Khata Bifurcation in Thanisandra: Procedure & Timeline

Introduction

Thanisandra in North Bangalore has transformed into a key residential and investment hub, thanks to its proximity to Manyata Tech Park, Outer Ring Road, and the upcoming metro extension. With rapid growth, property transactions here are frequent, and one of the most essential legal requirements is Khata bifurcation. If you own a large property that has been divided into plots, flats, or joint holdings, you need to apply for a separate Khata number for each unit. This process ensures every property in Thanisandra has its own identity in the BBMP records and is eligible for tax payments, utility connections, and resale.

Unlike generic guides, this page focuses specifically on Thanisandra ward-level processes, timelines, and documents, making it easier for property owners in this locality to understand and complete Khata bifurcation.

What is Khata Bifurcation in Thanisandra?

Khata bifurcation is the legal separation of a single Khata (property account) into multiple new accounts. It usually applies when:

• A property is divided among family members after inheritance. 
• Landowners develop layouts and sell individual sites. 
• Builders register separate Khata numbers for flats. 
• Jointly owned property is partitioned between partners. 

In Thanisandra, bifurcation is managed under the jurisdiction of BBMP through the E-Aasthi portal. Each newly created Khata gets a unique Property Identification (PID) number, ensuring independent property tax assessment and legal recognition.

Why Property Owners in Thanisandra Need Khata Bifurcation

Property owners in Thanisandra often face issues when trying to sell, mortgage, or register utilities without proper Khata. Some key reasons for bifurcation include:

• Clear ownership: Separate Khata avoids disputes when multiple buyers or heirs are involved. 
• Loan and mortgage approval: Banks insist on individual Khata records for sanctioning home loans. 
• Property tax compliance: BBMP requires every unit in Thanisandra to have a unique PID to pay taxes. 
• Ease of resale: Buyers prefer properties with clear bifurcated Khata entries. 

Failure to bifurcate can delay registration, lead to legal disputes, or even rejection of building plans.

Types of Khata in Thanisandra (Form 11A, Form 11B, A Khata, B Khata)

In Bangalore, including Thanisandra, property owners may come across different Khata types. Here’s a breakdown:

For Thanisandra, where layouts are rapidly regularised, knowing whether your property falls under A or B Khata determines eligibility for bifurcation. Also, many approved layouts qualify for A-Khata, while revenue sites remain under B-Khata. Owners often check what is an A Khata property and how to convert B Khata to A Khata to ensure eligibility for loans and resale.

Eligibility & Preconditions for Khata Bifurcation in Thanisandra

Not every property in Thanisandra qualifies for bifurcation. The basic preconditions include:

• The property must fall within BBMP jurisdiction. 
• Property tax up to the current year must be fully paid. 
• Layouts must have required approvals or be under consideration for regularisation. 
• Encumbrances or disputes must be resolved before filing. 
• If multiple owners exist, they must mutually agree to apply. 

If the property is on B Khata, bifurcation may be possible only after payment of betterment charges or subject to Akrama-Sakrama rules.

Documents Required for Khata Bifurcation in Thanisandra

Property owners must prepare a complete set of documents before applying, as missing papers often cause rejection. The typical list includes:

• Original Sale Deed or Gift Deed 
• Latest Encumbrance Certificate (EC) for the property 
• Approved Layout Plan or Building Plan (if applicable) 
• Latest Property Tax Paid Receipt 
• Parent Khata Certificate and Extract 
• Partition Deed, Gift Deed, or Family Settlement Deed (if applicable) 
• ID proof and address proof of all owners 
• Joint affidavit if co-owners are involved 
• Any BBMP demand note for betterment charges 

Lawtendo recommends arranging certified copies of EC and tax receipts in advance, as BBMP is strict about current-year compliance.

