Khata Bifurcation KR Puram Bangalore: Clear BBMP Rules You Must Know

Introduction

KR Puram (Krishnarajapuram) is one of Bangalore’s busiest residential and commercial hubs, strategically located along the Outer Ring Road and National Highway 75. Its connectivity to ITPL, Whitefield, and Marathahalli has made it a preferred destination for both homeowners and investors. With rapid real estate development, property owners in KR Puram often need to divide plots, apartments, or commercial sites among buyers, family members, or heirs.

Khata bifurcation is the BBMP process that legally records such divisions, ensuring that each share of property has an independent khata certificate and extract. Without bifurcation, owners cannot pay property taxes separately, apply for building approvals, or complete sales independently. In a high-demand market like KR Puram, having individual khata records is essential for smooth transactions, bank financing, and resale.

Lawtendo provides end-to-end support for property owners in KR Puram, covering documentation, application filing, and legal follow-up until BBMP issues fresh certificates.

What Is Khata Bifurcation?

Khata bifurcation is the division of one property record into multiple entries maintained by BBMP. Each entry carries a new khata number, certificate, and extract, legally recognising each owner’s share.

Scenarios where KR Puram property owners require bifurcation include:

• Division of a large plot into smaller saleable plots.

• Family members partitioning property under a registered deed.

• Inheritance-based division where heirs obtain separate ownership.

• Implementation of court decrees directing division of assets.

Bifurcation provides legal clarity, enabling independent ownership, taxation, and transaction rights.

Importance of Bifurcation for KR Puram Property Owners

Given the pace of development in KR Puram, bifurcation plays a significant role for residents and investors.

• It provides ownership clarity in joint ownership cases, reducing disputes.

• Independent khata records increase resale value and attract more buyers.

• Housing finance companies insist on separate khata records before approving loans or mortgages.

• Builders hand over bifurcated khatas to individual apartment buyers.

For KR Puram property owners, bifurcation ensures compliance with municipal rules and prevents complications during resale or financing.

Types of Khata in KR Puram

Properties under BBMP are categorised as A-Khata or B-Khata.

Many older layouts in KR Puram still have B-Khata, particularly in revenue areas. Such properties must be converted to 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 filing for bifurcation, property owners in KR Puram must ensure:

• The property falls within BBMP jurisdiction covering KR Puram.

• Property taxes are paid up to date.

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

• Property ownership is free from disputes and encumbrances.

• Layout approval from BBMP or BDA exists where required.

Applications that do not meet these conditions may face rejection or long delays. Lawtendo checks eligibility before preparing the application to ensure compliance.

Documents Required for Khata Bifurcation

Mandatory documents

• Registered sale deed or title deed

• Encumbrance certificate (latest 10–15 years)

• Updated property tax receipts

• Current khata certificate and extract

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

Case-specific documents

• Partition deed for family divisions

• Succession certificate or legal heir certificate in inheritance matters

• Certified court decree for judicially divided properties

Supporting documents

• Approved layout or building plan copy

• Survey sketch from a licensed surveyor

• Family tree affidavit on stamp paper

• No-Objection Certificates from co-owners or heirs

Lawtendo helps clients by drafting affidavits, coordinating with surveyors, and retrieving certified copies from the Sub-Registrar Office covering KR Puram.

BDA Rules Governing Bifurcation in KR Puram

The procedure is governed by municipal by-laws and the Karnataka Municipal Corporations Act. Key rules include:

• Applications must be filed through the e-Aasthi portal or directly at the BBMP revenue office covering KR Puram.

• All outstanding property taxes must be cleared before submission.

• The Assistant Revenue Officer of KR Puram subdivision is the approving authority.

• Field inspections and survey checks are typically carried out before issuing certificates.

These rules ensure that bifurcated khatas issued in KR Puram are legally valid and recognised for all property-related transactions.

Step-by-Step Procedure for KR Puram Residents

The BBMP has a defined sequence for processing bifurcation applications in KR Puram.

Step 1: Collect records

Applicants must assemble all required documents such as registered deeds, EC, existing khata, tax receipts, and identity proofs. For inheritance or partition, supporting records like succession certificates or partition deeds are mandatory.

Step 2: Prepare the application

A written application is drafted and addressed to the Assistant Revenue Officer of the KR Puram subdivision. It should clearly mention the reason for division, property details, and particulars of the proposed owners.

