Khata Bifurcation in Koramangala: Everything Property Owners Must Know

Introduction

Koramangala is one of Bengaluru’s most dynamic real estate zones, known for its mix of residential layouts, commercial hubs, and high-value properties. As properties get divided, sold, or transferred among multiple owners, it becomes essential to update BBMP records accurately. This is where Khata bifurcation plays a vital role.

Khata bifurcation is the process by which the Bruhat Bengaluru Mahanagara Palike (BBMP) divides a single property record into separate Khatas for individual owners or subdivided plots. Without completing this, owners cannot pay property taxes separately, sell their share, or secure bank loans.

Lawtendo helps Koramangala property owners simplify the entire procedure by managing documentation, application filing, and follow-ups with BBMP, ensuring you get your bifurcated Khata without delay.

Refer to Lawtendo’s South Bangalore Khata Bifurcation Guide for nearby localities.

What Is Khata Bifurcation and Why It Matters

A Khata represents your property’s identity in BBMP records. It contains details like the owner’s name, property size, location, and tax assessment number. When a property is divided, each new owner must hold an individual Khata that reflects their ownership.

This division Khata bifurcation is critical for:

• Independent property tax payments.

• Legal clarity in ownership.

• Sale, mortgage, or registration of the divided property.

• Avoiding future disputes among co-owners.

Without bifurcation, BBMP treats the entire property as a single entity, making any individual transaction legally incomplete.

Difference Between Khata Transfer, Bifurcation, and Amalgamation

Understanding this difference helps property owners select the correct procedure. For property division or family settlements, bifurcation is the right approach, not transfer.

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.

Understanding A-Khata, B-Khata, and E-Khata in Koramangala

In Koramangala, most well-developed layouts like 3rd and 5th Block have A-Khata properties, while smaller independent houses or converted lands may still hold B-Khata status until regularized.

When You Need a Khata Bifurcation in Koramangala

BBMP mandates bifurcation in cases where property ownership or land boundaries change. You need to apply when:

• A joint property is divided among siblings or co-owners.

• Portions of a layout are sold as individual plots.

• An apartment association seeks separate Khata numbers for each flat.

• Commercial properties are split between partners.

This is especially common in Koramangala layouts where family-owned sites are divided and registered separately after redevelopment or sale. Lawtendo coordinates directly with BBMP engineers and surveyors to address and rectify these issues before final submission. To see how process and timelines differ across nearby areas, refer to our Khata Bifurcation in South Bangalore – Jayanagar, JP Nagar, BTM Layout Zone Guide.

BDA Rules and Jurisdiction in Koramangala

Koramangala falls under the BBMP East Zone, which handles Khata-related activities through its Revenue Department.

Key details:

• Ward Numbers: 151 (Koramangala) and 152 (Ejipura)

• Office: BBMP Revenue Office, Near ST Bed Layout, Koramangala

• Designated Officer: Assistant Revenue Officer (ARO)

• Helpline: 080-2266 0000

• Online Portals: E-Aasthi for property management and Sakala for application tracking

Understanding jurisdiction ensures applications reach the correct office and reduces the risk of rejection.

Documents Required for Khata Bifurcation

Prepare and verify the following documents before submission:

1. Duly filled Form 22 (Khata bifurcation application)

2. Copy of parent Khata certificate and extract

3. Latest tax paid receipt

4. Registered sale deed or partition deed

5. Encumbrance certificate (EC) for last 10 years

6. Approved layout or building plan

7. Property sketch with clear boundary marking

8. Aadhaar and PAN of all owners

9. Occupancy Certificate (for apartments)

10. Power of Attorney, if applicable

Lawtendo verifies each document to ensure accuracy before submission, preventing unnecessary BBMP objections.

Step-by-Step Khata Bifurcation Process in Koramangala

Offline Process

1. Collect and verify all documents.

2. Submit the filled application to the Koramangala ARO office.

3. Pay the prescribed fee (2% of stamp duty value).

4. Receive an acknowledgment slip with Sakala reference number.

5. A BBMP officer conducts a site inspection.

6. Separate Khata numbers are issued after verification.

Filing Through E-Aasthi and Sakala portal Online Submission Process

The E-Aasthi system enables digital filing for property owners in Bellandur.

1. Log in to the E-Aasthi portal.
2. Select Khata Bifurcation under property services.
3. Upload scanned documents and affidavits.
4. Pay fees online via the BBMP payment gateway.
5. Track the application through your Sakala reference number.
6. Once approved, you can download the new certificate.