BBMP/BDA Rules Khata Bifurcation Rules for Thanisandra Properties

For properties in Thanisandra, the Bruhat Bengaluru Mahanagara Palike (BBMP) applies uniform bifurcation rules under the Karnataka Municipal Corporations Act. The key conditions are:

• Parent property must have a valid Khata entry with no dues. 
• If the land is converted from agricultural to non-agricultural use, conversion orders must be attached. 
• If the land falls under revenue sites, betterment charges must be cleared. 
• For flats or apartments, an Occupancy Certificate is necessary before bifurcation. 
• Partition or settlement deeds must be registered with the jurisdictional Sub-Registrar Office (SRO). 

These rules ensure that each divided portion is legally recognised as a standalone unit in the BBMP records.

Step-by-Step Procedure for Khata Bifurcation in Thanisandra

Online Application (via E-Aasthi portal)

1. Visit the E-Aasthi portal and log in using property details. 
2. Select the “Bifurcation” option and enter the parent Khata number. 
3. Upload scanned copies of the required documents. 
4. Provide details of each new unit (site numbers, flat numbers, or divided portions). 
5. Pay the prescribed fee online. 
6. Submit the application for digital verification. 
7. Track application status through the portal until approval. 

Once approved, unique Property Identification Numbers (PIDs) are generated for each portion, and you can download the new certificate.

Offline Application (via BBMP Thanisandra office / SRO)

1. Collect the Khata bifurcation application form from the BBMP office. 
2. Attach physical copies of the required documents. 
3. Submit to the jurisdictional Assistant Revenue Officer (ARO). 
4. Pay the fee at the designated counter. 
5. Receive an acknowledgment slip with application number. 
6. BBMP revenue officers will inspect the property if needed. 
7. On approval, separate Khata certificates and extracts will be issued. 

Offline applications may take longer but are still used when owners face difficulties uploading large files or dealing with legacy records. Property owners often move towards digital records for easier management. Our detailed guide on A Khata to e Khata conversion in North Bangalore explains the process step by step.

Charges for Khata Bifurcation in Thanisandra

The fee structure is uniform across Bangalore but depends on the size and type of property. Typical charges include:

Applicants should be prepared for additional expenses if certified documents or notarised affidavits are required.

Typical Timelines for Khata Bifurcation in Thanisandra

The processing time depends on whether the application is online or offline:

• Online (E-Aasthi): 15–30 working days if documents are complete. 
• Offline: 30–60 working days due to physical file movement. 
• With pending approvals or disputed layouts: 3–6 months. 
• In cases involving court orders or multiple heirs: timeline may extend further. 

Applicants should also factor in 7–10 working days for document collection and notarisation before filing. You can also track the progress via the Sakala portal and escalate delays if timelines exceed statutory limits.

Ward-Wise Office & SRO Details for Thanisandra

Thanisandra falls under the BBMP Byatarayanapura zone. Property owners must approach the correct office to avoid rejection.

Applicants are advised to verify the jurisdiction on the BBMP SRO finder tool before applying.

Sample Khata Bifurcation Certificate from Thanisandra Explained

A bifurcation certificate typically includes:

• Property Identification Number (PID) of the new unit. 
• Owner’s name and details. 
• Extent of property in square feet or square meters. 
• Mutation reference number and date. 
• Remarks on betterment charges or pending dues (if any). 

This document proves that the divided portion is officially recognised by BBMP. Property buyers in Thanisandra should always demand to see this certificate before closing a deal.

Khata Transfer vs. Khata Bifurcation in Thanisandra

Property owners often confuse transfer with bifurcation. Though both involve changes to BBMP records, they serve different purposes.

Understanding this difference avoids filing the wrong application and ensures faster approval.

Common Issues and Troubleshooting in Thanisandra Khata Bifurcation

Applicants in Thanisandra face a few recurring challenges:

• Mismatch in survey numbers or site dimensions: Ensure deeds and BBMP maps align before filing. 
• Pending tax arrears: Even minor arrears block processing. Always clear dues first. 
• Unapproved layouts: BBMP rejects bifurcation if the layout has no approval. Owners may need to pay betterment charges. 
• Multiple heirs without agreement: A joint affidavit or court order is required in case of disputes. 
• Portal errors on E-Aasthi: If the system doesn’t reflect the parent Khata, offline filing may be the only option. 

