Khata Bifurcation in Kodigehalli: Complete Step-by-Step BBMP Guide

Introduction

Kodigehalli, located between Hebbal and Yelahanka, has become a fast-developing residential and semi-commercial hub in North Bangalore. With increasing demand for apartments, gated villas, and plotted layouts, property owners often divide land or buildings for sale, inheritance, or joint ownership arrangements.

Khata bifurcation is the municipal process through which BBMP creates separate property records for each new owner. Without this step, co-owners cannot pay taxes individually, apply for building sanctions, or sell their portion without the involvement of others. For Kodigehalli residents, this makes bifurcation essential to maintain clarity, secure financing, and safeguard property value.

Lawtendo helps property owners in Kodigehalli complete this process by managing paperwork, filing applications, and coordinating with BBMP officials for timely approvals.

What Is Khata Bifurcation?

Khata bifurcation is the splitting of one municipal property record into multiple entries. Each new record has a unique khata number, certificate, and extract issued by BBMP.

Scenarios where Kodigehalli property owners may require bifurcation include:

• Division of a large site into smaller plots for sale.

• Family members partitioning property among themselves.

• Legal heirs dividing inherited property.

• Enforcement of a court decree for property division.

Once bifurcation is complete, each new owner can independently manage taxation, loans, and resale transactions.

Importance of Bifurcation for Kodigehalli Property Owners

This locality has witnessed rapid growth due to its connectivity to Hebbal flyover, Outer Ring Road, and Yelahanka. Bifurcation is particularly important here because:

• It ensures ownership clarity in inheritance and joint ownership cases.

• Independent khata improves buyer confidence and resale prospects.

• Banks require individual khata records before approving housing loans or mortgages.

• Developers hand over bifurcated khata documents to apartment buyers as part of compliance.

In Kodigehalli’s active real estate market, completing bifurcation early avoids complications in future transactions.

Types of Khata in Kodigehalli

Under BBMP, properties are categorised as A-Khata or B-Khata.

Kodigehalli has a mix of A-Khata and B-Khata properties. Many revenue layouts here still require conversion into A-Khata 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.

Eligibility & Preconditions for Khata Bifurcation

Before applying, property owners in Kodigehalli should ensure:

• The property lies within BBMP limits covering Kodigehalli ward.

• All property tax dues are cleared.

• Title documents such as registered sale deed, partition deed, or court decree are available.

• Ownership is free of disputes and encumbrances.

• Layout or building plan approval is obtained from BBMP or BDA where applicable.

Applications not meeting these conditions are usually delayed or rejected. Lawtendo verifies eligibility in advance for its clients.

Documents Required for Khata Bifurcation

The application requires a complete set of documents depending on the case type.

Mandatory documents

• Registered sale deed or title deed

• Encumbrance certificate for the last 10–15 years

• Updated property tax paid receipts

• Existing khata certificate and extract

• Identity proofs of owners (Aadhaar, PAN, voter ID)

Case-specific documents

• Partition deed for family division

• Succession certificate or legal heir certificate in inheritance cases

• Court decree in judicial property division

Supporting documents

• Approved building or layout plan copy

• Survey sketch prepared by a licensed surveyor

• Family tree affidavit on stamp paper

• No-Objection Certificates from co-owners or heirs

Lawtendo assists property owners by drafting affidavits, coordinating with surveyors, and obtaining certified copies from the Sub-Registrar Office serving Kodigehalli.

BBMP/BDA Rules Governing Bifurcation in Kodigehalli

The process is regulated by BBMP under municipal by-laws and the Karnataka Municipal Corporations Act. Key rules include:

• Applications must be filed online through the e-Aasthi portal or directly at the Kodigehalli BBMP revenue office.

• All property tax arrears must be settled before filing.

• The Assistant Revenue Officer for Kodigehalli subdivision has authority to approve applications.

• Field inspection and survey validation are usually conducted before issuing certificates.

Compliance with these rules ensures that the bifurcated records are legally valid for taxation, financing, and resale.

Step-by-Step Procedure for Kodigehalli Residents

BBMP follows a structured sequence when processing bifurcation requests.

Step 1: Collect documents

Owners must compile registered title deeds, EC, khata extract, property tax receipts, and identity proofs. Inheritance or court-related divisions require certified legal heir certificates, partition deeds, or decrees.

Step 2: Draft the application

A written application is prepared and addressed to the Assistant Revenue Officer of Kodigehalli subdivision. The request must clearly state the reason for division, survey details, and names of proposed owners.

Step 3: File the application

Applicants can choose either:

• Online filing through the E-Aasthi portal by uploading scanned copies.

• Offline filing at the BBMP Kodigehalli revenue office with attested hard copies.