Lawtendo manages the entire online filing process, from uploading documents to tracking status until approval. Our detailed guide on A Khata to e Khata conversion in South Bangalore explains the process step by step.

Timeline for Khata Bifurcation Completion

Timelines vary depending on the complexity of the property and document compliance.

BBMP Khata Bifurcation Fees and Calculation Examples

BBMP collects these charges at the time of filing. Applicants must ensure all prior property taxes are paid before applying.

Common Reasons for Delay or Rejection by BBMP

• Incomplete or mismatched documents

• Property falling under B-Khata without regularization

• Pending tax arrears

• Unapproved layout or missing BDA NOC

• Incorrect boundary sketch

Lawtendo ensures all records and approvals are validated before filing, minimizing rejection risk.

Tips to Avoid BBMP Objections During Application

• Cross-verify survey numbers and property dimensions with EC.

• Attach clear sketches showing bifurcation boundaries.

• Include attested ID proofs of all owners.

• Use the same spelling and address format across all documents.

• Check for previous pending Khata transfers or mutations.

Comparison Table – Khata Bifurcation vs Transfer vs Conversion

Local BBMP Office and Contact Points for Koramangala Residents

Residents can visit or contact:
BBMP Revenue Office, Koramangala Range
Near ST Bed Layout, 8th Block, Koramangala, Bengaluru – 560095
Helpline: 080-2266 0000
Timings: Monday–Friday, 10 AM to 5 PM

Checklist Before Applying for Khata Bifurcation

• Verify property tax payments till date.

• Ensure property sketch is clear and approved.

• Collect all owner signatures on the application form.

• Scan and store digital copies for E-Aasthi upload.

• Keep track of Sakala reference number for status updates.

Real Khata Bifurcation Case Studies from Koramangala

Case Study 1: Smooth Bifurcation for a Joint Family Property

Background:
Mr. Arun Reddy and his brother owned a 60×40 residential plot in Koramangala 6th Block. Both families built independent houses on the plot and decided to separate their property ownership officially.

Family Situation:

• Arun Reddy and spouse – Ground floor owners

• Brother and spouse – First and second floors

Legal Process:
Application filed with BBMP Revenue Office in March 2024 through Advocate Shilpa Rao. The family submitted the registered partition deed, tax receipts, and previous Khata extract.

Challenges Faced:

• Delay in verifying property tax arrears

• Additional scrutiny of building plan approval

Resolution:
Separate Khatas issued for both portions in five months. Total cost: ₹32,000 including government and legal charges.

Key Learning:
Pre-clearance of pending property tax and building documents speeds up the bifurcation process.

Case Study 2: Delayed Bifurcation Due to Missing Documents

Background:
Mrs. Kavitha Menon inherited a portion of her father’s property near Koramangala BDA Complex. She applied for Khata bifurcation to regularize ownership before selling her share.

Family Details:

• Two sisters (co-owners)

• One brother (non-resident, living abroad)

Legal Process:
Application filed in December 2023. BBMP requested the mother deed and EC for 30 years, which took time to retrieve.

Challenges Faced:

• Missing original sale deed

• Delay in getting legal heir certificate

• Non-availability of brother’s signature (given later via POA)

Resolution:
Bifurcation completed after nine months. Total cost: ₹58,000 including legal drafting and POA registration.

Key Learning:
Document readiness and NOC from all heirs are critical for timely processing.

Case Study 3: Apartment Complex Khata Bifurcation

Background:
Residents of “Green Haven Apartments” (Koramangala 8th Block) sought individual Khatas for 12 flats that were under a single builder Khata.

Legal Process:
The association filed a collective application through a property consultant. BBMP officials inspected the site and verified the occupancy certificate.

Challenges Faced:

• Missing OC for one block delayed overall approval

• Builder’s pending property tax dues created temporary hold

Resolution:
After joint representation and settlement of dues, individual Khatas issued in eight months. Total cost per flat: ₹18,000 (including consultancy and government fees).

Key Learning:
Builder tax clearance and OC submission are mandatory for apartment bifurcation.

Case Study 4: Bifurcation Linked with Property Sale

Background:
Mr. Dinesh Bhat planned to sell half of his 30×40 property in Koramangala 3rd Block. The buyer required a separate Khata before registration.

Legal Process:
Application submitted along with the sale agreement and partition sketch approved by BBMP in February 2024.

Challenges Faced:

• Delay in getting survey sketch approval

• Additional verification by BBMP for building setback compliance

Resolution:
Bifurcation and new Khata completed in four months, enabling smooth sale registration. Cost: ₹27,000 including legal and BBMP charges.

