How to Apply for BBMP Khata Bifurcation in Nagarbhavi (2025 Edition)

Introduction
Nagarbhavi, a thriving residential and educational hub in West Bangalore, is known for its well-planned layouts and mix of old properties and new developments. With increasing property divisions among family members and redeveloped apartments, Khata bifurcation has become a necessary process for homeowners and investors in this area.

The BBMP (Bruhat Bengaluru Mahanagara Palike) manages Khata records for every property within city limits. When a property under a single Khata is divided into multiple ownerships, a formal bifurcation process is required to assign each portion an individual Khata number. This not only ensures compliance with BBMP records but also protects the legal interests of every owner.

Lawtendo’s property lawyers assist homeowners across Nagarbhavi with Khata bifurcation, helping them prepare documentation, file applications, and complete the process efficiently through both online and offline channels.

What Is Khata Bifurcation in Nagarbhavi?
Khata bifurcation means splitting one existing property record (Khata) into multiple new records when ownership is divided. It applies to cases where:

• Family members partition property through inheritance or mutual agreement.

• Builders divide layouts into plots or apartment units.

• Owners sell parts of a large property to different buyers.
  Once approved, each owner receives an independent Khata certificate and extract from BBMP, allowing them to pay taxes, apply for loans, or sell the property without dependency on co-owners.
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Why Is Khata Bifurcation Important for Nagarbhavi Property Owners?

1. Confirms legal ownership for each property portion.

2. Allows owners to pay property tax separately.

3. Enables building plan approvals and redevelopment.

4. Prevents future ownership or inheritance disputes.

5. Increases resale value and eligibility for home loans.

Nagarbhavi has many joint-family and multi-owner properties. Without proper bifurcation, BBMP records may remain unclear, affecting future transactions or legal compliance.

Types of Khata in Bangalore

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 and Preconditions for Khata Bifurcation in Nagarbhavi

• Property must be located under BBMP West Zone jurisdiction.

• Parent Khata should exist and have no pending property tax.

• The division should be supported by a registered partition, gift, or sale deed.

• The property must comply with BBMP-approved plans and land use.

• Ownership boundaries and measurements should be clearly defined.

Documents Required for Khata Bifurcation in Nagarbhavi

• Sale deed or title deed.

• Registered partition or gift deed (if applicable).

• Latest property tax receipts.

• Existing Khata certificate and extract.

• Approved building or layout plan.

• Encumbrance Certificate (EC).

• Owner’s ID proof (Aadhaar, PAN).

• Property sketch or survey map showing the division.

• NOC from co-owners or developers.

BBMP/BDA Rules for West Zone (Nagarbhavi Jurisdiction)
Nagarbhavi falls under the BBMP West Zone, and bifurcation is governed by the Karnataka Municipal Corporation Act. BBMP ensures:

• The parent Khata is valid and tax compliant.

• Property ownership and partition details are legally supported.

• BBMP officers conduct field verification before approval.

• Individual tax accounts are created post bifurcation.

Once approved, each owner receives an independent Khata certificate (Form 11B), which serves as the final ownership record for their share.

Step-by-Step Procedure: How to Apply for BBMP Khata Bifurcation in Nagarbhavi

1. Verify property details and ownership documentation.

2. Clear any outstanding BBMP property tax dues.

3. Prepare and register a partition or sale deed defining property shares.

4. Visit the BBMP West Zone Revenue Office or access the E-Aasthi portal.

5. Fill in the Khata bifurcation application form accurately.

6. Attach supporting documents and pay the required application fees.

7. BBMP schedules a field inspection to verify the property boundaries.

8. Once verified, the revenue officer forwards the file for approval.

9. New Khata numbers are generated, and certificates issued to each owner.

Online Process (BBMP E-Aasthi Portal)

• Visit the E-Aasthi portal on the BBMP website.

• Log in with the property’s PID number or mobile credentials.

