for individual use and accounting purposes.

Family / Parties Involved:

• Two partners (co-owners under partnership firm)

Legal Process:
Application filed through company legal counsel in February 2024. Required documents included registered dissolution deed, company PAN, tax receipts, and encumbrance certificate.

Challenges Faced:

• Mismatch in khata name (firm vs individual)

• Additional KYC verification by BBMP

Resolution:
After re-submission of corrected documents, bifurcation was approved in five months. Total cost: ₹40,000 including legal and professional charges.

Key Learning:
In business properties, ensure ownership transfer from firm to individuals before bifurcation.

Case Study 5: NRI Property Owner Uses Power of Attorney for Bifurcation

Background:
Ms. Rekha Iyer, an NRI residing in the UK, co-owned a 50×30 site in Electronic City Phase 1 with her sister. She appointed her sister through POA to carry out Khata bifurcation.

Family / Parties Involved:

• NRI sister (via POA)

• Resident sister (local co-owner)

Legal Process:
Application filed in November 2023 through Advocate Arjun Deshmukh. POA attested at Indian High Commission, London. Submitted EC, partition deed, and attested documents.

Challenges Faced:

• Delay in document authentication verification

• Additional affidavit for NRI ownership proof

Resolution:
Bifurcation completed in nine months with final Khata certificates issued in both names. Total cost: ₹88,000 including attestation, courier, and legal expenses.

Key Learning:
For NRI owners, consular attestation and complete documentation are vital to avoid procedural delays.

NRI Guide: Khata Bifurcation in Electronic City

Context for NRIs in Electronic City

Electronic City, home to several IT campuses and mixed residential zones, includes properties spread across BBMP, BDA, and panchayat jurisdictions. Many layouts here transitioned from village limits to BBMP control only recently, causing delays in record synchronization. NRIs often face hurdles with bifurcation because many revenue records are still semi-digital, and BBMP insists on local verification for inspection and signature requirements. A properly executed Power of Attorney (PoA) is essential for remote owners.

Common NRI Challenges in Electronic City

• Mixed Jurisdiction: Some sectors still fall under Electronic City Industrial Township Authority (ELCITA) or gram panchayat control.

• Pending Conversions: Plots converted from agricultural to residential often lack updated DC orders.

• Builder Non-Compliance: Apartment Khata bifurcation blocked due to missing OC/CC or partial occupancy approvals.

• Survey Number Conflicts: Old survey references not matching BBMP digital property identifiers.

• Remote Execution Delays: Embassy attestation and document courier extend processing by 15–20 days.

Lawtendo’s NRI Solutions for Electronic City Property Owners

1. Power of Attorney (PoA) Drafting and Attestation

Prepare a comprehensive PoA authorizing representation for bifurcation, builder coordination, and survey verification.
Facilitate embassy attestation for NRIs abroad and manage secure courier of originals to India.
Register the PoA with the Sub-Registrar’s Office under Bangalore South jurisdiction for BBMP acceptance.

2. Survey and Record Verification

Verify survey numbers, layout boundaries, and DC conversion status through both BBMP and village records.
Conduct ground-level surveys if land parcels were part of earlier panchayat areas.
Ensure all layout or plot approvals are reflected in BBMP or BDA systems before filing.

3. Apartment and Layout Coordination

Liaise with builders or resident associations to obtain OC/CC, approved layout plan, and occupancy details.
File flat-level Khata bifurcation applications supported by tax receipts and sanction plans.
Update BBMP’s e-Khata database once bifurcation is complete.

4. Agricultural Conversion and Regularization

Identify if the property is still marked under agricultural classification.
Prepare and file DC conversion applications through the Deputy Commissioner’s office.
Update DC conversion status in BBMP property records before initiating bifurcation.

5. Legal and Ownership Documentation

Draft partition or heirship deeds if multiple owners exist.
Conduct title verification using EC (Encumbrance Certificate), RTC, and sale deed copies.
Support remote signing, notarization, and international document transfers.

6. BBMP Filing and Compliance Follow-up

Submit the bifurcation application to the BBMP Revenue Office (Bommanahalli Zone).
Attach sale deed, tax receipts, EC, conversion certificate, and registered PoA.
Coordinate with the Assistant Revenue Officer (ARO) and field surveyor for inspection.
Track digital entries and confirm e-Khata updates after approval.

Step-by-Step NRI Process for Khata Bifurcation in Electronic City

Phase 1: Pre-Verification (10–15 Days)

Confirm jurisdiction — BBMP or ELCITA-controlled area.
Check property’s DC conversion status and BBMP inclusion.
Validate OC/CC and builder compliance for apartments.

