Khata Bifurcation in Hebbal: Process, Requirements & Timeline

Introduction

Hebbal has emerged as one of North Bangalore’s most important real estate hubs, with rapid growth in residential layouts, apartments, and commercial projects. Property documentation plays a critical role here, and one of the most common requirements for property owners is khata bifurcation. Whether you are dividing a single property into multiple portions for family members, after a sale, or for development purposes, the process must be handled carefully under BBMP and E-Aasthi rules. This guide explains everything Hebbal residents need to know, documents, fees, timelines, and the step-by-step procedure along with how Lawtendo can assist you with a hassle-free application.

What is Khata Bifurcation?

Khata bifurcation is the official process of splitting one property khata into two or more khata accounts. It usually happens when:

• A large plot or apartment land is divided among legal heirs. 
• A developer sells individual sites carved out of a bigger survey number. 
• A property is partially sold, requiring a new record for each portion. 

Once bifurcation is approved, each new owner gets a separate khata number and can pay property tax independently.

Why is Khata Bifurcation Important in Hebbal?

Hebbal’s property market is driven by joint developments, partitioned plots, and rapid apartment growth. Without bifurcation, buyers and heirs face legal difficulties in selling, mortgaging, or paying property taxes for individual portions.

• Banks and financial institutions in Hebbal require a valid khata for loan approvals. 
• BBMP tax records are maintained ward-wise, and bifurcation ensures accountability for each owner. 
• For future resale, a properly bifurcated khata avoids disputes over title and property boundaries. 

For those planning to buy or sell property in Hebbal, completing the bifurcation process early is essential.

Types of Khata in Bangalore (Table)

In Hebbal, 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.

Eligibility & Preconditions for Khata Bifurcation in Hebbal

Not all properties qualify for bifurcation immediately. The following conditions apply to Hebbal properties:

• All property tax dues must be cleared up to the current financial year. 
• Property should fall within BBMP limits and appear in the ward register (Ward 21 and adjoining Hebbal wards). 
• Sale deed, gift deed, or partition deed must clearly mention division of property. 
• Survey sketch or building plan must show the portion being bifurcated. 
• In the case of apartments, occupancy certificates and builder NOCs are often required. 

If these preconditions are not met, applications are usually rejected or kept pending by BBMP officials.

Documents Required for Khata Bifurcation in Hebbal

Property owners in Hebbal must prepare a comprehensive set of documents before filing the bifurcation request. Typically, BBMP requires:

• Copy of registered sale deed, gift deed, or partition deed. 
• Mother khata extract and certificate. 
• Up-to-date property tax paid receipts. 
• Encumbrance certificate covering the property period. 
• Survey sketch or approved layout plan. 
• Owner’s ID and address proof (Aadhar, PAN, Voter ID). 
• NOC from the builder or co-owners (if applicable). 
• Affidavit for bifurcation (notarized). 

Incomplete documentation is the main reason for delays in Hebbal applications. Many residents choose professional legal help to ensure every required paper is in order.

BBMP/ BDA Rules for Khata Bifurcation in Hebbal Zone

The Hebbal area falls under the BBMP East zone jurisdiction. The rules for bifurcation are derived from BBMP’s khata services and managed through the E-Aasthi portal. Key rules include:

• Applications can be filed online via E-Aasthi or in person at the Hebbal BBMP office. 
• Property must not be under litigation or government acquisition. 
• Layouts approved by BDA or BBMP are prioritized. Revenue sites without approvals face additional scrutiny. 
• Applications are processed ward-wise, and bifurcation is approved only after verification of the mother khata. 
• Fees are charged based on BBMP guidelines and vary depending on the property size and value.

Step-by-Step Procedure: Khata Bifurcation in Hebbal

Property owners in Hebbal can apply either through the online E-Aasthi portal or directly at the BBMP revenue office serving Ward 21 and nearby Hebbal wards. The two methods are explained separately:

Online Process (E-Aasthi Portal)

1. Visit the official E-Aasthi portal managed by BBMP. 
2. Log in using property details such as ward, property identification number (PID), or survey number. 
3. Select the option for khata services and choose bifurcation. 
4. Upload scanned copies of all supporting documents including sale deed, tax paid receipts, and sketch of the property division. 
5. Pay the prescribed bifurcation fee through the online payment gateway. 
6. Submit the application and download the acknowledgment receipt. 
7. The BBMP revenue inspector and assistant revenue officer for Hebbal will verify the documents. 
8. Once verified, the bifurcation order is issued and new khata numbers are created for each portion. 