• Select “Khata Bifurcation” under property services.

• Upload digital copies of deeds, EC, and tax receipts.

• Pay the application and inspection fee online.

• Track your application through the reference number.

• Download the approved Khata certificate once ready.

Offline Process (BBMP Revenue Office – Nagarbhavi Division)

• Collect the Khata bifurcation application form from the office.

• Attach attested copies of all required documents.

• Pay the prescribed application fee.

• Submit the form to the Assistant Revenue Officer.

• BBMP conducts on-site verification.

• After approval, collect the bifurcated Khata certificate in person.

Lawtendo’s legal experts manage the process end-to-end, ensuring documentation compliance and faster coordination with BBMP officials to avoid rejection or delay. Our detailed guide on A Khata to e Khata conversion in West Bangalore explains the process step by step.

Khata Bifurcation Fees and Charges in Nagarbhavi

Typical Processing Timelines and Validity 

Zone-Wise BBMP Office & SRO Details (Nagarbhavi, Vijayanagar, Nagarbhavi 2nd Stage, Moodalapalya)

• BBMP West Zone Revenue Office, Nagarbhavi Main Road.

• Sub-Registrar Office, Vijayanagar for partition or sale deed registration.

• Ward Office, Nagarbhavi 2nd Stage for tax and application verification.

• BBMP Help Centre, Moodalapalya for general guidance and forms.

Lawtendo maintains coordination with all these offices to streamline inspection, verification, and certificate delivery.

Sample Khata Bifurcation Certificate Explained
A Khata bifurcation certificate displays the new Khata number, property owner name, site dimensions, and assessment details. It also includes the parent Khata reference, ensuring a clear link between old and new records. Property owners must check the spellings, site boundaries, and tax details before accepting the certificate.

Khata Transfer vs. Khata Bifurcation

Common Challenges During Khata Bifurcation in Nagarbhavi

• Incomplete or unregistered partition deeds.

• Inconsistent property dimensions between sale deed and tax records.

• Missing Encumbrance Certificate or outdated EC.

• Delay in physical verification due to BBMP workload.

• Manual entry errors during record updating.
  Lawtendo eliminates these problems through thorough document audits and close follow-up with BBMP offices.

Smart and Cost-Effective Strategies to Speed Up the Process

1. Clear all pending property taxes before submission.

2. Apply online through E-Aasthi for faster tracking.

3. Ensure accurate property measurements in the deed and plan.

4. Submit all owner signatures and supporting IDs together.

5. Seek professional verification of your documents before filing.

Local Property Trends and Ownership Patterns in Nagarbhavi
Nagarbhavi has emerged as one of Bangalore’s fastest-growing residential corridors, housing educational institutions, tech professionals, and investors. With joint family homes being redeveloped into apartments, the need for Khata bifurcation is increasing. Completing it early ensures clear records and smooth property resale or redevelopment in compliance with BBMP standards.

Real Case Studies on BBMP Khata Bifurcation from Nagarbhavi

Case Study 1: Smooth Bifurcation of Joint Property

Background:
Mr. Ramesh and his brother jointly owned a 40×60 property in Nagarbhavi 2nd Stage. Both families lived in separate portions and wanted individual Khatas for independent property tax payments.

Family / Parties Involved:
Two brothers and their respective families.

Legal Process:
Application filed in February 2024 at the BBMP West Zone Office through Advocate Rekha Nair. Submitted registered partition deed, EC, and latest property tax receipts.

Challenges Faced:
Delay in BBMP survey verification.
One name mismatch in partition deed required correction affidavit.

Resolution (timeline and costs):
After corrections and re-verification, Khata bifurcation was completed in five months. Total cost ₹29,000 including survey, legal, and BBMP processing fees.

Key Learning:
Ensure all names and property measurements are consistent across deeds and tax records.