Phase 2: PoA and Documentation (15–20 Days)

Draft and notarize Power of Attorney abroad.
Complete embassy attestation and courier documents to India.
Register PoA locally and collect sale deeds, EC, tax receipts, and layout approval copies.

Phase 3: Application and Processing (50–70 Days)

File bifurcation request with BBMP Revenue Office.
Oversee field inspection and respond to record discrepancies.
Coordinate between BDA and BBMP if dual records exist.
Track progress in BBMP’s internal portal and push for timely approval.

Phase 4: Khata Certificate Issuance (5–10 Days)

Obtain bifurcated Khata certificate(s) for each property share or flat.
Verify correctness of data on the BBMP e-Khata system.
Provide authenticated copies and digital credentials to NRI owners.

Required Documents for NRIs in Electronic City

• Registered sale deed(s)

• Latest property tax receipts

• Encumbrance Certificate (EC)

• Approved layout or sanctioned building plan

• OC/CC for apartment projects (if applicable)

• DC conversion order (if applicable)

• Embassy-attested and locally registered PoA

• PAN and ID proof of owner(s)

• Partition/gift/heirship deed (if applicable)

NRI Timeline for Khata Bifurcation in Electronic City

• Total Duration: 75–100 days

• NRI Delay Factor: +10–20 days for embassy attestation, courier logistics, and remote coordination

• Dependencies: DC conversion status, OC/CC availability, layout approval, and BBMP inspection schedule

Common Rejection Reasons & How to Prevent Them

• Unregistered or unattested PoA: Must be embassy-attested and registered locally.

• Missing OC/CC: Coordinate early with builder or association.

• Survey mismatch: Conduct new survey and attach revised report.

• Pending DC conversion: Secure DC approval before application.

• Unpaid property taxes: Clear all dues prior to filing.

Quick NRI Checklist for Electronic City

• Draft and register PoA with embassy attestation.

• Collect OC/CC, sale deed, EC, and latest tax receipts.

• Verify DC conversion and BBMP inclusion.

• Appoint a local legal representative for inspection and liaison.

• File application and monitor e-Khata updates until bifurcation completion.

• Collect and validate bifurcated Khata certificates.

Top Khata Bifurcation Lawyers in Electronic City – Trusted Property Law Experts

Advocate Suresh Bhat
Qualification: LL.B. (Bangalore University)
Experience: 15 Years in municipal and property law
Specialization: Khata bifurcation, mutation, title checks, BBMP compliance
Court Practice: Bangalore Urban District Court, Karnataka High Court (Bengaluru)
Location: Electronic City, Bangalore – 560100
Notable Achievements: Completed 300+ khata and mutation files; fluent with BBMP online processes
Fee Range: ₹2,000–₹5,000 per consultation
Contact: +91 96253 56806

Advocate Priya Nair
Qualification: LL.B., Diploma in Real Estate Law
Experience: 12 Years in land records and property documentation
Specialization: Khata bifurcation, sale deed vetting, encumbrance certificate searches
Court Practice: Civil Courts (Bengaluru), BBMP South Zone Office
Location: Electronic City, Bangalore – 560100
Notable Achievements: Assisted 250+ individual owners and apartment associations with khata issuance
Fee Range: ₹2,500–₹6,000 per consultation
Contact: +91 96253 56806

Advocate Venkatesh Rao
Qualification: LL.B., LL.M. (Municipal Law)
Experience: 18 Years in property litigation and municipal matters
Specialization: Complex khata bifurcation, land conversion, DC approvals
Court Practice: Karnataka High Court, Revenue Courts
Location: Electronic City, Bangalore – 560100
Notable Achievements: Handled large-scale layout regularisation and developer liaison for khata conversion
Fee Range: ₹3,500–₹8,000 per consultation
Contact: +91 96253 56806

Advocate Meera Kulkarni
Qualification: LL.B. (National Law College), Certified Mediator
Experience: 10 Years in family and property settlements
Specialization: Khata bifurcation, partition settlements, mediation to avoid litigation
Court Practice: Family Courts, Bangalore Urban District Court
Location: Electronic City, Bangalore – 560100
Notable Achievements: Resolved 65% of contested khata matters through mediation and settlement
Fee Range: ₹2,000–₹5,500 per consultation
Contact: +91 96253 56806

Advocate Ramesh Hegde
Qualification: LL.B., Diploma in Revenue Law
Experience: 16 Years in revenue and municipal records
Specialization: Khata bifurcation, revenue record corrections, encumbrance and title searches
Court Practice: Revenue Courts, BBMP offices (Bengaluru)
Location: Electronic City, Bangalore – 560100
Notable Achievements: Expert in reconciling historical revenue records for khata issuance
Fee Range: ₹2,500–₹6,500 per consultation
Contact: +91 96253 56806

How Lawtendo Assists Electronic City Property Owners

Lawtendo offers specialized property documentation services to handle Khata bifurcation efficiently.

