BBMP Bifurcation Restrictions in Bangalore: What Property Owners Must Know

Introduction: Why BBMP Bifurcation Restrictions Matter Today

If you own property in Bangalore, you may have come across the term Khata bifurcation. Until recently, the process of dividing a single khata into two or more accounts was fairly straightforward. However, in January 2025, the Bruhat Bengaluru Mahanagara Palike (BBMP) tightened its rules and issued new restrictions. Today, bifurcation is allowed only for sites that have prior approval from the Bangalore Development Authority (BDA) or other competent planning authorities.

For property owners, buyers, and developers, this shift means you must understand exactly who can apply, when you are eligible, and what restrictions apply before moving forward. In this guide, Lawtendo’s property law experts break down the updated rules, official requirements, and the legal remedies available.

What Is Khata Bifurcation in Bangalore?

A Khata bifurcation refers to dividing one khata (property account) into multiple khatas. For example, if you own a 4,000 sq. ft. site and wish to divide it into two equal plots of 2,000 sq. ft. each, you must apply for bifurcation with BBMP. Once approved, each subdivided property gets its own khata certificate and khata extract.

Property owners usually seek bifurcation in these situations:

• Selling a portion of a larger site.

• Dividing property among legal heirs.

• Developing layouts for resale or joint ventures.

This process is different from:

• Amalgamation (combining two or more khatas into one).

• Khata transfer (changing ownership after a sale or inheritance).

If you’re new to khata concepts, we recommend reading our detailed guide on documents required for khata transfer in Bangalore before proceeding.

The Legal Framework Behind Bifurcation

Bifurcation in Bangalore is governed by:

• Karnataka Town and Country Planning (KTCP) Act, 1961: Defines the powers of planning authorities like BDA.

• BBMP Act and BBMP Revenue Rules: Specify the procedures for khata maintenance.

• Circular issued on January 7, 2025: Restricts bifurcation for properties that do not have BDA or planning authority approval.

In simple terms:

• If your site is in a BDA-approved layout, you can apply for bifurcation at BBMP.

• If your site is in an unauthorized layout or revenue site, bifurcation requests will be rejected.

This legal change directly affects thousands of property owners, particularly those who purchased revenue layouts without proper approvals.

Who Is Affected by BBMP’s Bifurcation Restrictions?

The new restrictions impact several categories of property owners:

1. Individual site owners
   • Owners of large plots who wish to sell or gift a portion to family.

2. Apartment or villa developers
   • Builders who attempt to create multiple khata numbers without prior BDA approval.

3. Heirs and co-owners
   • Families dividing inherited property among siblings or legal heirs.

4. Property buyers
   • Individuals purchasing subdivided sites in layouts not recognized by BDA.

If you fall into any of the above, it is important to verify eligibility before making legal or financial commitments. Lawtendo offers a Khata Bifurcation Audit Service that helps you assess your case before applying.

Why Has BBMP Imposed Restrictions?

The rationale for these restrictions comes down to:

• Urban planning compliance: To ensure only legally sanctioned layouts are developed.

• Control of unauthorized sites: To curb the mushrooming of revenue sites that lack proper infrastructure.

• Legal clarity: To make bifurcation requests consistent with BDA’s master plan and town planning norms.

By linking bifurcation to BDA approval, BBMP aims to maintain order in Bangalore’s fast-growing real estate sector. However, this has created challenges for genuine property owners caught in the middle.

When Do Restrictions Apply?

The restrictions are applicable in the following cases:

• Properties without BDA or competent planning authority approval.

• Layouts developed without approved plans.

• Sites exceeding specific square-foot thresholds that require BDA scrutiny.

• Pending applications filed before Jan 7, 2025 that have not yet been approved.

If your application was submitted earlier but is still under review, BBMP may now insist on a No Objection Certificate (NOC) from BDA before proceeding.

Where Can You Apply for Khata Bifurcation?

Currently, applications can be made:

• Offline at the jurisdictional Assistant Revenue Officer (ARO) office under BBMP.

• Online through select BBMP revenue portals (though the online route often redirects to physical submission).

However, even if you apply, your request will be processed only if your property meets the BDA approval requirement.

For complex cases, Lawtendo can represent you before BBMP, prepare necessary documentation, and escalate matters if delays occur.

How to Apply for Khata Bifurcation in Bangalore (When Eligible)

If your site is eligible, the process involves:

1. Submitting an application form at your jurisdictional ARO.

2. Attaching required documents (sale deed, khata extract, tax paid receipt, layout approval, etc.).

3. Paying prescribed bifurcation fees and inspection charges.

4. BBMP’s revenue inspector conducting field verification.

5. Issuance of new khata certificates and extracts for each subdivided site.

Processing time typically ranges from 30 to 90 days, depending on the zone and completeness of documents.