Step 4: Verification and field inspection

Officials review the submission and arrange a site inspection if necessary. A surveyor validates or prepares a sketch confirming the proposed division.

Step 5: Issue of certificates

If approved, BBMP creates new khata numbers and issues separate certificates and extracts for each owner.

Online Process: Using e-Aasthi for Kodigehalli Properties

Digital filing through e-Aasthi avoids multiple office visits.

1. Login to the e-Aasthi portal.
2. Select khata bifurcation under services.
3. Enter details like ward number, subdivision, and survey number.
4. Upload scanned deeds, tax receipts, EC, and ID proofs.
5. Pay the required fee online.
6. Receive acknowledgment with Sakala tracking number.
7. Track status through the portal until approval.
8. Once approved, you can download the new certificate.

Offline Process: Filing at BBMP Kodigehalli Revenue Office

Residents preferring in-person filing must:

• Collect the prescribed application form at the office.

• Attach attested documents and originals for verification.

• Pay the application fee at the counter.

• Obtain acknowledgment with application ID.

• Follow up with the Assistant Revenue Officer or through Sakala tracking.

For missing deeds, certified copies must first be obtained from the Sub-Registrar Office covering Kodigehalli. 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 in Kodigehalli

Expenses include official charges and incidental costs.

Statutory charges

• Application fee: generally between ₹125 and ₹250.

• Digital entry and scanning costs for e-Aasthi filings.

• Stamp duty on partition or sale deeds, calculated as a percentage of guidance value.

Incidental and professional charges

• Licensed surveyor fee for property sketches.

• Notary fees for affidavits, NOCs, or family tree declarations.

• Registrar office charges for certified copy retrieval.

Illustrative cost sheet

Lawtendo prepares detailed cost sheets for clients in advance, ensuring transparency.

Typical Timelines in Kodigehalli

Duration varies depending on case type and document readiness.

• Sale deed-based bifurcation: 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-based bifurcation: more than 90 working days as certified orders require scrutiny.

Applications filed under Sakala portal receive a service ID and committed resolution deadline.

Local BBMP Revenue Office & Sub-Registrar Details

Two offices are central to the process.

BBMP Kodigehalli Revenue Office

• Accepts bifurcation applications.

• Conducts inspections and issues certificates.

• Managed by the Assistant Revenue Officer for Kodigehalli.

Sub-Registrar Office (SRO)

• Registers partition, sale, or gift deeds.

• Provides certified copies for bifurcation applications.

Lawtendo liaises with both offices to streamline the process for clients.

Sample Khata Bifurcation Certificate Explained

After approval, BBMP issues fresh certificates and extracts for each new property owner. A typical certificate contains:

• Survey number and ward details

• Dimensions and extent of the property

• Owner’s name as per the registered deed

• Newly assigned khata number

• Property tax assessment data

• Official seal and signature of the Assistant Revenue Officer

Property owners should cross-check these details immediately. If there are errors in spelling, survey references, or measurements, corrections should be requested promptly to avoid complications during resale or bank loan applications. Lawtendo reviews certificates on behalf of clients before final handover.

Khata Transfer vs Bifurcation in Kodigehalli

While both involve municipal record changes, they are not the same.

Common Issues in Kodigehalli Bifurcation

Applicants often face challenges such as:

• Revenue layouts pending A-Khata conversion.

• Layout approvals from BDA are still under process.

• Survey discrepancies between title deeds and revenue records.

• Outstanding property taxes holding up the application.

• Delays due to disputes among co-owners or heirs.

Lawtendo assists by arranging survey corrections, clearing tax arrears, and drafting affidavits or NOCs to minimise delays.

Property Market Trends in Kodigehalli

Kodigehalli’s location near Hebbal, Yelahanka, and the Outer Ring Road has increased its real estate appeal.

• Gated communities and apartment complexes are rising, leading to frequent bifurcation of parent khatas into unit-wise records.

• Independent houses and plotted developments are in high demand, resulting in more partition-based applications.

• Connectivity upgrades and infrastructure projects have raised land values, making clear municipal documentation essential for resale.

For property owners, completing bifurcation on time ensures legal compliance and boosts property marketability.

How Lawtendo Assists With Bifurcation in Kodigehalli

Lawtendo provides end-to-end legal and procedural support.

• Document verification to confirm ownership and eligibility.

• Drafting and compiling deeds, affidavits, and supporting records.

• Filing applications through e-Aasthi or directly at the Kodigehalli BBMP office.

• Coordinating with licensed surveyors for accurate sketches.

• Tracking application status under Sakala timelines.

• Offering dispute resolution assistance in inheritance or partition cases.

