Jalahalli Khata Bifurcation: Process, Documents, and Charges Explained

Introduction

Jalahalli in North Bangalore is a unique mix of industrial and residential zones. With close proximity to BEL, Peenya Industrial Area, and the metro line, demand for housing and commercial properties has surged. Families, investors, and developers often divide land or property in this region, requiring official updates in BBMP records.

Khata bifurcation is the municipal process through which BBMP creates independent property records when a larger property is divided into smaller shares. This is critical for property owners in Jalahalli who want separate ownership rights, clear tax liabilities, or the ability to sell or mortgage their share independently.

Lawtendo helps property owners navigate this process by verifying documents, filing applications, and coordinating with BBMP authorities to ensure timely approval.

What Is Khata Bifurcation?

Definition and purpose

Khata bifurcation is the division of one property’s municipal record into multiple entries, each with its own khata number, certificate, and extract. It ensures each owner can pay taxes, apply for approvals, and transact independently.

Common scenarios in Jalahalli

• Families dividing ancestral houses into separate portions.

• Builders handing over apartment khatas to individual buyers.

• Legal heirs applying for succession-based division of property.

• Investors subdividing large sites near Jalahalli Cross for resale.

Importance of Bifurcation for Jalahalli Property Owners

Residential demand near Peenya and BEL Road

The locality’s proximity to major employment hubs has boosted residential demand. Many large family homes and plots are being split into smaller units for resale or development.

Role in taxation, resale, and financing

• Each new owner receives a unique record for paying property tax.

• Independent certificates improve transparency and speed up resale.

• Banks require bifurcated khata certificates for processing housing loans.

• Builders cannot issue apartment khata documents without completing bifurcation.

In a locality like Jalahalli, where both plotted layouts and apartment projects are expanding, timely bifurcation is key for smooth transactions.

Types of Khata in Jalahalli

A-Khata vs B-Khata overview

BBMP maintains two categories of khata:

In Jalahalli, 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.

Limitations of B-Khata for bifurcation

Jalahalli has several older layouts and revenue sites where properties remain under B-Khata. These must first be converted into A-Khata before bifurcation is approved. 

Eligibility & Preconditions for Khata Bifurcation

BBMP jurisdiction covering Jalahalli

The property must fall under BBMP limits covering Jalahalli ward. Properties outside municipal boundaries are not eligible.

Requirement of cleared property taxes

All arrears must be cleared before filing. If taxes remain pending, BBMP will not process the application.

Title clarity and layout/building approvals

• Registered title documents (sale deed, partition deed, or court decree) are mandatory.

• Layout or building approvals must be obtained from BBMP or BDA where required.

• Ownership disputes or encumbrances must be resolved before applying.

Lawtendo reviews these conditions to confirm whether a property qualifies for bifurcation.

Documents Required for Khata Bifurcation

Mandatory documents

• Registered title deed or sale deed

• Encumbrance certificate (10–15 years)

• Up-to-date property tax receipts

• Current khata certificate and extract

• Owner’s ID proof (Aadhaar, PAN, voter ID)

Case-specific documents

• Partition deed for family property division

• Succession or legal heir certificate in inheritance cases

• Court decree in property dispute cases

Supporting documents

• Approved building or layout plan

• Survey sketch certified by a licensed surveyor

• Family tree affidavit on stamp paper

• No-Objection Certificates from other co-owners or heirs

Lawtendo assists clients in drafting affidavits, coordinating with surveyors, and retrieving certified documents from the Sub-Registrar Office covering Jalahalli.

BBMP/BDA Rules Governing Khata Bifurcation in Jalahalli

Applicable municipal by-laws

Bifurcation is governed by the Karnataka Municipal Corporations Act and BBMP’s by-laws, which mandate accurate recordkeeping for taxation and ownership.

Authority of the Assistant Revenue Officer

The Assistant Revenue Officer (ARO) of Jalahalli subdivision is the approving authority. The ARO’s office verifies documents, conducts inspections, and issues new certificates after confirming compliance.

Step-by-Step Procedure for Jalahalli Residents

The process for dividing property records in Jalahalli follows defined stages under BBMP’s municipal framework.

Document preparation

Owners must gather all required documents before filing. These include deeds, encumbrance certificate, tax receipts, khata extract, and identity proofs. Where inheritance or disputes are involved, certified copies of succession certificates, family tree affidavits, or court decrees are needed.

Filing the application

Applications are filed either:

• Online, through the E-Aasthi portal by uploading scanned documents, or

• Offline, at the BBMP Jalahalli revenue office with hard copies.

The application must specify property details, the nature of division, and particulars of each proposed owner.

Verification and field inspection

After submission, officials check the application and may conduct field inspections. Licensed surveyors validate or prepare sketches showing the proposed division.