Documents Required for Bifurcation Application

When filing an application, BBMP insists on a set of supporting documents that prove both ownership and legality of the property. Missing paperwork is one of the most common reasons for rejection. Typically, you will need:

• Sale deed or mother deed of the property

• Latest tax paid receipts for the entire site

• Existing khata certificate and khata extract

• Approved layout plan or sanction letter from BDA or other authority

• No Objection Certificate (if required from BDA or housing society)

• Identity proof and address proof of the applicant

For properties acquired through inheritance, additional documents such as a succession certificate or partition deed may also be necessary.

Fees and Charges for Khata Bifurcation

BBMP applies both fixed and variable charges for bifurcation requests. The charges may vary slightly across zones, but the structure is generally:

• Application form fee: nominal

• Processing and bifurcation charges: fixed per application

• Search and verification charges: per year of records, if applicable

• Betterment charges: in cases where layout regularization is required

• Miscellaneous charges for certified copies and endorsements

A typical applicant should budget anywhere between a few thousand rupees up to higher amounts if betterment charges are raised.

Official Restrictions: What Property Owners Cannot Do

The January 2025 order clearly states that bifurcation cannot proceed if:

• The site is part of a layout not approved by BDA or other competent authority.

• The parent site does not have a valid khata number.

• The bifurcated plots do not meet minimum site dimension requirements as per planning laws.

• The applicant fails to produce approved layout plans or sanction letters.

This means even if property tax has been paid regularly, BBMP may still reject applications if planning approval is missing.

Decision Flowchart: Am I Eligible for Bifurcation?

A simplified flow helps property owners understand where they stand:

1. Do you have a sale deed registered with the Sub-Registrar?
   • If no → Ineligible until the deed is regularized.

2. Is the layout approved by BDA or competent authority?
   • If no → Ineligible under current BBMP order.

3. Does the site meet minimum dimension rules?
   • If no → Application likely to be rejected.

4. Are property taxes paid and khata extract available?
   • If yes → Eligible to apply for bifurcation.

This decision path shows why legal vetting is critical before investing in bifurcation.

Zone-Wise Rules and Limits

Processing of bifurcation requests is carried out at the Assistant Revenue Officer’s office in each BBMP zone. While the overall procedure is uniform, there are differences in:

• Inspection timelines — some zones clear applications within 30 days, others take longer.

• Strictness in document scrutiny — zones covering core city areas often demand more compliance than newly added peripheral zones.

• Application backlog — high-demand zones like Mahadevapura or Yelahanka see longer queues.

Publishing zone-specific updates is useful because enforcement may vary based on local conditions. Property owners should confirm exact requirements with their respective ARO office before applying.

Common Issues and Rejections

Many applications fail at BBMP for predictable reasons. Some of the most frequent include:

• Sale deed mentions larger extent but supporting BDA plan is absent.

• Multiple heirs apply separately without providing a partition deed.

• Khata tax receipts are outdated or unpaid.

• Discrepancies between site dimensions in sale deed and approved plan.

• Applications filed in the wrong jurisdictional office.

Applicants should pre-check their paperwork and legal standing before filing, as rejections not only delay the process but can also complicate future property transactions.

How to Escalate if Your Application Is Rejected

If your application for bifurcation is rejected, there are structured remedies available:

1. Seek clarification from the Assistant Revenue Officer
   • Request a written endorsement stating reasons for rejection.

   • Minor issues like missing documents can often be corrected.

2. Escalation within BBMP
   • Appeal to the Revenue Officer or Joint Commissioner of your zone.

   • Submit supporting documents or NOC from BDA if required.

3. Approach the planning authority
   • In cases linked to layout approvals, obtain approval or NOC from BDA or other competent authority and reapply.

4. Legal remedy
   • If rejection is arbitrary or delayed without justification, property owners can file a writ petition in the High Court of Karnataka.

   • Legal representation ensures faster resolution when administrative remedies fail.

Case Studies on BBMP Khata Bifurcation in Bangalore

Case Study 1: Independent House in Malleswaram
Background: Mr. Harish N, a retired banker, owned a 60×40 site with an independent house in Malleswaram. He wanted to bifurcate the site into two 30×40 plots for his sons.
Challenge:

• BBMP zoning restrictions disallowed bifurcation in certain residential areas.

• Property fell under “minimum plot size” rules, creating compliance issues.