Step 3: File the application

There are two ways to submit:

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

• Offline at the BBMP KR Puram revenue office with hard copies.

Step 4: Verification and inspection

BBMP officials verify the documents and may conduct a field inspection. A surveyor checks the division boundaries and prepares or validates a sketch to confirm the division.

Step 5: Issuance of certificates

On approval, BBMP generates new khata numbers and issues certificates and extracts for each share.

Online Process: Using e-Aasthi Portal for KR Puram Properties

The e-Aasthi system allows digital filing and tracking. The process is as follows:

1. Login to the e-Aasthi portal.
2. Select khata bifurcation service.
3. Enter ward details, property number, and survey references.
4. Upload scanned copies of sale deeds, EC, tax receipts, and ID documents.
5. Pay the fee online.
6. Receive an acknowledgment with a Sakala tracking number.
7. Track the application through the portal until approval.
8. Once approved, you can download the new certificate.

Offline Process: Filing at BBMP KR Puram Revenue Office

Applicants preferring manual filing can visit the local revenue office.

• Obtain the prescribed form.

• Attach attested copies of required documents.

• Submit originals for verification when needed.

• Pay the fee at the office counter.

• Collect acknowledgment with application ID.

• Follow up with the Assistant Revenue Officer or through Sakala for status updates.

If certified copies of deeds are missing, applicants must first approach the Sub-Registrar Office serving KR Puram. Our detailed guide on A Khata to e Khata conversion in East Bangalore explains the process step by step.

Charges and Fees for Khata Bifurcation in KR Puram

Costs consist of statutory fees and additional expenses.

Government fees

• Application fee of around ₹125–₹250.

• Digital entry and scanning charges for online filings.

• Stamp duty for partition or sale deeds, calculated on guidance value.

Additional costs

• Licensed surveyor charges for property sketches.

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

• Registrar office fees for document retrieval or certified copies.

Illustrative cost table

Lawtendo provides clients with an upfront cost estimate to avoid hidden charges.

Typical Timelines in KR Puram

Processing time varies with the type of application.

• Sale deed cases: 20–30 working days.

• Partition deed applications: 45–60 working days.

• Inheritance or succession: 60–90 working days, depending on number of heirs.

• Court decree cases: more than 90 working days due to certified order verification.

Sakala service IDs help track applications and provide statutory deadlines for resolution. To see how process and timelines differ across nearby areas, refer to our Khata Bifurcation in East Bangalore – Indiranagar, Whitefield & KR Puram zone guide.

Local BBMP Revenue Office & Sub-Registrar Details

Two offices are critical to the process.

BBMP KR Puram Revenue Office

• Handles bifurcation applications.

• Conducts inspections and approves or rejects requests.

• The Assistant Revenue Officer manages applications within this jurisdiction.

Sub-Registrar Office (SRO)

• Registers partition, sale, or gift deeds.

• Provides certified copies required during bifurcation.

Lawtendo coordinates with both offices to reduce delays and ensure correct filings.

Sample Khata Bifurcation Certificate Explained

Once bifurcation is approved, BBMP issues fresh certificates and extracts for each new owner. These documents generally include:

• Survey and ward number with property measurements

• Owner’s name as per the registered deed

• New khata number assigned by BBMP

• Tax assessment details for the bifurcated share

• Official seal and signature of the Assistant Revenue Officer

Owners should carefully check the accuracy of these certificates. Errors in names, survey references, or dimensions can create problems when applying for loans or during resale. Lawtendo verifies these certificates on behalf of clients and ensures corrections are made promptly if needed.

Khata Transfer vs Bifurcation in KR Puram

Many property owners confuse transfer with bifurcation. The table below highlights the difference.

Common Issues in KR Puram Bifurcation

Despite clear rules, residents often face challenges such as:

• Revenue sites not yet converted to A-Khata.

• Layout approvals from BDA pending.

• Survey mismatches between municipal records and registered deeds.

• Property tax arrears that must be cleared before processing.

• Family disputes delaying submission of NOCs from co-owners or heirs.

Lawtendo assists in resolving these issues by arranging survey corrections, drafting affidavits, and coordinating with BBMP officials to keep the process on track.

Property Market Trends in KR Puram

KR Puram is a rapidly urbanising hub due to its connectivity with Whitefield, ITPL, and Marathahalli.

• Rising demand for apartments and plotted developments has increased bifurcation requests.