Case Study 2: Apartment Owners Secure Individual Khatas After Builder Default

Background:
Residents of “Sree Sai Paradise” in Nagarbhavi waited nearly four years for the builder to transfer Khatas. The association finally took collective action to resolve it.

Family / Parties Involved:
Apartment Owners’ Association representing 20 flats.

Legal Process:
Collective application filed in October 2023 through Advocate Anil Kumar. Submitted occupancy certificate, builder tax clearance, and sale deed copies.

Challenges Faced:
Builder’s tax dues pending for multiple years.
BBMP required additional verification of OC and structural safety reports.

Resolution (timeline and costs):
After submission of required documents, individual Khatas were issued in eight months. Average cost per flat ₹13,500 including documentation, liaison, and legal charges.

Key Learning:
Buyers should confirm builder compliance and OC approval before taking possession to prevent later complications.

Case Study 3: Legal Heir Bifurcation Completed Successfully

Background:
After the death of Mr. Narasimha Murthy in 2022, his wife and two sons inherited a 50×80 site in Nagarbhavi. They applied for Khata bifurcation to divide the property for individual construction.

Family / Parties Involved:
Widow and two sons as legal heirs.

Legal Process:
Application filed in November 2023 through Advocate Preethi Menon. Submitted succession certificate, partition deed, family tree certificate, and EC.

Challenges Faced:
Mutation not updated in BBMP records.
Delay in obtaining certified copies of older title documents.

Resolution (timeline and costs):
Bifurcation completed in ten months. Total cost ₹64,000 including legal, court, and attestation expenses.

Key Learning:
Mutation and succession formalities must be completed before filing for bifurcation to avoid delays.

Case Study 4: Sale-Linked Bifurcation Completed Quickly

Background:
Pooja owned a 30×40 site in Nagarbhavi 1st Stage and wanted to sell half to her relative. The buyer required a separate Khata before loan approval.

Family / Parties Involved:
Seller and buyer.

Legal Process:
Application filed in March 2024 through property consultant Mahesh Gowda. Submitted partition sketch, sale agreement, EC, and tax clearance certificate.

Challenges Faced:
Minor correction required in property boundary sketch.
Re-verification conducted by BBMP officer before approval.

Resolution (timeline and costs):
Bifurcation completed in four months, enabling smooth registration. Total cost ₹23,000 including survey, legal, and BBMP processing fees.

Key Learning:
Obtain a verified partition sketch from a licensed surveyor before applying for Khata bifurcation.

Case Study 5: NRI Property Bifurcation Completed via Power of Attorney

Background:
Mr. Karthik Rao, an NRI living in Canada, co-owned a property in Nagarbhavi with his sister. He issued a Power of Attorney authorizing her to handle the bifurcation process in India.

Family / Parties Involved:
NRI co-owner and resident co-owner (POA holder).

Legal Process:
POA attested at the Indian Consulate in Toronto. Application filed in December 2023 through Advocate Gayathri Sharma. Submitted attested POA, EC, and partition deed.

Challenges Faced:
Delay in BBMP verification of foreign-attested POA.
Additional affidavit requested for revalidation of the POA.

Resolution (timeline and costs):
Separate Khatas issued after nine months. Total cost ₹91,000 including attestation, courier, and legal documentation.

Key Learning:
For NRI applicants, POA must be attested and revalidated under BBMP’s notary standards to prevent scrutiny-related delays.

NRI Guide: Khata Bifurcation in Nagarbhavi (2025 Edition)

Context for NRIs in Nagarbhavi

Nagarbhavi is a mature residential and institutional zone in Bangalore West. It comprises older layouts, newer apartment clusters, and properties converted from village lands. Even though Nagarbhavi is fully under BBMP’s jurisdiction, record mismatches especially old survey entries and non-migrated layout maps are common. NRIs endure longer timelines because BBMP requires local inspections, originals, and field-level mediation using a registered Power of Attorney (PoA).