The online route is usually faster, provided documents are accurate and property details are already digitized under E-Aasthi. You can download the new certificates then.

Offline Process (BBMP Hebbal Office)

1. Collect the khata bifurcation application form from the BBMP office in Hebbal East zone. 
2. Fill in owner details, property description, and division details. 
3. Attach notarized copies of required documents and submit them to the revenue officer. 
4. Pay bifurcation charges at the counter and obtain a receipt. 
5. The revenue inspector visits the property for physical verification. 
6. After approval, separate khata certificates and extracts are issued for each owner. 

Offline filing is often preferred when there are disputes, revenue sites, or older khata records that are not available online. Property owners often move towards digital records for easier management. Our detailed guide on A Khata to e Khata conversion in North Bangalore explains the process step by step.

Khata Bifurcation Charges in Hebbal

Charges for bifurcation are governed by BBMP’s fee structure. The amount depends on property value and the number of bifurcated units. The following table gives a general overview:

Charges can vary slightly across wards depending on property size, type of khata, and whether approvals are complete.

Typical Timelines for Khata Bifurcation in Hebbal

Processing time depends on the method chosen:

• E-Aasthi online filing: 15–30 working days for straightforward cases. 
• Physical BBMP office filing: 30–60 working days, longer if property records are incomplete. 
• Complicated layouts, B khata conversions, or pending tax cases: 3–6 months.

The timeline is also influenced by the workload of the Hebbal revenue inspector and whether field verification is required. Using professional assistance generally reduces delays by ensuring documents are correct at the first submission. You can also track the progress via the Sakala portal and escalate delays if timelines exceed statutory limits.

Zone-Wise Office & SRO Details (Hebbal Wards)

For Hebbal, applications are processed through the BBMP East Zone revenue offices. Key details are:

Applicants should identify their ward office correctly before filing to avoid rejection.

Sample Khata Bifurcation Certificate Explained

A bifurcation certificate issued in Hebbal typically includes:

• New khata numbers assigned to each subdivided property. 
• Name of the owner(s) corresponding to each portion. 
• Survey number, property measurement, and boundaries. 
• Tax assessment details for each bifurcated unit. 

Understanding the document is crucial because it becomes the legal record for future transactions. Owners should check for errors in survey number, spelling of names, and property dimensions before accepting the final certificate.

Khata Transfer vs. Khata Bifurcation

Many Hebbal property owners confuse bifurcation with transfer. The difference is as follows:

Transfers are about change in ownership, while bifurcation deals with subdivision of the property itself.

Common Issues and Troubleshooting in Hebbal

Residents in Hebbal often face practical difficulties when applying for bifurcation. Some of the most common include:

• Incomplete mother documents: If the original khata extract or mother deed is missing, BBMP may keep the application pending. Solution: obtain certified copies from the Hebbal Sub-Registrar Office. 
• Tax arrears: Even a small pending balance blocks approval. Solution: clear dues online and attach proof before submission. 
• Survey mismatches: In layouts carved from agricultural land, survey sketches may not match BBMP records. Solution: request a re-survey through the local revenue inspector. 
• Name discrepancies: Differences in spelling between deed, khata, and Aadhaar cause delays. Solution: file a rectification deed or sworn affidavit. 
• Property under litigation: BBMP withholds bifurcation until disputes are resolved. Solution: submit court orders or compromise deeds if available. 

Timely legal intervention helps resolve such issues, saving applicants months of delay.

Local Issues with Khata Bifurcation in Hebbal

Hebbal’s property market has unique challenges compared to other Bangalore zones:

• Rapid urbanization: Many layouts were converted from revenue land, leading to mixed records of A and B khatas. 
• Apartment growth: Builders frequently apply for bulk bifurcations when handing over flats, resulting in longer processing queues. 
• Infrastructure projects: Land acquisition for flyovers and metro expansion near Hebbal can restrict bifurcation of affected survey numbers. 
• High demand: Because Hebbal is a prime location near the airport road, officials handle a larger volume of applications, extending wait times. 