Escalations can be made through the Assistant Revenue Officer, the Joint Commissioner for the zone, or via Sakala grievance redressal.

Local Challenges in Thanisandra

Unlike core city areas, Thanisandra still has a mix of approved layouts, revenue sites, and ongoing regularisation. Key local hurdles include:

• Several properties are still recorded under B Khata. 
• Many layouts are awaiting betterment charges under BBMP. 
• Apartment projects without Occupancy Certificates face delays. 
• Properties near Nagavara Lake belt face restrictions due to environmental regulations. 

These local issues often stretch timelines beyond standard estimates. Engaging legal assistance ensures applications are filed with proper compliance.

Property Trends in Thanisandra: Why Khata Matters

Thanisandra has become a real estate hotspot because of IT corridor proximity and large-scale apartment projects. Investors and buyers prefer properties with clear Khata entries because:

• Banks approve loans only if the property has an individual Khata. 
• Resale values are higher for plots and flats with completed bifurcation. 
• Builders with A Khata approval can market their projects more aggressively. 

With metro connectivity under progress and major tech parks nearby, bifurcated Khatas directly add value to properties in this locality.

Community Highlights in Thanisandra

• Rapid infrastructure growth: widening of Thanisandra Main Road and better sewage connections. 
• Proximity to Manyata Tech Park, making it attractive for professionals. 
• Increasing demand for gated layouts and apartment projects. 
• Rising property registrations in the Yelahanka SRO office. 

This growth means more Khata bifurcation applications, especially in layouts converted from agricultural land.

Case Studies on BBMP Khata Bifurcation in Thanisandra

Case Study 1: Brothers Dividing 60×80 Site in Thanisandra
Background: Mr. Anand and his younger brother inherited a 60×80 residential site in Thanisandra from their late father.
Challenge:

• Khata still in father’s name 
• Required split into two 30×80 plots 
• Property tax arrears caused delay in mutation
  Lawtendo’s Solution: 
• Cleared outstanding tax dues at BBMP Thanisandra office 
• Obtained legal heir certificate and partition deed 
• Filed bifurcation request with supporting ownership proof
  Outcome: Two e-Khatas issued in 52 days, enabling both brothers to proceed with independent construction. 

Case Study 2: NRI Family Plot Division in Thanisandra Main Road
Background: Mrs. Priya Menon, an NRI based in London, co-owned a 40×60 plot with her sister.
Challenge:

• Joint ownership Khata blocked sale of her share 
• Unable to travel to India for documentation 
• Survey sketch mismatch with BDA approval
  Lawtendo’s Solution: 
• Executed Power of Attorney in sister’s name 
• Rectified survey sketch errors with BDA-BBMP coordination 
• Filed bifurcation with partition deed and mutation update
  Outcome: Two separate Khatas issued in 66 days, enabling the NRI owner to sell her portion while sister retained hers. 

Case Study 3: Builder’s Apartment Layout in Thanisandra
Background: A developer purchased a 150×120 site to build 12 flats near Thanisandra Road.
Challenge:

• Entire property under one Khata 
• Buyers required individual Khata certificates for bank loans 
• BBMP insisted on layout bifurcation before sanction
  Lawtendo’s Solution: 
• Verified layout approval and survey integration 
• Filed bulk Khata bifurcation application for 12 flats 
• Coordinated with BBMP revenue inspector for expedited numbering
  Outcome: 12 Khatas processed in 75 working days, enabling timely buyer registrations and project handover. 