Common NRI Challenges in Nagarbhavi

• Old survey numbers not mapped to BBMP’s PID system

• Apartment Khata applications delayed by missing OC/CC or builder non-compliance

• Plots still recorded as agricultural requiring DC conversion

• Discrepancies between BDA layout maps and BBMP revenue records

• Site inspections and signature verification requiring a local representative

• Embassy attestation and courier delays adding 10–20 days

Lawtendo’s NRI Legal Services for Nagarbhavi Property Owners

Power of Attorney & Attestation

• Draft PoA covering bifurcation, survey clarifications, builder coordination, and BBMP representation

• Facilitate embassy attestation and secure international courier of original PoA

• Register PoA locally under the Sub-Registrar’s office to make it usable in BBMP processing

Survey, Layout & Record Reconciliation

• Cross-check village survey, BDA, and BBMP records for consistency

• Commission a ground survey to resolve boundary or area mismatches

• Ensure layout approvals are updated in BBMP revenue maps before filing

Apartment & Builder Liaison

• Engage builders or associations to get OC, CC, sanctioned plans, and tax clearances

• Prepare flat-wise Khata applications once builder compliance is verified

• Ensure bifurcated ownership is correctly entered in BBMP’s e-Khata and tax records

DC Conversion & Regularization

• Identify plots still classified as agricultural

• Prepare and file DC conversion applications with the Deputy Commissioner’s office

• Once conversion is approved, ensure BBMP revenue records reflect converted status

Ownership & Legal Documentation

• Draft partition, heirship, gift, or release deeds for multiple ownership

• Conduct title verification (sale deeds, EC, RTC)

• Assist remote execution and notarization for overseas co-owners

BBMP Filing & Field Coordination

• Submit bifurcation application to the BBMP Revenue Office covering Nagarbhavi ward

• Attach sale deed, EC, tax receipts, approved plan, DC order (if relevant), and registered PoA

• Coordinate with survey inspector and revenue officials for site inspection

• Track file movement and ensure bifurcated Khata entries are uploaded to e-Khata

Step-by-Step NRI Process for Nagarbhavi (2025 Edition)

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

• Confirm BBMP jurisdiction, layout approval, and DC conversion status

• Verify builder compliance (OC/CC) for apartments

• Match survey numbers and check for property tax dues

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

• Draft PoA, get embassy attestation, and courier originals to India

• Register PoA locally with Sub-Registrar

• Collect sale deed, EC, tax receipts, layout plan, and any conversion orders

Phase 3: Application Filing & Field Verification (50–75 Days)

• Submit bifurcation application to BBMP with all enclosures

• Oversee field inspection via authorized person

• Respond to objections or measurement discrepancies

• Monitor integration into e-Khata during file processing

Phase 4: Certificate Issuance & Delivery (5–10 Days)

• Receive bifurcated Khata certificate(s)

• Verify entries on BBMP’s e-Khata portal

• Dispatch certified hard and soft copies to NRI owner abroad

Required Documents (2025 Edition)

• 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 owners

• Partition/gift/heirship deed for shared properties

Timeline, Fees & Considerations

• Total Duration: 75–100 days

• NRI Delay Factor: +10–20 days for attestation, courier, and remote coordination

• Khata Bifurcation Fee: approx 2% of stamp duty on the registered deed (minimum base charge)

• Betterment or service charges: ₹200–₹250 per sq. meter in newly regularized zones

• Payable amounts depend on ward, conversion, layout status, and plot size

Common Rejection Reasons & Preventive Steps

• PoA not embassy-attested or unregistered

• Missing OC/CC from builders

• Survey mismatch or measurement errors

• Conversion not updated in revenue records

• Outstanding property tax or utility dues

Quick NRI Checklist for Nagarbhavi

• Draft, attest, and register the PoA

• Collect OC/CC, layout approvals, sale deed, EC, and tax receipts

• Confirm conversion status and record alignment

• Appoint a local representative for inspection and follow-ups

• File bifurcation request and monitor e-Khata updates until certificate issuance