• Both sons needed separate khata for loan purposes.
  Lawtendo’s Solution:

• Reviewed BBMP zoning by-laws.

• Filed bifurcation application with Town Planning section.

• Submitted additional undertakings to maintain setback norms.
  Outcome: BBMP approved bifurcation after 57 days with compliance conditions, enabling both sons to get individual e-Khatas.

Case Study 2: Apartment Project in Kengeri
Background: Sri Durga Constructions developed an apartment complex in Kengeri with 48 units.
Challenge:

• The builder wanted BBMP to bifurcate the mother khata into 48 individual khatas for buyers.

• BBMP initially rejected citing pending property tax dues on the mother khata.

• Buyers faced delay in registrations.
  Lawtendo’s Solution:

• Cleared pending mother khata tax dues.

• Submitted Form 11B to 11A conversion request where required.

• Coordinated with the Revenue Department to process bulk bifurcation.
  Outcome: All 48 flats received individual khatas in 63 working days, allowing builders to complete handovers.

Case Study 3: Inherited Property in Basavanagudi
Background: Mrs. Sudha Rao inherited a 50×80 property in Basavanagudi along with her brother. They wanted to bifurcate it into two equal 50×40 portions.
Challenge:

• BBMP bifurcation was held up due to lack of succession and partition deed.

• Property tax was still in the father’s name.
  Lawtendo’s Solution:

• Obtained succession certificate through court.

• Prepared and registered partition deed.

• Applied for bifurcation with supporting documents.
  Outcome: BBMP bifurcated khata into two equal shares within 48 days, both siblings received independent tax accounts.

Case Study 4: Commercial Complex in Peenya
Background: A logistics company owned a large warehouse complex in Peenya Industrial Area. They wanted to bifurcate a portion to lease to another company.
Challenge:

• BBMP flagged the request since commercial bifurcation required minimum road width compliance.

• Land use category mismatch between original sanction plan and current usage.
  Lawtendo’s Solution:

• Obtained change of land use certificate from BDA.

• Submitted revised building plan approval to BBMP.

• Filed bifurcation request with compliance affidavit.
  Outcome: Commercial bifurcation approved in 72 days, separate khata issued for leased block, enabling tenant to obtain trade license.

Case Study 5: Layout in Horamavu
Background: Greenfield Developers had a 20-acre residential layout in Horamavu with BDA approval.
Challenge:

• Needed BBMP bifurcation of mother khata into 120 individual sites.

• The process stalled because layout integration with BBMP was incomplete.
  Lawtendo’s Solution:

• Expedited BDA to BBMP handover note.

• Cleared betterment charges for the entire layout.

• Submitted bulk bifurcation application with supporting survey records.
  Outcome: All 120 sites bifurcated into individual khatas within 80 working days, enabling buyers to register properties without further delay.

Trusted Property Advocates for BBMP Bifurcation Matters

1. Adv. Suresh Hegde – BBMP Bifurcation & Compliance Specialist
   Over 15 years of experience in Khata bifurcation and BBMP restriction compliance, guiding property owners on partition and sub-division rules in North Bangalore. 📞 +91 96253 56806
2. Adv. Rekha Narayan – Family Partition & BBMP Objection Expert
   Known for handling BBMP objections during property bifurcation. Strong presence in Yelahanka & Hebbal, especially for family property disputes. 📞 +91 96253 56806
3. Adv. Venkatesh Babu – Layout & Apartment Bifurcation Lawyer
   Focus on layout and apartment bifurcation approvals, ensuring documentation aligns with BBMP zoning restrictions. Serving clients in Peenya & Dasarahalli. 📞 +91 96253 56806
4. Adv. Lakshmi R – Joint Ownership Bifurcation Specialist
   Expert in Khata bifurcation for joint property owners, guiding clients through BBMP’s regulatory checks for lawful property division. 📞 +91 96253 56806
5. Adv. Harish Reddy – Land Survey & Bifurcation Legal Advisor
   Veteran advocate in land bifurcation and survey coordination, advising clients on BBMP restrictions for sub-division and documentation challenges. 📞 +91 96253 56806

NRI Challenges in Property Bifurcation

For NRIs, property bifurcation (splitting a larger property into multiple smaller Khata units) involves more than paperwork. It requires strict compliance with BBMP’s restrictions, zoning rules, and building bye-laws. Missteps can result in delays, penalties, or outright rejection of applications.

Common NRI Challenges:

• Remote Oversight Issues: Difficulty monitoring whether local authorities accept bifurcation requests.

• Multiple Approvals Required: Bifurcation needs clearance from planning and revenue departments.