Issuance of bifurcated certificates

If all requirements are met, BBMP creates new khata numbers and issues fresh certificates and extracts for each owner.

Online Process: Filing Through e-Aasthi Portal

The online option allows residents to file without repeated office visits.

Steps:

1. Login to the e-Aasthi portal.
2. Select khata bifurcation under available services.
3. Enter ward number, subdivision, and property details.
4. Upload scanned title deeds, EC, tax receipts, and IDs.
5. Pay government fees online.
6. Receive acknowledgment and Sakala tracking number.
7. Monitor progress via the portal until certificates are issued.
8. Once approved, you can download the new certificate.

Offline Process: Filing at BBMP Jalahalli Revenue Office

Applicants opting for manual filing should:

• Collect the application form from the revenue office.

• Attach attested copies of all documents and present originals for verification.

• Pay the application fee at the counter.

• Collect acknowledgment with an application ID.

• Track status through Sakala or by contacting the Assistant Revenue Officer.

If any original deed is missing, certified copies must be obtained from the Sub-Registrar Office covering Jalahalli. Our detailed guide on A Khata to e Khata conversion in North Bangalore explains the process step by step.

Charges and Fees for Khata Bifurcation

Government application fees

• Application fee ranges between ₹125 and ₹250.

• e-Aasthi applications also attract digital entry and scanning costs.

Stamp duty and registration costs

• Partition or sale deeds attract stamp duty, usually 2% of the property value based on state guidance rates.

• Registration fees apply when deeds are executed for bifurcation purposes.

Surveyor and incidental expenses

• Licensed surveyor charges for sketches typically range from ₹3,000–₹7,000 depending on land size.

• Notary charges for affidavits, family tree declarations, and NOCs may cost ₹200–₹500.

• Certified copy retrieval from SRO may attract small fees.

Illustrative cost sheet

Lawtendo provides cost estimates upfront so property owners are prepared for all expenses.

Typical Timelines in Jalahalli

The duration depends on the nature of bifurcation and completeness of documentation.

• Sale deed-based cases: 20–30 working days.

• Partition deed cases: 45–60 working days.

• Inheritance or succession cases: 60–90 working days due to verification of heirs.

• Court decree cases: more than 90 working days since certified orders need detailed review.

Applications submitted under the Sakala portal are assigned tracking numbers with specified deadlines.

Local BBMP Revenue Office & Sub-Registrar Details for Jalahalli

BBMP Jalahalli Revenue Office

• Handles bifurcation applications for the ward.

• Conducts site inspections and approvals.

• Managed by the Assistant Revenue Officer.

Sub-Registrar Office (SRO)

• Registers sale, partition, or gift deeds.

• Issues certified copies needed for applications.

Lawtendo liaises with both offices to streamline the filing and follow-up process.

Sample Khata Bifurcation Certificate Explained

After BBMP approves a bifurcation request, each new owner is issued a separate khata certificate and extract. These documents generally contain:

• Survey and ward number

• Property dimensions and boundaries

• Owner’s name as recorded in the registered deed

• New khata number assigned by BBMP

• Tax assessment details for the property

• Date of issue and signature of the Assistant Revenue Officer

Owners should review the certificate carefully. Errors in names, dimensions, or survey references should be corrected immediately to avoid future problems in resale or bank loan processing. Lawtendo helps clients verify these details and request corrections where needed.

Khata Transfer vs Bifurcation in Jalahalli

Although both involve changes to municipal records, transfer and bifurcation serve different purposes.

Common Issues in Jalahalli Bifurcation

Applicants in Jalahalli may face certain challenges, such as:

• Properties recorded as B-Khata require conversion before processing.

• Survey mismatches between deeds and municipal records.

• Delays due to pending property tax payments.

• Layouts not approved by BBMP or BDA.

• Heirs unable to agree on division, causing delays in obtaining NOCs.

Lawtendo assists in resolving these by arranging survey corrections, preparing affidavits, and coordinating with revenue officials to avoid unnecessary delays.

Property Market Trends in Jalahalli

Jalahalli has become an important residential pocket because of its proximity to BEL, Peenya Industrial Area, and the metro line.

• Families are dividing larger ancestral homes into smaller units for easier resale.

• Apartment demand is rising, requiring developers to issue unit-wise khata documents.

• Independent house owners are increasingly opting for bifurcation to regularise records before selling.

• Land values have risen steadily, making accurate municipal documentation a necessity for financing and transactions.

As development continues, bifurcation has become a common requirement among both homeowners and developers in Jalahalli.

Case Studies on BBMP Khata Bifurcation in Jalahalli

Case Study 1: Division of 60×80 Family Site
Background: Mr. Pradeep and his sister inherited a 60×80 residential site in Jalahalli Cross from their parents.
Challenge:

• Khata is still in father’s name.