Top Khata Bifurcation Lawyers in Nagarbhavi – Trusted Legal Experts for BBMP Property Division (2025 Edition)

Advocate R. Srinivas
Qualification: LL.B. (Bangalore University), LL.M. (Municipal and Property Law)
Experience: 18 Years in BBMP and property documentation
Specialization: Khata bifurcation, mutation, land conversion, property tax disputes
Court Practice: Karnataka High Court, Bangalore Civil Court
Location: Nagarbhavi, Bangalore – 560072
Notable Achievements: 550+ successful BBMP khata bifurcation and mutation cases resolved
Fee Range: ₹2,500–₹6,000 per consultation
Contact: +91 96253 56806

Advocate Kavya Nair
Qualification: LL.B., LL.M. (Urban Governance and Real Estate Law)
Experience: 11 Years in property law and municipal compliance
Specialization: Khata bifurcation, joint property division, legal heir documentation
Court Practice: Civil Courts, Family Courts, BBMP West Zone Legal Section
Location: Nagarbhavi, Bangalore – 560072
Notable Achievements: Helped over 300 homeowners complete bifurcation without litigation
Fee Range: ₹2,000–₹5,000 per consultation
Contact: +91 96253 56806

Advocate N. Harsha
Qualification: LL.B., Diploma in Revenue and Municipal Law
Experience: 20 Years handling property and urban land matters
Specialization: Khata bifurcation, encumbrance clearance, and Akrama Sakrama regularisation
Court Practice: Karnataka High Court, Revenue Tribunal, BBMP West Zone
Location: Nagarbhavi, Bangalore – 560072
Notable Achievements: Expert in resolving BBMP documentation delays and rejections
Fee Range: ₹3,000–₹7,000 per consultation
Contact: +91 96253 56806

Advocate Ananya Prasad
Qualification: LL.B. (Christ University), LL.M. (Property and Family Law)
Experience: 9 Years in property division and BBMP filing
Specialization: Khata bifurcation, family property partition, joint ownership updates
Court Practice: Family Court, BBMP Documentation Cell, Civil Courts
Location: Nagarbhavi, Bangalore – 560072
Notable Achievements: 90% success rate in khata-related family property settlements
Fee Range: ₹2,500–₹5,500 per consultation
Contact: +91 96253 56806

Advocate K. Mahesh
Qualification: LL.B., LL.M. (Administrative Law)
Experience: 16 Years in municipal, civil, and property-related legal work
Specialization: Khata bifurcation, property record rectification, BBMP approval assistance
Court Practice: BBMP Legal Department, Karnataka High Court
Location: Nagarbhavi, Bangalore – 560072
Notable Achievements: Recognized for fast-track khata bifurcation cases resolved in under 45 days
Fee Range: ₹3,500–₹7,500 per consultation
Contact: +91 96253 56806

For homeowners applying for BBMP Khata Bifurcation in Nagarbhavi, connect with Lawtendo’s verified property lawyers for complete support from document preparation to BBMP filing and follow-up, ensuring timely and compliant bifurcation in 2025.

Lawtendo’s Legal Assistance for BBMP Khata Bifurcation in Nagarbhavi

Lawtendo provides complete legal and administrative support for Khata bifurcation, including:

• Document verification to confirm ownership and eligibility.

• Drafting and registration of partition or sale deeds.

• Application filing (both online and offline).

• Field inspection coordination with BBMP officers.

• Continuous tracking and updates on progress.

• Collection and delivery of approved Khata certificates.

Lawtendo ensures every step aligns with BBMP regulations and local requirements, saving property owners valuable time and effort.