Key Learning:
Coordinating the bifurcation process early can prevent sale delays.

Case Study 5: Legal Heir Bifurcation after Father’s Death

Background:
After Mr. Raghavan’s death in 2022, his two sons inherited a 40×60 site in Koramangala 5th Block. They decided to bifurcate the Khata to manage individual property taxation.

Family Details:

• Two sons (co-owners)

• Mother – primary legal heir

Legal Process:
Filed succession certificate and partition deed in October 2023 through Advocate Deepa Nair.

Challenges Faced:

• Delay in mutation due to joint ownership disputes

• One son residing abroad (documentation attested through Indian Consulate)

Resolution:
Khata bifurcation granted after ten months. Total cost: ₹72,000 (including legal and attestation expenses).

Key Learning:
For inherited properties, mutation and bifurcation go hand-in-hand. Early legal advice simplifies succession-linked Khata work.

NRI Guide: Khata Bifurcation in Koramangala

Context for NRIs in Koramangala

Koramangala, one of Bangalore’s most developed and premium localities, features a complex mix of BDA-approved layouts, privately developed sites, and multi-unit apartment buildings. While BBMP’s digital infrastructure is well established here, Khata bifurcation still demands on-ground verifications, builder compliance checks, and legacy record reconciliation. For NRIs, the process becomes slower due to embassy attestations, courier timelines, and the necessity of a locally registered Power of Attorney (PoA) to represent them before BBMP officials.

Common NRI Challenges in Koramangala

• Mixed Layout Jurisdictions: Some properties sit at the boundary of BDA and BBMP, creating jurisdictional confusion.

• OC/CC Compliance Issues: Builders of older apartments may not have obtained Occupancy or Completion Certificates.

• Old Survey Record Mismatches: Historical layouts use outdated survey numbers that don’t align with BBMP digital maps.

• Joint Ownership Properties: Inherited or family-owned properties require partition or release deeds before bifurcation.

• Physical Verification Requirements: Field inspections and signature verification cannot be handled remotely.

• Embassy Attestation & Courier Delays: International paperwork adds 10–15 days to total timelines.

Lawtendo’s NRI Solutions for Koramangala Property Owners

1. Power of Attorney (PoA) Setup and Attestation

Draft a legally valid PoA covering Khata bifurcation, survey clarifications, and builder communication.
Facilitate embassy attestation for NRIs and manage secure international document delivery.
Register PoA locally at the Koramangala Sub-Registrar’s Office to authorize representation for BBMP processing.

2. Survey and Layout Record Verification

Match property survey numbers and layout details across village, BDA, and BBMP records.
Conduct ground verification for boundary discrepancies or overlapping site numbers.
Ensure layout or site is fully regularized and included in BBMP’s jurisdiction.

3. Apartment-Level Khata Division

Coordinate with the builder or association to procure OC/CC, sanctioned plans, and property tax clearance certificates.
Prepare and file flat-level bifurcation documents with the BBMP Revenue Office.
Verify inclusion of individual property data in the e-Khata system post-approval.

4. DC Conversion and Regularization

Check conversion records for properties originally under agricultural or village classification.
Liaise with the Deputy Commissioner’s office to obtain conversion orders if pending.
Update property type and usage records in BBMP’s revenue system to make it eligible for bifurcation.

5. Ownership and Legal Documentation

Draft partition, gift, or heirship deeds in cases of co-ownership or inheritance.
Perform complete title verification using Encumbrance Certificate (EC), RTC, and previous sale deeds.
Support remote documentation execution, notarization, and secure courier handling for overseas owners.

6. BBMP Application Filing and Inspection Management

File the bifurcation application with the Assistant Revenue Officer (ARO) in BBMP’s South Zone.
Attach PoA, sale deed, tax receipts, OC/CC, layout plan, EC, and conversion certificate (if applicable).
Coordinate site inspections with BBMP surveyors, provide clarifications, and resolve remarks.
Track file movement through the e-Khata system until the bifurcation order is issued.

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

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

Confirm that the property is within BBMP jurisdiction and check DC conversion status.
Validate layout approval and builder compliance (OC/CC).
Match survey records with BBMP’s online property system.

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

Draft and notarize PoA, complete embassy attestation, and courier documents to India.
Register PoA locally at the Sub-Registrar’s Office.
Collect sale deeds, EC, tax receipts, and other supporting ownership documents.