• Required split into two 30×80 sites.

• Property tax dues are not cleared for five years.
  Lawtendo’s Solution:

• Cleared pending taxes at BBMP Jalahalli subdivision.

• Obtained succession certificate and partition deed.

• Filed bifurcation request with survey verification.
  Outcome: Two e-Khatas issued in 58 working days, enabling both heirs to obtain individual ownership records.

Case Study 2: NRI Plot Owner in Jalahalli East
Background: Mrs. Suma, based in the US, co-owned a 40×60 site in Jalahalli East with her brother.
Challenge:

• Joint Khata prevented her from selling her portion.

• She could not travel to India.

• BBMP records had mismatched survey details after metro alignment.
  Lawtendo’s Solution:

• Executed Power of Attorney for her brother.

• Corrected survey mismatch by coordinating with BBMP and BDA.

• Filed bifurcation with partition deed and property tax receipts.
  Outcome: Two Khata certificates issued in 66 working days, enabling the NRI to sell her share.

Case Study 3: Builder’s Row House Project in Jalahalli Main Road
Background: A developer purchased a 150×120 site in Jalahalli to build five row houses.
Challenge:

• The entire site had a single Khata.

• Buyers needed individual Khata certificates for loan processing.

• Layout approval not yet integrated with BBMP.
  Lawtendo’s Solution:

• Verified BDA-approved plan and corrected survey inconsistencies.

• Filed bulk bifurcation request for five sites.

• Coordinated with BBMP revenue inspector for numbering.
  Outcome: Five Khata certificates issued in 72 working days, enabling smooth buyer registrations and home loan clearances.

Case Study 4: Divorce Settlement Property Split in Jalahalli West
Background: Mr. and Mrs. Rajan owned a 60×60 residential plot in Jalahalli West. After divorce, they decided to split it equally.
Challenge:

• Khata in joint names.

• Court order required bifurcation into two 30×60 sites.

• Old tax arrears complicated the process.
  Lawtendo’s Solution:

• Cleared tax dues and updated receipts.

• Registered partition deed in line with court decree.

• Filed bifurcation with BBMP revenue section.
  Outcome: Two e-Khatas issued in 61 working days, giving both parties clear independent ownership.

Case Study 5: Commercial Plot Split for Business Partners
Background: Two business partners co-owned a 100×150 commercial site in Jalahalli Industrial Area.
Challenge:

• Single Khata restricted individual leasing and financing.

• Needed bifurcation into two 50×150 sites.

• Zoning compliance for industrial use required.
  Lawtendo’s Solution:

• Obtained industrial land-use clearance from BBMP Town Planning.

• Registered partition deed and filed bifurcation.

• Coordinated survey update and numbering process.
  Outcome: Two commercial e-Khatas issued in 70 working days, enabling both partners to lease and finance independently.

NRI Guide: Khata Bifurcation in Jalahalli

Context for NRIs in Jalahalli
Jalahalli combines older revenue pockets, industrial zones, and newer residential layouts. NRIs invest here for rental yield and affordability. Remote ownership increases friction because legacy records, survey mismatches, and local infrastructure works require on-ground fixes.

Common NRI Challenges in Jalahalli

• Legacy revenue records not fully synced with BBMP.

• Village survey vs BBMP/BDA number mismatches.

• Industrialisation and road projects altering boundaries.

• Co-ownership, partition, or heirship approvals needed from abroad.

• Overseas cases extend timelines to ~50–80 days vs ~35–50 days locally.

Lawtendo’s NRI Legal Services for Jalahalli

1. Power of Attorney & Attestation
   • Authority-specific PoA for bifurcation, surveys, and tax updates.

   • Embassy/consulate attestation and secure courier.

2. Record Retrieval & Survey Reconciliation
   • Pull village, BDA, and BBMP survey maps and khata extracts.

   • Arrange corrective field surveys and supervise surveyors.

3. Conversion & Compliance Support
   • Check DC conversion status for former agricultural plots.

   • Liaise with Deputy Commissioner or relevant authority for conversions.

4. Legal Documentation & Title Clearance
   • Draft partition, gift, settlement, or legal-heir deeds.

   • Remote execution and local registration via PoA.

   • Full title chain verification to avoid rejections.

5. BBMP Filing & Authority Liaison
   • Prepare and submit bifurcation application at BBMP Revenue Office.

   • Coordinate inspections, resolve department queries, and escalate dual-authority issues.

6. Delivery & Post-Issuance Compliance
   • Activate e-Khata entries and update property tax records.

   • Digital verification and international dispatch of certified extracts.