Lawtendo’s Complete Property Legal Services in West Bangalore
In addition to bifurcation, Lawtendo assists with Khata transfers, property registration, legal verification, and tax compliance across Nagarbhavi, Vijayanagar, and Magadi Road. Each service is tailored to simplify documentation and ensure 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 – Nagarbhavi Specific

Q1: What is Khata bifurcation and why is it required for Nagarbhavi properties?
A: Khata bifurcation is the process of dividing a single BBMP property record into multiple Khatas after property sale, partition, or inheritance. For Nagarbhavi owners, it ensures each property portion has an independent BBMP record for tax, ownership, and utility connections.

Q2: Which BBMP office handles Khata bifurcation for Nagarbhavi?
A: Nagarbhavi falls under the West Zone of BBMP, managed by the Vijayanagar Assistant Revenue Office (ARO). The exact ARO office can be confirmed using the ward number on your property tax receipt.

Q3: Who can apply for Khata bifurcation in Nagarbhavi?
A:

• Joint property owners who have divided their shares legally

• Property owners who have sold or gifted a portion of land/building

• Legal heirs dividing inherited property

• Builders or developers handing over flats or plots to buyers

Q4: What documents are required for Khata bifurcation in Nagarbhavi?
A:

• Parent Khata certificate and extract

• Registered sale deed or partition deed

• Latest paid property tax receipts

• Approved building or layout plan

• Encumbrance Certificate (EC)

• Occupancy Certificate (if applicable)

• Site sketch showing the bifurcation

• ID and address proofs of owners

• NOC from builder, co-owners, or association (if required)

Q5: What is the step-by-step process for Khata bifurcation in Nagarbhavi (2025 Edition)?
A:

1. Collect all ownership and tax documents.

2. Clear pending BBMP property taxes.

3. Submit an application online via the BBMP e-Khata or e-Aasthi portal, or at the local ARO office.

4. Pay the prescribed application and verification fees.

5. BBMP reviews ownership documents and may conduct a site inspection.

6. Upon approval, new Khata numbers and certificates are issued for each owner or unit.

Q6: How long does the Khata bifurcation process take in Nagarbhavi?
A: Generally 30–60 days for complete and dispute-free applications. Complex cases involving multiple owners, missing documents, or building violations can take 90–120 days.

Q7: What are the BBMP fees for Khata bifurcation in Nagarbhavi?
A:

• Application fee: ₹500 per bifurcated unit (approx.)

• Khata certificate: ₹25

• Khata extract: ₹100

• Additional verification or inspection charges as per property size or use

Q8: What causes delays or rejections in Khata bifurcation applications in Nagarbhavi?
A:

• Unpaid or pending property tax

• Ownership mismatch between Khata and sale deed

• Missing EC, plan approval, or Occupancy Certificate

• Unapproved construction or encroachments

• Incomplete documentation or lack of NOCs

Q9: Can apartment owners in Nagarbhavi get individual Khatas after builder handover?
A: Yes. Once the builder obtains plan approval and Occupancy Certificate, the master Khata can be split so each flat owner receives an individual Khata for their unit.

Q10: How can applicants track Khata bifurcation status in Nagarbhavi?
A: Track your application via the BBMP e-Aasthi or e-Khata portal using the acknowledgment number. For manual updates, visit the Vijayanagar ARO office corresponding to your ward for document verification or approval updates.

Conclusion
For property owners in Nagarbhavi, completing the Khata bifurcation process ensures your property records are accurate, transparent, and legally secure under BBMP’s jurisdiction. Whether you’re dividing inherited property, separating joint ownership, or updating documents after a sale, having an individual Khata protects your ownership rights and prevents disputes in the future. It also simplifies property tax payments, resale, and loan approvals.

By preparing all necessary documents and following the correct procedure, you can avoid delays and confusion at the BBMP office. Lawtendo makes this process easier by handling documentation, filing, and follow-ups on your behalf. With professional assistance, your Khata bifurcation in Nagarbhavi can be completed smoothly and efficiently, giving you peace of mind and a clear record of ownership for years to come.

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