What Every Kadugodi Property Owner Should Know About Khata Bifurcation

Introduction

Kadugodi, located in East Bangalore near Whitefield, has become a preferred residential and investment destination. With new layouts, villa projects, and apartment complexes developing rapidly, property ownership structures have become more complex. Many owners and investors in Kadugodi are now required to divide their properties legally for sale, inheritance, or record correction – a process known as Khata bifurcation.

A Khata bifurcation is not just administrative. It is a legal requirement under the BBMP (Bruhat Bengaluru Mahanagara Palike) to ensure every portion of a divided property has its own tax and ownership record. Without it, owners cannot pay property tax independently or transfer ownership legally.

Lawtendo offers a structured service to help Kadugodi residents complete Khata bifurcation without confusion. From document preparation to BBMP coordination, every step is handled by professionals familiar with local zone requirements and E-Aasthi procedures.

Read Lawtendo’s East Bangalore Khata Bifurcation Guide for related areas.

Why Khata Bifurcation Matters for Kadugodi Property Owners

Kadugodi properties often undergo bifurcation during layout division, family partition, or sale of sub-plots. For properties under the Mahadevapura Zone, bifurcation ensures:

• Each new site or flat gets an independent property identification number.

• Property taxes can be paid separately by each owner.

• Banks and buyers recognize ownership for loans and registrations.

• Future transfers or construction approvals happen without legal hurdles.

Failing to bifurcate leaves the property under a single Khata, creating disputes, delayed transfers, and rejection of tax payments by BBMP.

A-Khata, B-Khata, and E-Khata Explained

Kadugodi now operates entirely on E-Khata under the E-Aasthi system. Owners of older B-Khata properties must first apply for conversion before bifurcation.

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.

When Is Khata Bifurcation Required in Kadugodi?

BBMP mandates bifurcation when:

• A single property is divided between multiple owners.

• Family members split ownership through a partition or gift deed.

• A layout developer sells individual plots under one master Khata.

• Apartment associations require separate E-Khata for each flat.

• A portion of property is transferred through sale, gift, or settlement.

Kadugodi has many converted village lands and new apartment projects, making this process especially relevant for landowners and builders.

Step-by-Step Process for Khata Bifurcation

1. Eligibility Check
   Confirm that the property has valid conversion orders or BDA approval.

2. Document Preparation
   Gather sale deeds, layout plans, EC, tax receipts, and sketches of each divided portion.

3. Application Filing
   Submit a bifurcation application with documents and an affidavit declaring ownership division.

4. Submission at BBMP or E-Aasthi
   Apply through the Mahadevapura ARO office or digitally via the E-Aasthi portal.

5. BBMP Inspection
   A Revenue Inspector visits the property to verify subdivision boundaries.

6. Fee Payment
   Pay the bifurcation and processing fees at a Bangalore One Center or online.
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7. Khata Number Generation
   New Khata numbers are issued for each portion, creating independent records.

8. E-Khata Activation
   Final certificates and extracts are available for download on E-Aasthi once approved.

Required Documents for Khata Bifurcation

• Bifurcation application form (signed by all owners)

• Copy of the existing Khata Certificate and Extract

• Latest property tax receipt

• Partition deed, sale deed, or gift deed

• Conversion certificate or BDA approval

• Approved building or layout plan

• Encumbrance certificate (minimum 10 years)

• Property sketch showing site division

• Owner identity proof (Aadhaar, PAN, address proof)

• NOC from co-owners or association

• Notarized affidavit declaring no dispute over ownership

Lawtendo verifies each document before submission to ensure compliance with BBMP’s document checklist for Kadugodi properties.

Applicable Fees and Charges

All payments are made through BBMP’s online portal or local centers in Kadugodi. Receipts must be attached for validation.

Typical Timelines and Processing Duration

Kadugodi properties are handled by the Mahadevapura Revenue Sub-Division under Sakala, ensuring time-bound processing when all records are accurate.

Common Reasons for Delay or Rejection

• Incomplete ownership documents or missing signatures

• Unpaid taxes or pending improvement charges

• Mismatch between sketch and layout plan

• Old B-Khata not converted to A-Khata

• Non-approved site plan or road alignment issues

• Legal disputes between co-owners

Lawtendo conducts a pre-verification audit to identify and resolve such issues before filing, reducing rejection rates.

BDA Rules for Kadugodi Properties

Kadugodi properties fall under Mahadevapura Zone, where BBMP enforces specific guidelines:

• Layouts must have valid BDA or DC conversion approval.