Clients benefit from transparent pricing, predictable timelines, and continuous updates until certificates are delivered.

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 Kodigehalli

Case Study 1: Division of 60×80 Family Site
Background: Mr. Srinivas and his sister inherited a 60×80 site in Kodigehalli after their parents’ demise.
Challenge:

• Single Khata still in father’s name.

• Needed bifurcation into two 30×80 sites.

• Mutation not updated for more than a decade.
  Lawtendo’s Solution:

• Obtained legal heir certificate and registered partition deed.

• Cleared old property tax dues.

• Filed bifurcation application with BBMP Yelahanka Zone.
  Outcome: Two e-Khatas issued in 57 working days, enabling both heirs to manage construction independently.

Case Study 2: NRI Owner Splitting 40×60 Residential Plot
Background: Mrs. Priyanka, based in the UK, co-owned a 40×60 plot with her cousin in Kodigehalli.
Challenge:

• Joint Khata restricted sale of her share.

• She could not travel to India.

• Survey details mismatched with layout approval.
  Lawtendo’s Solution:

• Prepared Power of Attorney in cousin’s name.

• Coordinated with BBMP revenue department to correct survey mismatch.

• Filed bifurcation with partition deed and property tax receipts.
  Outcome: Two Khata certificates issued in 65 working days, allowing NRI owners to sell her portion remotely.

Case Study 3: Builder’s Villa Layout Near Kodigehalli Main Road
Background: A small builder purchased a 150×120 corner site to construct five villas.
Challenge:

• Single Khata covered the entire site.

• Buyers required individual Khatas for bank loans.

• Layout approval pending with BBMP.
  Lawtendo’s Solution:

• Verified layout approval with BDA.

• Filed bulk bifurcation request for five villa plots.

• Coordinated with the revenue inspector for new numbering.
  Outcome: Five e-Khatas issued in 72 working days, enabling timely registrations and home loan clearances.

Case Study 4: Couple’s Divorce Settlement Property Split
Background: Mr. and Mrs. Sharma jointly owned a 50×70 site in Kodigehalli. After divorce, they needed equal division.
Challenge:

• Khata in joint names.

• Court settlement required two 25×70 sites.

• Revenue records incomplete.
  Lawtendo’s Solution:

• Registered partition deed as per court decree.

• Cleared pending tax dues and updated receipts.

• Filed bifurcation request with BBMP North Zone.
  Outcome: Two e-Khatas issued in 60 working days, giving each spouse independent ownership.

Case Study 5: Industrial Plot Split in Kodigehalli Byappanahalli Area
Background: A family owned a 120×150 industrial plot in Kodigehalli, shared by two brothers.
Challenge:

• Khata in father’s name under industrial classification.

• The brothers wanted two 60×150 plots for separate factories.

• Industrial zoning approvals needed.
  Lawtendo’s Solution:

• Executed partition deed converting ownership.

• Obtained industrial zoning compliance from BBMP Town Planning.

• Filed bifurcation and coordinated survey verification.
  Outcome: Two industrial Khatas issued in 74 working days, enabling both brothers to secure bank loans for factory development.

NRI Guide: Khata Bifurcation in Kodigehalli

Context for NRIs in Kodigehalli
Kodigehalli lies between Hebbal and Yelahanka, making it a preferred residential and investment zone for NRIs due to metro connectivity, proximity to the airport, and steady rental demand. The area, however, has a patchwork of BDA-approved layouts, older revenue pockets, and recently converted lands, which complicates Khata bifurcation when handled remotely.

Common NRI Challenges in Kodigehalli

• Dual Jurisdiction Issues: Older BDA layouts vs BBMP revenue records often conflict.

• Agricultural Conversion Gaps: Many plots still require DC conversion certification.

• Survey Number Mismatches: Boundary errors between village survey maps and BBMP data.

• Co-ownership & Inheritance Cases: Overseas approvals for partition or heirship delay filings.

• Timeline Extensions: NRI applications usually take 55–80 days instead of 40–50 days locally.

Lawtendo’s NRI Legal Services for Kodigehalli Khata Bifurcation

1. Power of Attorney (PoA) Structuring
   • Drafting PoA tailored for bifurcation, survey verification, and DC conversion.

   • Embassy/consulate attestation and international courier coordination.

2. Survey and Layout Verification
   • Cross-checking BDA approvals with BBMP’s e-Khata system.

   • Arranging corrective field surveys to resolve mismatches.

   • Layout integration checks for recent residential developments.

3. Agricultural Conversion Facilitation
   • End-to-end assistance for DC conversion (if pending).

   • Coordination with the Deputy Commissioner’s office.

   • Updating BBMP systems with conversion approval.