Understanding these local dynamics helps property owners anticipate potential hurdles.

Property Trends in Hebbal

The demand for separate khatas is increasing in Hebbal due to:

• Rising apartment complexes where buyers insist on individual khata numbers. 
• Gated community layouts splitting larger plots for resale. 
• Increased loan activity, with banks refusing to sanction loans without individual khatas. 

As property prices continue to rise, timely bifurcation is becoming a prerequisite for saleability and mortgage approvals.

Lawtendo’s Role in Khata Bifurcation in Hebbal

Lawtendo provides end-to-end assistance for residents in Hebbal who need their khata records bifurcated. Our services include:

• Document verification: Ensuring deeds, plans, and receipts are correct before filing. 
• Application filing: Submitting requests on the E-Aasthi portal or through BBMP offices. 
• Tracking and follow-up: Liaising with revenue inspectors and officers until bifurcation is approved. 
• Dispute support: Assisting with rectification deeds, affidavits, and legal notices if objections arise. 
• Quick turnaround: Typical processing within 30–45 days when records are complete. 

With a professional team familiar with Hebbal’s ward offices and SRO procedures, Lawtendo ensures clients avoid the common pitfalls that delay approval.

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.

Case Studies on BBMP Khata Bifurcation in Hebbal

Case Study 1: Brothers Dividing Ancestral Property in Hebbal
Background: Mr. Raghav and Mr. Kiran, two brothers, inherited a 60×80 ancestral property in Hebbal near Nagawara Lake.
Challenge:

• Single Khata existed in father’s name covering entire 60×80 plot 
• Both brothers wanted to bifurcate into 30×80 portions for independent construction 
• Property tax records not updated after inheritance
  Lawtendo’s Solution: 
• Obtained succession certificate to establish legal heirship 
• Filed bifurcation request with BBMP along with partition deed 
• Coordinated with survey department to issue two independent property numbers 
• Updated property tax records for both halves
  Outcome: Khata bifurcation completed in 54 days, two independent e-Khatas issued in the brothers’ names, enabling each to apply for separate building plan approval. 

Case Study 2: NRI Family’s Plot Division in Hebbal Kempapura
Background: Mrs. Shalini Rao, a US resident, jointly owned a 40×60 plot with her sister in Hebbal Kempapura.
Challenge:

• Joint ownership Khata prevented sale of her share 
• Sister residing in India wanted to retain her portion 
• Power of Attorney required for remote handling
  Lawtendo’s Solution: 
• Prepared partition deed and registered it at sub-registrar office 
• Used Power of Attorney to represent NRI owner in bifurcation process 
• Submitted documents to BBMP North Zone for independent Khatas
  Outcome: Two Khata certificates issued in 47 days, one retained by the sister and one enabling the NRI owner to sell her portion without complications. 

Case Study 3: Developer’s Villa Project in Hebbal
Background: A small builder in Hebbal acquired a 120×80 corner site to construct four independent villas.
Challenge:

• Single Khata existed for entire 120×80 property 
• Buyers demanded individual Khata certificates for loan processing 
• Layout approval partially completed, pending BBMP bifurcation
  Lawtendo’s Solution: 
• Coordinated with BBMP Town Planning section for bifurcation of 120×80 into four 30×80 sites 
• Filed bulk Khata bifurcation application 
• Verified survey numbers with BDA for clear integration
  Outcome: Four Khata certificates issued in 62 days, enabling each buyer to secure individual home loans and register properties smoothly. 

Case Study 4: Married Couple’s Separation of Joint Khata in Hebbal
Background: Mr. and Mrs. Arvind jointly purchased a 50×70 site in Hebbal. After their separation, both decided to divide the property.
Challenge:

• Divorce settlement required bifurcation into two 25×70 plots 
• BBMP records still showed joint ownership 
• Emotional and legal sensitivity around process
  Lawtendo’s Solution: 
• Registered partition deed as per court order 
• Submitted application for Khata bifurcation with supporting divorce decree 
• Coordinated with revenue section to update property tax division
  Outcome: Two e-Khata certificates issued in 58 working days, resolving ownership disputes and allowing both parties to manage their portions independently. 