• Buildings should have sanctioned plans and completion certificates.

• Tax payments must be current for all prior years.

• Bifurcation applications without legal access roads are not accepted.

• BBMP will not bifurcate properties under litigation.

Local BBMP Office and Contact Information

Assistant Revenue Officer (ARO) – Mahadevapura Sub-Division
BBMP Ward Office, Near Hope Farm Signal, Kadugodi, Bengaluru – 560067
Phone: +91 80 2297 5555
Working Hours: 10:00 AM – 5:30 PM (Monday–Friday)

Nearby Bangalore One Centers:

• Kadugodi Main Road Center

• Hope Farm Circle Service Center

• ITPL Main Road Center

These centers handle property tax, fee payment, and document collection.

Filing via E-Aasthi and Sakala portal — Online Method

The E-Aasthi platform allows Kadugodi property owners to file and track their bifurcation online:

1. Log in to the E-Aasthi portal.
2. Select “Khata Bifurcation” under property services.
3. Upload documents and complete the digital form.
4. Pay the fees online.
5. Use the Sakala reference number to track the file status.
6. Once approved, you can download the new certificate.

Lawtendo manages online submissions on behalf of clients and coordinates directly with BBMP staff for inspection and approval. Our detailed guide on A Khata to e Khata conversion in East Bangalore explains the process step by step.

Lawtendo’s Khata Bifurcation Assistance in Kadugodi

Lawtendo offers an end-to-end solution covering:

• Document verification and compliance check

• Affidavit and sketch preparation

• E-Aasthi or physical submission of application

• Inspection coordination and follow-ups

• Fee payments and acknowledgment collection

• Final E-Khata download and handover

Clients receive timely updates and support throughout the process until Khata certificates are successfully issued.

Comparison Table: Transfer vs Bifurcation vs Amalgamation vs Conversion

Challenges in Apartment and E-Khata Applications

Kadugodi has several new apartments where individual Khata creation faces obstacles:

• Builders not submitting OC or as-built plans.

• Mismatch between parent Khata and individual sale deeds.

• Shared amenities complicating boundary mapping.

• Delayed geotagging under E-Aasthi for large projects.

• Incomplete NOCs from associations.

Lawtendo coordinates with BBMP engineers and builder representatives to resolve these issues effectively. To see how process and timelines differ across nearby areas, refer to our Khata Bifurcation in East Bangalore – Indiranagar, Whitefield & KR Puram zone guide.

Tips for a Smooth Approval Process

1. Clear all property tax dues before applying.

2. Ensure conversion and building approvals are valid.

3. Attach notarized documents with proper numbering.

4. Submit a clear, scaled sketch verified by a surveyor.

5. File digitally through E-Aasthi for quicker turnaround.

6. Follow up regularly using the Sakala number.

Case Study for BBMP Khata Bifurcation in Kadugodi

Case Study 1: Siblings Partitioning an Ancestral Site
Background: Three siblings inherited a 90×60 plot in Kadugodi after their father’s death.
Challenge:

• Khata remained in deceased father’s name

• Needed division into three equal sites

• Mutation not completed at BBMP
  Lawtendo’s Solution:

• Obtained legal heir certificate and registered partition deed

• Updated mutation and revenue records at BBMP

• Filed bifurcation with survey sketch and tax receipts
  Outcome: Three separate e-Khatas issued in 63 working days, giving each sibling a clear title.

Case Study 2: NRI Owner Selling One Half of Joint Property
Background: An NRI, Mr. Ramesh, co-owned a 50×80 site near Whitefield Road and wanted to sell his share.
Challenge:

• Joint Khata prevented independent sale

• NRI unable to attend local procedures

• Encumbrance certificate needed correction
  Lawtendo’s Solution:

• Executed Power of Attorney in a local representative’s name

• Rectified encumbrance records with sub-registrar

• Filed bifurcation with partition deed and updated tax clearances
  Outcome: Two e-Khatas issued in 69 days, enabling the NRI to sell his portion cleanly.

Case Study 3: Developer Converting a Large Plot into Plots Near Kadugodi Signal
Background: A builder bought a 300×200 parcel to create 15 residential plots for sale.
Challenge:

• Single Khata for the entire parcel

• Buyers demanded individual Khatas for loan approvals

• Layout approval needed BDA integration
  Lawtendo’s Solution:

• Secured BDA layout sanction and compliance certificates

• Filed bulk bifurcation application for 15 plots

• Coordinated with BBMP East Zone for numbering and revenue mapping
  Outcome: 15 individual Khatas issued in 80 working days, enabling buyer registrations and bank disbursals.