Phase 3: Application Filing and Processing (50–70 Days)

File Khata bifurcation application at BBMP Revenue Office, South Zone.
Schedule and manage on-site inspection by BBMP surveyor or revenue inspector.
Resolve discrepancies and track record updates between BBMP and BDA (if applicable).
Monitor e-Khata updates through BBMP’s online property portal.

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

Receive bifurcated Khata certificates for each ownership unit.
Verify new entries on BBMP’s e-Khata and property tax account.
Dispatch certified copies and digital credentials securely to NRI owners abroad.

Required Documents for NRIs in Koramangala

• Registered sale deed(s)

• Latest property tax receipts

• Encumbrance Certificate (EC)

• Approved layout or sanctioned building plan

• OC/CC for apartment projects (if applicable)

• DC conversion order (if applicable)

• Embassy-attested and locally registered PoA

• PAN and ID proof of owner(s)

• Partition/gift/heirship deed (if joint ownership)

Timeline for NRI Khata Bifurcation in Koramangala

• Total Duration: 75–95 days

• NRI Delay Factor: +10–15 days for attestation, courier, and document registration

• Dependencies: Builder compliance, DC conversion approval, BBMP inspection turnaround, and record consistency

Common Rejection Reasons & How to Prevent Them

• Unattested PoA: Must be embassy-attested and locally registered.

• Missing OC/CC: Coordinate with builder before filing.

• Survey Record Mismatch: Conduct a new survey and file correction report.

• Pending DC Conversion: Complete conversion before bifurcation submission.

• Unpaid Taxes: Clear all outstanding property tax dues before application.

Quick NRI Checklist for Koramangala

• Prepare and register a valid PoA with embassy attestation.

• Collect OC/CC, layout plan, and conversion documents.

• Verify survey numbers and ownership data in BBMP’s system.

• Appoint a local legal representative or authorized agent.

• File the bifurcation request and monitor BBMP progress online.

• Receive and validate e-Khata and Khata certificate copies.

Top Khata Bifurcation Lawyers in Koramangala – Experienced Property Law Experts

Advocate Anil Narayan
Qualification: LL.B. (Bangalore University)
Experience: 14 Years in property and municipal matters
Specialization: Khata bifurcation, mutation, title verification, BBMP procedures
Court Practice: Bangalore Urban District Court, Karnataka High Court (Bengaluru)
Location: Koramangala, Bangalore – 560034
Notable Achievements: Completed 350+ khata/mutation cases; strong BBMP filing track record
Fee Range: ₹2,000–₹5,000 per consultation
Contact: +91 96253 56806

Advocate Seema Rao
Qualification: LL.B., Diploma in Property Law
Experience: 12 Years in land record and municipal practice
Specialization: Khata bifurcation, property disputes, adverse possession matters
Court Practice: Civil Courts, Bengaluru; BBMP hearings and tribunals
Location: Koramangala, Bangalore – 560034
Notable Achievements: High success rate in contested khata cases; experienced with document regularisation
Fee Range: ₹2,500–₹6,000 per consultation
Contact: +91 96253 56806

Advocate Raghav Kulkarni
Qualification: LL.B., LL.M. (Real Estate Law)
Experience: 18 Years in real estate and municipal law
Specialization: Khata bifurcation, conversion of land use, regularisation under BBMP rules
Court Practice: Karnataka High Court, Bangalore Urban District Court
Location: Koramangala, Bangalore – 560034
Notable Achievements: Advised developers and individual owners on large-scale khata conversions
Fee Range: ₹3,500–₹8,000 per consultation
Contact: +91 96253 56806

Advocate Priyanka Shenoy
Qualification: LL.B. (National Law School), Certified Property Mediator
Experience: 10 Years in family and property settlements
Specialization: Khata bifurcation, family partition settlements, mediation to avoid litigation
Court Practice: Family Courts, Bangalore; BBMP coordination for khata issuance
Location: Koramangala, Bangalore – 560034
Notable Achievements: 70%+ cases resolved via mediation, reduced time and cost for clients
Fee Range: ₹2,000–₹5,500 per consultation
Contact: +91 96253 56806

Advocate Manoj Deshpande
Qualification: LL.B., Diploma in Municipal Law
Experience: 16 Years handling municipal and revenue matters
Specialization: Khata bifurcation, revenue records, title searches, encumbrance certificates
Court Practice: Revenue Courts, Civil Courts, BBMP offices (Bengaluru)
Location: Koramangala, Bangalore – 560034
Notable Achievements: Extensive experience with BBMP online and offline khata workflows
Fee Range: ₹2,500–₹6,500 per consultation
Contact: +91 96253 56806

For direct consultation with experienced property lawyers in Koramangala, homeowners can connect through Lawtendo’s verified lawyer network for expert assistance in khata bifurcation and BBMP property documentation.