• Charge Calculations: Confusion over additional fees, taxes, and betterment charges when splitting properties.

• Infrastructure Compliance: Restrictions if the property does not meet road width, drainage, or zoning requirements.

• Extended Timelines: Bifurcation requests can take months, especially when handled remotely.

Lawtendo’s Comprehensive NRI Legal Services for Bifurcation Restrictions

1. Power of Attorney Setup
   • Drafting PoA to authorize bifurcation applications and fee payments.

   • Assistance with embassy attestation for legal compliance.

2. Pre-Bifurcation Feasibility Check
   • Reviewing BBMP bye-laws and zoning regulations.

   • Verifying if the property qualifies for bifurcation under current rules.

3. Documentation & Application Support
   • Preparing sale deeds, document verification, tax receipts, and existing Khata extracts.

   • Submitting bifurcation requests to BBMP.

4. Regulatory Liaison
   • Coordinating with BBMP officers for approvals.

   • Handling objections or additional requirements raised during processing.

5. Financial & Tax Support
   • Calculation of bifurcation charges, taxes, and betterment fees.

   • Ensuring timely payments with official receipts for NRI records.

Step-by-Step NRI Process for Bifurcation

Phase 1: Eligibility & Compliance Check (10–15 days)

• Review property dimensions, road access, and zoning restrictions.

• Confirm bifurcation eligibility under BBMP rules.

Phase 2: Documentation & PoA (15–20 days)

• Collect required property documents.

• Execute PoA for bifurcation application submission.

Phase 3: Application & Authority Coordination (30–45 days)

• File bifurcation application with BBMP.

• Coordinate with surveyors if field inspections are required.

• Address compliance objections raised by BBMP.

Phase 4: Final Approval & Delivery (10–15 days)

• Obtain separate Khata numbers for bifurcated properties.

• Share digital and physical Khata extracts with NRI owners.

• Update property records for future resale or financing.

Lawtendo’s Khata Bifurcation Audit and Assistance Service

Given the restrictions and frequent rejections, many property owners prefer professional assistance. Lawtendo offers end-to-end services to simplify the process:

• Eligibility audit: Checking if your property qualifies under current BBMP rules.

• Document preparation: Preparing deeds, extracts, and approval letters before filing.

• Filing and follow-up: Submitting the application with BBMP and monitoring progress.

• Escalation support: Representing clients before higher BBMP officials or planning authorities.

• Legal vetting: Ensuring that the bifurcated property is free of encumbrances and future legal risk.

This service is especially valuable for property owners who want to avoid wasted time and repeated visits to BBMP offices.

Comparison Table: Self-Application vs. Lawtendo Assisted Service

Frequently Asked Questions

1. Can I apply for bifurcation if my layout is not approved by BDA?
   No. BBMP does not allow bifurcation in unapproved or revenue layouts. You must first get approval or regularization from BDA.
2. What happens to applications filed before January 2025?
   They will be reviewed under the new rules. If BDA approval is missing, BBMP may return or keep them pending until compliance.
3. How long does the bifurcation process take?
   Usually 30–90 days, depending on the BBMP zone and the workload at the ARO office.
4. Do I get a new khata number after bifurcation?
   Yes. Each subdivided property is issued a fresh khata certificate and extracted with a separate number.
5. Are apartment flats eligible for bifurcation?
   No. Flats are covered under the Karnataka Apartment Ownership Act. Bifurcation applies only to land parcels.
6. What are the common reasons for rejection?
   Missing BDA approval, unpaid property tax, discrepancies in documents, or lack of partition deed in inheritance cases.
7. Can I appeal if my application is rejected?
   Yes. You can appeal to higher BBMP officials or seek legal remedy through the High Court if rejection is arbitrary.
8. Is bifurcation required before selling part of my land?
   Yes. Without bifurcation and separate khata numbers, BBMP will not allow registration of the subdivided portion.

Conclusion: Navigating BBMP Restrictions with Legal Clarity

The 2025 restrictions have made property bifurcation in Bangalore more complex than before. BBMP now insists on approvals from BDA or other competent authorities, leaving many property owners uncertain about eligibility. The process remains possible, but only with the right documentation and legal compliance.

For property owners planning to subdivide their holdings, it is critical to conduct an eligibility audit, prepare documents carefully, and anticipate possible objections. Lawtendo provides professional support to simplify the process, reduce delays, and ensure that your bifurcation is legally valid and enforceable.

For assistance with bifurcation, khata transfer, or property due diligence in Bangalore, connect with Lawtendo’s legal experts today.

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