Case Study 4: Couple’s Property Division Post-Divorce
Background: Mr. and Mrs. Shetty owned a 50×70 site jointly in Thanisandra. After divorce, they needed equal division.
Challenge:

• Khata in joint names 
• Court settlement required bifurcation into two 25×70 plots 
• Revenue records not updated for tax payment split
  Lawtendo’s Solution: 
• Registered partition deed as per court decree 
• Applied for bifurcation with property tax clearance 
• Updated entries in BBMP revenue system
  Outcome: Two e-Khatas issued in 61 days, giving each independent property ownership. 

Case Study 5: Industrial Plot Split in Thanisandra Byappanahalli Area
Background: A business family owned a 100×100 industrial site for warehouses. Two brothers planned separate ventures.
Challenge:

• Single Khata in family HUF name 
• Needed split into 50×100 sites 
• Industrial classification required special approvals
  Lawtendo’s Solution: 
• Executed partition deed converting HUF ownership 
• Submitted industrial compliance papers with bifurcation request 
• Coordinated with BBMP town planning for new site numbers
  Outcome: Two industrial Khatas issued in 70 working days, enabling both brothers to obtain separate financing. 

NRI Guide: Khata Bifurcation in Thanisandra

Context for NRIs in Thanisandra
Thanisandra has emerged as a preferred NRI investment corridor due to its rapid urbanization, presence of Manyata Tech Park, and upcoming metro connectivity. However, its mix of agricultural conversions, new private layouts, and BBMP integration delays creates added hurdles for NRIs attempting Khata bifurcation from abroad.

Common NRI Challenges in Thanisandra

• Agricultural Conversion Backlogs: Many plots still lack DC conversion certificates. 
• Survey Number Overlaps: Village maps vs. BBMP survey numbers often create mismatches. 
• Layout Approval Delays: Recently developed gated layouts not fully absorbed into BBMP’s system. 
• Heirship & Co-Owner Coordination: Overseas approvals add significant time. 
• Slower Processing Cycles: 55–75 days compared to local 35–45 days. 

Lawtendo’s Comprehensive NRI Legal Services for Thanisandra

1. Power of Attorney for Overseas Owners 
   • Drafting and attestation of PoA covering Khata bifurcation, survey checks, and conversion processes. 
   • Embassy/consulate assistance and overseas courier handling. 
2. Survey and Layout Verification 
   • Ground-level survey to resolve discrepancies in survey numbers. 
   • Confirmation of BBMP integration for new Thanisandra layouts. 
   • Cross-verification of agricultural vs. converted land records. 
3. Agricultural Conversion Facilitation 
   • End-to-end DC conversion support where land is still classified as agricultural. 
   • Coordination with the Deputy Commissioner’s office for approvals. 
   • Updating municipal records post-conversion. 
4. Ownership and Legal Documentation 
   • Drafting partitions, settlements, or gift deeds where required. 
   • Legal heir certification in case of inherited property. 
   • Remote approvals from family or co-owners abroad. 
5. BBMP Bifurcation and Compliance 
   • Filing bifurcation request with BBMP Revenue Office. 
   • Supervising field inspections and follow-ups. 
   • Updating tax records and activating e-Khata post-bifurcation. 

Step-by-Step NRI Process for Thanisandra Khata Bifurcation

• Phase 1: Property and Conversion Verification (15–20 days) 
  • Confirm agricultural conversion status. 
  • Verify survey number consistency across village, DC, and BBMP records. 
  • Identify layout approval status with BBMP. 
• Phase 2: Documentation and Legal Coordination (20–25 days) 
  • Draft and execute partition/heirship documents. 
  • Secure DC conversion certificates if pending. 
  • Embassy attestation and courier of documents abroad. 
• Phase 3: BBMP Application and Processing (55–75 days) 
  • Submit application for bifurcation at BBMP Revenue Office. 
  • Coordinate site inspections and survey corrections. 
  • Track file movement and approvals across multiple authorities. 
• Phase 4: Issuance and Final Delivery (5–10 days) 
  • Receive bifurcated Khata extracts. 
  • Verify updates on BBMP’s e-Khata system. 
  • Dispatch certified documents abroad for NRI records.