Case Study 5: Industrial Plot Split in Hebbal Byatarayanapura
Background: A father gifted his 100×100 industrial site in Hebbal Byatarayanapura to his two sons who planned separate warehouse developments.
Challenge:

• Gift deed registered but Khata still in father’s name 
• Property classified under industrial category requiring special scrutiny 
• Bank loan approval stalled due to missing bifurcation
  Lawtendo’s Solution: 
• Updated ownership through gift deed registration in revenue records 
• Filed bifurcation application with industrial classification compliance 
• Coordinated with BBMP engineering section for new numbering and survey sketches
  Outcome: Two industrial e-Khata certificates issued in 70 days, enabling both sons to obtain bank loans and begin construction of independent warehouses.

NRI Guide: Khata Bifurcation in Hebbal

Context for NRIs in Hebbal
Hebbal is a high-demand investment zone due to its proximity to the airport, Outer Ring Road connectivity, and upcoming metro expansions. NRIs investing here face layered complications in bifurcating Khatas due to mixed jurisdiction of BBMP and BDA layouts, frequent boundary shifts from infrastructure projects, and extended processing timelines when handled remotely.

Common NRI Challenges in Hebbal

• Joint Property Ownership Issues: Splitting Khatas in family-owned or co-owned properties while residing abroad. 
• Survey and Boundary Variations: Layout-level survey discrepancies between BBMP and BDA records. 
• Infrastructure Influence: Metro and flyover projects affecting plot dimensions and Khata records. 
• Delay in Family/Heir Approvals: Additional paperwork when family approvals or legal heir certificates are required. 
• Remote Verification Timelines: 40–60 days instead of standard timelines due to overseas processing gaps. 

Lawtendo’s Comprehensive  NRI Legal Services for Khata Bifurcation in Hebbal

1. Power of Attorney Drafting and Attestation 
   • Customized PoA for Khata bifurcation, survey rectification, and layout approvals. 
   • Embassy/Consulate coordination for attestation and courier facilitation. 
2. Survey and Layout Verification 
   • Verification of original survey sketches from BDA and BBMP. 
   • Cross-checking integration of new Hebbal layouts into municipal records. 
   • On-ground supervision of surveyors to avoid mismatches. 
3. Legal and Ownership Coordination 
   • Preparing partition deeds, gift deeds, or legal heir documents if required. 
   • Remote execution and registration support through authorized representatives. 
   • Title clearance verification for smooth bifurcation. 
4. Authority Liaison and Application Filing 
   • Filing bifurcation applications with BBMP. 
   • Coordinating with BDA in case of dual jurisdiction layouts. 
   • Tracking file movement across departments to prevent delays. 
5. Post-Bifurcation Compliance 
   • Updating property tax records separately for each new Khata. 
   • Ensuring digital Khata transfer for future online tax payments. 
   • Delivery of bifurcated Khata extracts through international courier. 

Step-by-Step NRI Process for Hebbal Khata Bifurcation

• Phase 1: Pre-Bifurcation Verification (15–20 days) 
  • Verify property ownership documents and joint ownership status. 
  • Confirm survey alignment with BBMP and BDA records. 
  • Assess layout integration and infrastructure impact. 
• Phase 2: Legal and Documentation Support (20–25 days) 
  • Draft partition deed or supporting legal documents. 
  • Secure approvals from co-owners or legal heirs. 
  • Get documents attested and couriered from abroad. 
• Phase 3: Application Submission and Processing (40–60 days) 
  • File bifurcation application with BBMP Revenue Office. 
  • Supervise field inspection if scheduled. 
  • Provide regular updates on department queries or additional requirements. 
• Phase 4: Final Approval and Delivery (5–10 days) 
  • Receive bifurcated Khata certificates. 
  • Verify digital records on BBMP portal. 
  • Dispatch physical documents overseas for NRI records.