How Lawtendo Assists in Khata Bifurcation Cases

Lawtendo’s property documentation team offers end-to-end assistance for Koramangala residents, ensuring a smooth BBMP process.

Our Process:

• Expert Document Verification and drafting of partition or NOC formats.

• Filing of online/offline application through BBMP and E-Aasthi.

• Coordination with revenue officials for site inspection and follow-up.

• Transparent updates through Lawtendo’s client dashboard.

• Assistance with conversion from B-Khata to A-Khata if required.

• Delivery of E-Khata certificate directly to the client.

For property owners in Koramangala, this professional guidance eliminates uncertainty and accelerates approval timelines.

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 – Koramangala Specific

Q1: What is Khata bifurcation, and why is it required for properties in Koramangala?
A: Khata bifurcation is the process of dividing a single property record into multiple individual Khatas. It is required when a parent property is split into separate portions after sale, inheritance, or redevelopment. In Koramangala, it ensures each owner can pay property tax and apply for utility connections independently.

Q2: Which BBMP office handles Khata bifurcation in Koramangala?
A: Properties in Koramangala fall under the South Zone BBMP office, usually the Koramangala or Adugodi sub-division office. The exact jurisdiction depends on the ward number mentioned in the property tax receipt.

Q3: What documents are required for Khata bifurcation in Koramangala?
A:

• Latest property tax receipts

• Parent Khata extract and certificate

• Sale deed or partition deed

• Approved building plan

• Encumbrance certificate (EC)

• NOC from the original owner (if applicable)

• Latest electricity/water bills

Q4: How long does the Khata bifurcation process take in Koramangala?
A: Typically 30–60 days after submission of complete documents. However, if there are ownership disputes, building deviations, or incomplete records, it may extend to 90 days or more.

Q5: Can apartment owners in Koramangala apply for Khata bifurcation?
A: Yes. Once the builder completes the project and obtains the Occupancy Certificate, individual flat owners can apply for bifurcation from the builder’s master Khata, provided the project has BBMP approval.

Q6: What are the typical BBMP charges for Khata bifurcation in Koramangala?
A: Charges vary based on property size and guidance value but generally include:

• Application fee: ₹500 per unit

• Khata certificate: ₹25

• Khata extract: ₹100

• Additional service or legal fees may apply for verification and property inspection.

Q7: Can I complete the Khata bifurcation online in Koramangala?
A: BBMP allows partial online submission via the Sakala or BBMP portal, but property verification and document submission usually require in-person visits to the respective Assistant Revenue Officer (ARO) office.

Q8: What are common reasons for delay in Khata bifurcation in Koramangala?
A:

• Mismatch in sale deed and parent Khata details

• Unpaid property tax

• Missing EC or plan approval

• Pending encroachments or legal disputes

• Non-submission of mutation records after purchase

Q9: Is legal assistance required for Khata bifurcation in Koramangala?
A: Not mandatory, but advisable for inherited, joint, or commercial properties. Lawyers or BBMP-licensed agents can help with documentation, verification, and dispute resolution to avoid rejection.

Q10: How can property owners track their Khata bifurcation application in Koramangala?
A: Applicants can track status through the Sakala portal using the acknowledgment number or by visiting the respective BBMP revenue office. Updates are also reflected in the BBMP Khata extract database once approved.

Conclusion

For property owners in Koramangala, Khata bifurcation is one of the most important yet often overlooked steps in safeguarding property ownership. In a premium and fast-developing zone like Koramangala, where plots are frequently divided, redeveloped, or sold to multiple buyers, a clear Khata record ensures that each property share is legally distinct and recognized by the BBMP. Without this bifurcation, future transactions whether it’s obtaining a loan, getting a building plan approved, or transferring ownership can become unnecessarily complex.

The process itself is straightforward when approached with preparation. Keeping your sale deed, tax receipts, and approved plans ready before applying, along with a clear demarcation of property boundaries, helps avoid delays. Errors or incomplete submissions often lead to rejections, which can push your application back by months.

Lawtendo’s team simplifies this entire process for Koramangala property owners. From document checks to BBMP coordination and status tracking, we ensure every step is handled smoothly and correctly. Completing your Khata bifurcation now not only secures your legal ownership but also strengthens your property’s long-term value and credibility – giving you full peace of mind when it matters most.

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