Our Expertise Covers:

• Preliminary property Document Verification and documentation audit.

• Preparation and submission of applications (online/offline).

• Coordination with BBMP officials for inspection and status tracking.

• Assistance with B-Khata to A-Khata conversion, if needed.

• Transparent updates until Khata certificate delivery.

By engaging Lawtendo, Electronic City property owners save time, avoid rejections, and ensure compliance with BBMP’s latest regulations.

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 – Electronic City Specific

Q1: What is Khata bifurcation and when is it required in Electronic City?
A: Khata bifurcation divides one property record into multiple Khatas after partition, sale, inheritance, or redevelopment. It allows each owner in Electronic City to manage taxes, utilities, and property transactions independently.

Q2: Which BBMP zone and office handle Khata bifurcation for Electronic City?
A: Electronic City falls under the Bommanahalli Zone of BBMP. Applications must be submitted to the Assistant Revenue Office (ARO) of the respective sub-division based on the property’s ward.

Q3: What documents are required for Khata bifurcation in Electronic City?
A:

• Parent Khata certificate and extract

• Registered sale deed or partition deed

• Latest paid property tax receipts

• Approved layout or building plan

• Encumbrance Certificate (EC)

• Occupancy Certificate (if applicable)

• Sketch/map showing the division

• Owner ID and address proof

• NOC from co-owners or builder, if applicable

Q4: What is the step-by-step process for Khata bifurcation in Electronic City?
A:

1. Gather and verify all required documents.

2. Clear any outstanding property tax dues.

3. Apply online through BBMP e-Khata/e-Aasthi or submit directly at the Bommanahalli ARO office.

4. Pay the application and processing fees.

5. BBMP reviews the documents and conducts a property inspection if required.

6. On approval, individual Khata numbers and certificates are issued for each property unit.

Q5: How long does the Khata bifurcation process take in Electronic City?
A: Typically 30–60 days for straightforward applications. Complex or disputed properties may take 90 days or more depending on verification and document completion.

Q6: What are the BBMP fees and charges for Khata bifurcation in Electronic City?
A:

• Application fee: ₹500 per unit (approx.)

• Khata certificate: ₹25

• Khata extract: ₹100

• Verification and inspection charges as per property size

Q7: Can apartment owners in Electronic City apply for individual Khatas?
A: Yes. Once the builder obtains necessary approvals and the Occupancy Certificate, the parent Khata can be bifurcated so each flat owner receives an individual Khata certificate.

Q8: What common issues delay or cause rejection of Khata bifurcation applications in Electronic City?
A:

• Unpaid property tax or missing tax receipts

• Mismatch between ownership records and sale deed

• Missing EC or approved building plan

• Encroachments or unapproved construction deviations

• Pending legal or family disputes

Q9: Can NRIs or non-resident owners apply for Khata bifurcation in Electronic City?
A: Yes. NRIs can appoint a registered Power of Attorney (POA) holder in India to handle the submission, payment, and follow-up process on their behalf.

Q10: How can applicants track their Khata bifurcation status in Electronic City?
A: Track the application on the BBMP e-Aasthi or e-Khata portal using the acknowledgment number. For manual updates, visit the Bommanahalli ARO office associated with the property’s ward.

Conclusion

For property owners in Electronic City, Khata bifurcation is more than a procedural step; it’s the key to having a legally recognized and independent property record under the BBMP or respective local body. With Electronic City’s rapid development and increasing number of apartment projects, joint ventures, and inherited properties, clearly separating ownership through Khata bifurcation helps avoid future legal disputes, simplifies taxation, and ensures smoother resale or loan approvals.

Many owners face hurdles due to incomplete documentation or unclear understanding of how the bifurcation process differs between BBMP and the local panchayat zones. Preparing your documents like the sale deed, property sketch, latest tax receipts, and sanctioned plan before submission eliminates most of these issues. Following up through the correct channel and ensuring that your application is error-free can save you months of delay.

At Lawtendo, we guide Electronic City property owners through every step of the process from documentation and verification to filing and follow-up ensuring it’s done right the first time. A successful Khata bifurcation not only validates your ownership but also strengthens your property’s legal standing, giving you confidence and clarity for all future transactions.

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