Leading Property Lawyers for Khata Bifurcation in Hebbal

Adv. Suresh Bhat – Specialist in Khata bifurcation petitions, with 15+ years of experience handling BBMP approvals in Hebbal. Known for resolving co-ownership division disputes. 📞 +91 96253 56806

Adv. Kavitha Ramesh – Expert in documentation for Khata bifurcation, ensuring sale deeds, tax receipts, and ECs align with BBMP norms. Strong presence in Hebbal residential layouts. 📞 +91 96253 56806

Adv. Manjunath Gowda – Focused on survey discrepancies and plot division, guiding families and developers through smooth Khata bifurcation in Hebbal. Recognized for accuracy in land record verification. 📞 +91 96253 56806

Adv. Lakshmi Hegde – Specialist in joint property bifurcation and inheritance-based Khata division, with extensive work in Hebbal apartment associations and independent plots. 📞 +91 96253 56806

Adv. Arun Prasad – Known for handling timeline-sensitive Khata bifurcation cases, coordinating with revenue officials to speed up BBMP approvals. Trusted for Hebbal property matters. 📞 +91 96253 56806

FAQs – Hebbal Specific

1. How do I apply for bifurcation if my property is in Hebbal Ward 21?
   Apply online via BBMP’s E-Aasthi portal using your ward/PID or survey number, or submit the filled bifurcation form and supporting documents at the Hebbal BBMP revenue office (Ward 21). 
2. Is bifurcation possible if the property has a B khata in Hebbal?
   Possible but conditional. B-khata properties face extra scrutiny and may need layout approvals or conversion steps before bifurcation is granted. 
3. What is the average processing time for online applications in Hebbal?
   For straightforward, digitized records: typically 15–30 working days. Cases requiring field verification or corrections take longer. 
4. Can I complete bifurcation if there are pending property taxes?
   No. All outstanding property tax dues must be cleared and receipts attached; unpaid dues will delay or block approval. 
5. Which BBMP office handles bifurcation requests for Hebbal residents?
   The BBMP Hebbal revenue office serving Ward 21 handles local filings. Online applications route through the E-Aasthi portal. 
6. Do I need the builder’s NOC for apartment bifurcation in Hebbal?
   Yes. For newly developed apartments the builder’s NOC and occupancy documents are commonly required for individual khata issuance. 
7. Are online applications through E-Aasthi accepted for all Hebbal layouts?
   Most Hebbal properties already digitized on E-Aasthi are accepted. Older revenue layouts or undigitized records may require offline filing. 
8. How much are the typical fees for a 30×40 site bifurcation in Hebbal?
   Fees vary by property value and ward. Example reference: charges often work out to a few thousand to a few tens of thousands of rupees (roughly 2% of stamp-duty equivalent in many cases). Confirm final fees at filing. 
9. What happens if my sale deed and khata details do not match?
   BBMP will ask for rectification. Common fixes: submit a rectification deed, notarized affidavit, or certified copies from the Sub-Registrar. Correct documents before re-submission. 
10. Can bifurcation be done if part of the land falls under road widening?
    No. Portions under acquisition or notified for public works cannot be bifurcated until acquisition status is resolved or a court order/NOC is produced. 
11. Is it possible to apply jointly with my co-owners in Hebbal?
    Yes. Co-owners can file a joint application provided all owners sign the application and supply identity proofs and consent/NOCs. 
12. Do banks insist on bifurcated khata numbers before approving loans?
    Most banks require separate khata for the specific portion being mortgaged. Lenders may delay sanction unless individual khata is produced. 
13. How do I check the status of my bifurcation application online?
    Use the E-Aasthi portal’s application status page and the acknowledgment number. Alternatively contact the Hebbal revenue office with your acknowledgment receipt. 
14. What should I do if my application is rejected by the Hebbal revenue officer?
    Obtain the rejection reason in writing, correct the deficiency (clear dues, provide missing docs, rectify names, etc.), refile or file an appeal with the Assistant Revenue Officer. Use Sakala grievance if BBMP deadlines are missed. 
15. Can Lawtendo handle both bifurcation and khata transfer together?
    Yes. Lawtendo offers end-to-end services including document verification, E-Aasthi/BBMP filing, tracking, and follow-up for combined bifurcation and transfer matters.

Conclusion

For Hebbal property owners, bifurcation is not just a procedural formality—it is the foundation for secure ownership, clear taxation, and smooth property transactions. With rising demand and heavy application loads in this fast-growing locality, accurate filing and timely follow-up are critical to avoid unnecessary delays.

Lawtendo simplifies the process with verified documentation, professional representation at BBMP offices, and digital tracking of applications. Whether you own a site in a converted layout, an apartment requiring separate khata, or a partitioned family property, our team ensures that every step is managed efficiently.

Get in touch today to start your khata bifurcation process in Hebbal with confidence.

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