Case Study 4: Divorce Settlement Division of a Residential Plot
Background: A married couple owned a 60×60 house near Kadugodi Lake and agreed to divide the property in divorce.
Challenge:

• Joint Khata in both names

• Required split into two equal parts

• Outstanding property tax for two years
  Lawtendo’s Solution:

• Cleared pending tax dues

• Registered partition deed per settlement

• Applied for bifurcation with updated ownership and tax records
  Outcome: Two e-Khatas issued in 56 working days, granting each party separate legal ownership.

Case Study 5: Industrial Plot Split for Two Brothers Expanding Businesses
Background: Two brothers owned a 160×140 industrial plot near Kadugodi Industrial Estate and planned separate units.
Challenge:

• Single Khata under family name

• Required split for independent financing

• Needed KSPCB and KIADB compliance for industrial use
  Lawtendo’s Solution:

• Coordinated with KSPCB and KIADB for compliance certificates

• Registered partition deed dividing land equally

• Filed bifurcation with BBMP revenue section
  Outcome: Two industrial Khatas issued in 72 working days, allowing both brothers to obtain bank financing and start construction.

NRI Guide: Khata Bifurcation in Kadugodi

Context for NRIs in Kadugodi

Kadugodi, a fast-growing residential and commercial area near Whitefield and the upcoming metro corridor, has become a preferred investment destination for NRIs. The locality, however, contains a patchwork of converted agricultural lands, private layouts, and BBMP-assimilated zones. This mix creates frequent record mismatches during Khata bifurcation. For NRIs, completing the process remotely is challenging because most BBMP verifications and revenue updates still require physical attendance or locally executed authorization.

Common NRI Challenges in Kadugodi

• Legacy Land Records: Many sites still reference pre-conversion village survey numbers not aligned with BBMP systems.

• Dual Approvals: Some properties fall under both BDA and BBMP jurisdiction, requiring multiple verifications.

• Unconverted Agricultural Land: Properties in the outer Kadugodi belt often need DC conversion before bifurcation.

• Apartment OC/CC Issues: Builders’ delays in compliance halt individual flat Khata issuance.

• Remote Coordination Barriers: Embassy attestation, courier movement, and follow-up lag extend timelines.

Lawtendo’s Comprehensive NRI Legal Services for Kadugodi

1. Power of Attorney (PoA) Execution and Attestation

Prepare a comprehensive PoA enabling local representation for bifurcation, survey coordination, and document collection.
Facilitate embassy attestation for NRIs abroad and handle secure international courier to India.
Register the PoA locally with the Sub-Registrar’s Office to make it legally valid for BBMP processing.

2. Survey and Conversion Verification

Cross-verify old village survey numbers with updated BBMP property IDs.
Check land conversion status through the Deputy Commissioner’s office and ensure DC conversion orders are available.
Conduct ground surveys for disputed or partially recorded plots to confirm site dimensions and ownership mapping.

3. Layout and Approval Validation

Confirm if the layout is BDA-approved, private, or part of a revenue extension later included in BBMP.
Validate layout plans, betterment charges, and site release documents.
Ensure alignment between BDA and BBMP records to prevent application rejection.

4. Apartment Khata Division Assistance

Coordinate with builders or resident associations to procure OC (Occupancy Certificate) and CC (Completion Certificate).
Prepare flat-level Khata bifurcation documents and file with the BBMP Revenue Office.
Update e-Khata entries and property tax records post-approval.

5. Agricultural Conversion and Record Regularization

Prepare DC conversion documents for properties still marked as agricultural.
Liaise with the Deputy Commissioner for fast-tracking approvals.
Update post-conversion details in BBMP’s property tax and revenue systems.

6. Ownership and Legal Documentation

Draft partition deeds, heirship certificates, or gift deeds if ownership is shared.
Conduct complete title verification using sale deeds, EC, and RTC.
Support remote execution and document couriering for NRIs and co-owners abroad.

7. BBMP Application and Compliance

Submit the Khata bifurcation application with all required documents — conversion order, layout plan, tax receipts, PoA, and title papers.
Follow up with the Assistant Revenue Officer (ARO) and BBMP survey inspector for inspection scheduling.
Ensure smooth digital entry in BBMP’s e-Khata portal and resolve any discrepancies.