Step-by-Step NRI Process for Jalahalli Khata Bifurcation

• Phase 1: Record & Survey Check (15–20 days)
  • Pull khata, EC, and survey maps.

  • Flag mismatches, pending conversions, or tax arrears.

• Phase 2: Documentation & PoA (20–25 days)
  • Draft partition/heirship deeds and collect consents.

  • Get PoA attested and courier originals if owner abroad.

• Phase 3: Filing, Field Verification & Processing (50–80 days)
  • File bifurcation with BBMP Revenue Office.

  • Supervise corrective surveys and respond to queries.

  • Coordinate with BDA or DC offices if needed.

• Phase 4: Final Issuance & Delivery (5–10 days)
  • Verify bifurcated Khata on BBMP portal.

  • Update tax records and enable e-Khata access.

  • Dispatch certified physical extracts overseas.

Practical Levers for NRIs

• Use authority-specific PoA to reduce repeat attestations.

• Pre-clear DC conversion and tax dues to save weeks.

• Keep certified scanned title chain ready to speed responses.

• Budget for PoA attestation, field survey fees, DC conversion (if any), BBMP bifurcation charges, and international courier.

Experienced Property Lawyers for Khata Bifurcation in Jalahalli

Adv. Narayan Reddy – Specialist in Khata bifurcation and BBMP coordination, with 20+ years of practice handling property division matters in Jalahalli. 📞 +91 96253 56806

Adv. Shruthi Menon – Expert in document verification and legal scrutiny, ensuring tax receipts, ECs, and sale deeds align with BBMP rules for Jalahalli properties. 📞 +91 96253 56806

Adv. Suresh Kulkarni – Focused on survey and land boundary clarifications, resolving discrepancies before bifurcation applications in Jalahalli. 📞 +91 96253 56806

Adv. Anita Ramesh – Specialist in inheritance-driven and co-owner bifurcation cases, guiding Jalahalli families through the entire BBMP process. 📞 +91 96253 56806

Adv. Vivek Sharma – Known for expertise in charges and fee-related guidance, helping Jalahalli owners understand bifurcation costs and avoid unnecessary penalties. 📞 +91 96253 56806

How Lawtendo Assists With Khata Bifurcation in Jalahalli

Lawtendo provides end-to-end support for property owners seeking bifurcation. Services include:

• Document verification, encumbrance certificates, and property tax records to confirm eligibility.

• Drafting partition deeds, affidavits, and case-specific documents.

• Filing applications through e-Aasthi or at the BBMP Jalahalli revenue office.

• Coordinating with licensed surveyors for accurate property sketches.

• Tracking applications under Sakala timelines and following up with BBMP officials.

• Assisting in legal matters where disputes or succession issues arise.

By managing the process from start to finish, Lawtendo ensures smoother approvals and reduced delays.

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

1. Can apartment owners in Jalahalli apply for bifurcation?

Yes, once builders secure occupancy and completion certificates, the parent khata can be divided into individual apartment khatas.

2. Can B-Khata properties be bifurcated?

No, such properties must first be converted to A-Khata.

3. How long does the process usually take?

Simple sale deed cases may take 20–30 working days, while inheritance or court decree cases can take up to 90 days or more.

4. What are the charges involved?

Government fees are about ₹125–₹250. Additional expenses include stamp duty, surveyor charges, and affidavits.

5. Who approves applications?

The Assistant Revenue Officer of Jalahalli subdivision.

6. Can the application be filed online?

Yes, through the e-Aasthi portal, although offline filing is also accepted.

7. Must property taxes be cleared first?

Yes, arrears must be settled before filing.

8. What if survey details do not match?

Corrections must be made at the Revenue Department or Sub-Registrar Office before submission.

9. Do all heirs need to sign?

Yes, or they must provide No-Objection Certificates.

10. What if there are disputes among heirs?

The matter must be resolved legally before BBMP can process the application.

11. Is a survey sketch mandatory?

Yes, in most cases a licensed surveyor’s sketch is required.

12. Can bifurcation be done without layout approval?

No, BBMP requires proof of approval.

13. How is application status tracked?

Through the Sakala service ID or e-Aasthi portal.

14. Does bifurcation improve resale value?

Yes, it ensures legal clarity and improves buyer confidence.

15. How does Lawtendo assist?

By handling documentation, filing, inspection follow-ups, and dispute resolution.

Conclusion

Jalahalli’s real estate growth has increased the need for accurate municipal documentation. Khata bifurcation ensures that property owners can independently manage taxes, loans, and resale transactions. Without it, owners risk complications in financing, resale, or legal disputes.

Lawtendo provides expert assistance for property owners in Jalahalli, covering documentation, application filing, BBMP coordination, and legal support. Clients benefit from timely approvals and clear ownership records.

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