4. Legal Documentation and Ownership Structuring
   • Drafting partitions, gifts, or settlement deeds.

   • Legal heir certificate assistance in inheritance-based bifurcation.

   • Title verification for dispute-free approvals.

5. BBMP Application and Compliance
   • Filing bifurcation application at BBMP Revenue Office.

   • Tracking inspections and resolving departmental objections.

   • Ensuring bifurcated records are updated for tax and e-Khata.

Step-by-Step NRI Process for Kodigehalli Khata Bifurcation

• Phase 1: Initial Verification (15–20 days)
  • Confirm conversion status (agricultural/residential).

  • Verify survey numbers across village, BDA, and BBMP records.

  • Check pending dues or layout integration issues.

• Phase 2: Legal Documentation & PoA (20–25 days)
  • Draft partition or heirship deeds if required.

  • Secure co-owner approvals remotely.

  • Get PoA attested and couriered internationally.

• Phase 3: Filing & Processing (55–80 days)
  • Submit bifurcation application at BBMP.

  • Coordinate site inspections and surveys.

  • Liaise with BBMP and BDA for dual-record reconciliation.

• Phase 4: Final Approval & Delivery (5–10 days)
  • Obtain bifurcated Khata extracts.

  • Confirm entries in BBMP’s online portal.

  • Dispatch certified physical documents abroad.

Practical Levers for NRIs

• Resolve DC conversion before filing to save 4–6 weeks.

• Use an authority-specific PoA to avoid repeated attestation cycles.

• Clear pending property tax dues before application.

• Budget for PoA attestation, DC conversion fees, survey charges, BBMP bifurcation fees, and courier costs.

Trusted Property Lawyers for Khata Bifurcation in Kodigehalli

Adv. Vikram Shetty: Specialist in Khata bifurcation and BBMP/e-Khata filings with 17+ years handling Kodigehalli plot divisions and municipal coordination. 📞 +91 96253 56806

Adv. Nisha Rao: Expert in document verification and title checks, ensuring ECs sale deeds and tax receipts meet BBMP requirements for Kodigehalli properties. 📞 +91 96253 56806

Adv. Raghav Bhat: Focused on survey discrepancy resolution and boundary corrections, coordinating with revenue and survey departments for Kodigehalli cases. 📞 +91 96253 56806

Adv. Meera Iyer: Specialist in inheritance partition and co-owner bifurcation, guiding Kodigehalli families through BBMP submission and follow up. 📞 +91 96253 56806

Adv. Karthik Srinivas: Known for timeline management fee guidance and fast-track e-Khata updates, helping Kodigehalli owners navigate charges and approvals. 📞 +91 96253 56806

Frequently Asked Questions

1. Can apartments in Kodigehalli apply for bifurcation?

Yes, once builders obtain completion and occupancy certificates, the parent khata can be split into unit-wise khatas.

2. Can B-Khata properties be bifurcated?

No, they must first be converted into A-Khata.

3. How long does the process take?

It may take 20–30 working days for sale deed cases and up to 90 working days for inheritance or court decree cases.

4. What are the charges involved?

Government fees are about ₹125–₹250, with additional costs for surveyors, stamp duty, and affidavits.

5. Who approves applications?

The Assistant Revenue Officer for the Kodigehalli subdivision.

6. Is online filing available?

Yes, via the e-Aasthi portal, though offline filing is also accepted.

7. Do property tax arrears need to be cleared?

Yes, pending taxes must be cleared before BBMP processes the request.

8. What if survey numbers differ from deeds?

Corrections must be made at the Sub-Registrar or Revenue Department first.

9. Do all heirs need to sign the application?

Yes, either by signing directly or issuing No-Objection Certificates.

10. Can disputes delay bifurcation?

Yes, unresolved disputes between heirs or co-owners can hold up the process until resolved legally.

11. Is a survey sketch required?

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

12. Can bifurcation be processed without layout approval?

No, final approval of the layout is necessary.

13. How can application status be tracked?

Through the Sakala ID provided at filing or the e-Aasthi portal.

14. Does bifurcation increase resale value?

Yes, independent certificates make resale and loan approvals easier.

15. How does Lawtendo help?

By managing documentation, filing, and follow-up, ensuring faster and error-free approvals.

Conclusion

Kodigehalli’s property market is expanding quickly, and bifurcation has become a standard requirement for owners looking to divide land, sell portions, or manage inheritance. Independent khata certificates ensure smooth resale, tax compliance, and eligibility for bank financing.

Lawtendo provides structured legal support, handling everything from documentation to survey coordination and BBMP filings. With expert involvement, property owners in Kodigehalli can complete bifurcation faster and with fewer obstacles.

Like what you see? Share with a friend.