Step-by-Step NRI Process for Khata Bifurcation in Kadugodi

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

Confirm conversion order, layout approval, and tax record alignment.
Check OC/CC compliance for apartments.
Match survey and property numbers across village, BDA, and BBMP records.

Phase 2: Legal and PoA Preparation (15–20 Days)

Draft Power of Attorney and get embassy attestation completed abroad.
Courier signed PoA to India and registered with the local Sub-Registrar.
Collect all legal and ownership supporting documents.

Phase 3: BBMP Filing and Review (50–70 Days)

File bifurcation request with the BBMP Revenue Office (Mahadevapura Zone).
Supervise field inspections and clarify survey discrepancies.
Resolve mismatches between BBMP and BDA records, if applicable.
Track status through BBMP’s online property database.

Phase 4: Issuance and Verification (5–10 Days)

Obtain bifurcated Khata certificates for both or multiple ownership units.
Verify digital entries on BBMP’s e-Khata system.
Send certified copies and e-Khata access details to NRI owners abroad.

Average Timeline for NRIs in Kadugodi

• Total Duration: 75–90 days depending on property type and jurisdiction overlap.

• Embassy & Courier Delay: 10–15 additional days for document movement.

• Main Dependencies: Conversion completion, OC/CC availability, and BBMP inspection backlog.

Trusted Property Lawyers for Khata Bifurcation in Kadugodi

Adv. Raghav Reddy – Specialist in Khata bifurcation and property documentation, with 16+ years of experience handling BBMP and BMRDA cases in Kadugodi. 📞 +91 96253 56806

Adv. Sneha Iyer – Expert in document validation and compliance, ensuring Kadugodi property owners meet all BBMP bifurcation requirements. 📞 +91 96253 56806

Adv. Manoj Rao – Focused on survey verification and land record accuracy, assisting Kadugodi residents with clear documentation before bifurcation. 📞 +91 96253 56806

Adv. Priyanka Menon – Specialist in co-owner and inheritance-related bifurcation, guiding families in Kadugodi through smooth BBMP processing. 📞 +91 96253 56806

Adv. Karthik Bhat – Known for timeline-based bifurcation handling, ensuring quick approvals and minimal follow-ups for Kadugodi properties. 📞 +91 96253 56806

How Lawtendo Ensures Legal Compliance and Transparency

Every Kadugodi bifurcation handled by Lawtendo follows a compliance-driven approach. Files are pre-checked for approval validity, supported by verified documents, and tracked through E-Aasthi. Dedicated legal professionals coordinate with BBMP officers until issuance is complete, ensuring accuracy and transparency.

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 (FAQs)

1. How long does Khata bifurcation take in Kadugodi?
   Generally between 20 and 45 working days depending on case complexity.

2. Can apartment owners apply separately?
   Only if the builder has a valid master Khata and Occupancy Certificate.

3. Is BBMP inspection mandatory?
   Yes, the revenue inspector verifies site boundaries before approval.

4. Can I apply online through E-Aasthi?
   Yes, Kadugodi residents can file and track applications digitally.

5. Do I need to clear property tax first?
   Yes, all tax dues must be settled before submission.

6. What if my conversion certificate is missing?
   Apply for conversion approval before starting bifurcation.

7. Is the fee refundable?
   No, BBMP’s processing fee is non-refundable.

8. Can NRIs apply via Power of Attorney?
   Yes, with a notarized and registered PoA.

9. What happens after approval?
   New Khata numbers are issued and activated for tax payment.

10. Can commercial sites be bifurcated?
    Yes, if approvals and zoning norms are met.

11. What if the application is rejected?
    Reapply after correcting issues in the rejection memo.

12. Can I track my application status?
    Yes, via the Sakala reference number on BBMP’s site.

13. Does bifurcation affect tax value?
    Yes, BBMP reassesses taxes for each new property.

14. Do I need to visit the office physically?
    Not required if filed through E-Aasthi with complete documents.

15. Can Lawtendo handle the full process?
    Yes, from verification to final E-Khata issuance.

Conclusion

Khata bifurcation in Kadugodi is an essential step for property owners dividing land or apartments. Completing it through the right legal channel ensures every portion is officially recognized by BBMP and ready for independent taxation or sale.

Lawtendo simplifies this procedure through expert handling, digital filing, and end-to-end coordination with local authorities. Start your application today through Lawtendo’s Khata Bifurcation in Bangalore page and ensure your property records are accurate, compliant, and ready for any transaction.

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