Experienced Property Lawyers for Khata Bifurcation in Thanisandra

Adv. Harish Reddy – Specialist in Khata bifurcation and layout approvals, with 17+ years of handling Thanisandra residential and commercial properties under BBMP. 📞 +91 96253 56806

Adv. Divya Menon – Expert in Khata bifurcation for apartment projects, ensuring accurate documentation for multiple owners in Thanisandra layouts. 📞 +91 96253 56806

Adv. Mohan Rao – Focused on survey verification and land record accuracy, helping clients in Thanisandra resolve discrepancies before applying for bifurcation. 📞 +91 96253 56806

Adv. Shilpa Prasad – Known for her expertise in property inheritance and co-ownership bifurcation cases, guiding families in Thanisandra through BBMP procedures. 📞 +91 96253 56806

Adv. Karthik Narayan – Trusted advisor on fast-track bifurcation timelines, coordinating with revenue officers to simplify the process for Thanisandra property owners. 📞 +91 96253 56806

How Lawtendo Assists With Khata Bifurcation in Thanisandra

Lawtendo provides end-to-end support for property owners in Thanisandra, including:

• Document verification and compliance checks. 
• Filing applications through E-Aasthi or offline at the BBMP office. 
• Regular follow-ups with revenue officers. 
• Escalation support in case of delays. 
• Issuance of separate Khata certificates and extracts within committed timelines. 

Clients can also combine this service with related needs such as Khata transfer, A-Khata conversion, and Encumbrance Certificate retrieval. This integrated approach reduces delays and ensures properties remain legally sound.

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.

FAQs on Khata Bifurcation in Thanisandra

1. How long does it take for bifurcation in Thanisandra if done online?
   Usually 15–30 working days, depending on document accuracy. 
2. Can B Khata properties in Thanisandra be bifurcated?
   Yes, but only after paying betterment charges or during regularisation drives. 
3. Is physical inspection mandatory for bifurcation?
   In many cases, revenue officers conduct site visits before approving. 
4. Can apartments without Occupancy Certificates get separate Khatas?
   Not until the builder secures the Occupancy Certificate. 
5. What happens if one co-owner refuses to sign the application?
   The applicant must produce a registered partition deed or court order. 
6. Can I track my application online?
   Yes, via the E-Aasthi portal if filed digitally. 
7. Are notarised copies of documents accepted?
   Yes, but BBMP often prefers certified copies from the Sub-Registrar Office. 
8. Can betterment charges be paid online?
   In most cases, payment is accepted only at designated BBMP counters. 
9. Does bifurcation affect property tax liability?
   Yes, each new Khata holder must pay tax independently. 
10. What is the role of Form 11A in bifurcation?
    It records the mutation when ownership is divided. 
11. Is bifurcation possible for properties under litigation?
    No, applications are kept pending until disputes are resolved. 
12. Can agricultural land in Thanisandra be bifurcated directly?
    Only after conversion to non-agricultural use. 
13. What fees apply for small plots below 1,000 sq. ft?
    A minimum service fee plus standard application charges. 
14. Do tenants have any rights in Khata bifurcation?
    No, only owners can apply. 
15. Can Lawtendo handle the entire process on behalf of owners?
    Yes, with proper authorisation, Lawtendo can manage end-to-end filing and follow-up. 

Conclusion: Simplifying Khata Bifurcation in Thanisandra

Thanisandra’s rapid growth makes it vital for property owners to maintain clear and updated municipal records. Bifurcation ensures each divided property has its own legal standing, making transactions smoother and safeguarding investments. With multiple layers of approvals, documents, and local challenges, expert guidance helps avoid delays.

Lawtendo simplifies this process by combining local expertise with professional legal services. Property owners in Thanisandra can apply with confidence, knowing their applications are handled with precision and follow-up until completion.

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