• Large plots are frequently divided into smaller saleable units.

• Upcoming metro extensions and infrastructure projects are further driving property values.

• Banks and buyers in this locality demand clear documentation, making bifurcation an essential step.

For property owners, early bifurcation ensures smoother transactions and better resale potential.

Case Study for BBMP Khata Bifurcation in KR Puram

Case Study 1: Siblings Splitting Ancestral 60×40 Site
Background: Two brothers inherited a 60×40 residential site in KR Puram.
Challenge: Single Khata in father’s name. Mutation not updated. Both needed independent 30×40 Khatas for construction and loans.
Lawtendo’s Solution: Obtained succession certificate. Registered partition deed. Cleared outstanding property tax. Filed bifurcation with BBMP revenue and coordinated survey verification.
Outcome: Two e-Khatas issued in 52 working days. Both obtained building plan approvals and bank loan eligibility.

Case Study 2: NRI Owner Requiring Remote Bifurcation
Background: Ms. Sangeeta, an NRI in Singapore, co-owned a 40×60 plot with her cousin in KR Puram.
Challenge: Joint Khata blocked sale of her share. She could not travel. Survey sketch mismatch due to old records.
Lawtendo’s Solution: Arranged notarized Power of Attorney. Corrected survey sketch with BBMP and BDA coordination. Filed bifurcation with partition deed and updated tax receipts.
Outcome: Separate Khatas issued in 63 days. NRI sold her portion remotely without title issues.

Case Study 3: Builder’s Small Layout Near Whitefield Road
Background: A local builder bought a 120×90 site to carve eight plots for sale.
Challenge: Single Khata for full site. Buyers required individual Khatas for loan registration. BDA integration pending.
Lawtendo’s Solution: Reconciled BDA layout approvals with BBMP records. Filed bulk bifurcation application with detailed site sketches and approvals. Liaised with BBMP revenue for numbering.
Outcome: Eight e-Khatas processed in 68 working days. Buyer registrations and disbursals proceeded without delay.

Case Study 4: Divorce Settlement Requiring Equal Split
Background: Mr. and Mrs. Rao owned a 50×80 site in KR Puram and agreed on an equal split after divorce.
Challenge: Joint Khata and pending tax discrepancies. The court decree required a compliant partition and clear titles for both parties.
Lawtendo’s Solution: Registered partition deed per court order. Settled tax discrepancies. Submitted bifurcation application with court order and tax receipts.
Outcome: Two e-Khatas issued in 58 working days. Both parties received clean titles and could independently sell or develop.

Case Study 5: Commercial Plot Division for Two Partners
Background: Two partners co-owned an 80×100 commercial plot near KR Puram market and planned separate rentals.
Challenge: Single commercial Khata prevented independent leasing and bank financing. Zoning confirmation required.
Lawtendo’s Solution: Verified commercial land-use with BBMP Town Planning. Prepared and registered partition deed. Filed bifurcation with commercial compliance documents and coordinated revenue split.
Outcome: Two commercial e-Khatas issued in 66 working days. Partners obtained separate tax IDs and secured loans for fit-outs.

NRI Guide: Khata Bifurcation in KR Puram

Context for NRIs in KR Puram
KR Puram is a key residential and commercial hub in East Bangalore with strong NRI investments due to its IT corridor connectivity (Whitefield, Mahadevapura) and metro expansion. However, bifurcation is complex here because of mixed village lands, BBMP-BDA overlaps, and legacy encroachment issues. For NRIs, remote handling adds to delays, especially where survey mismatches and co-ownership structures are involved.

Common NRI Challenges in KR Puram

• Agricultural Conversion Issues: Pockets of village land still require DC conversion before bifurcation.

• Survey Record Mismatches: Old village maps vs. BBMP survey updates create conflicts.

• Encroachment and Boundary Disputes: Properties near lakes and stormwater drains face stricter scrutiny.

• Co-Ownership Delays: Partition or heir approvals from abroad extend timelines.

• Slower Overseas Timelines: NRI bifurcations take 55–75 days versus 40–50 days locally.

Lawtendo’s Comprehensive NRI Legal Services for KR Puram

1. Power of Attorney and Embassy Assistance
   • Drafted PoA for survey rectification, DC conversion, and bifurcation.

   • Consulate attestation and international courier services.

2. Survey and Boundary Verification
   • Cross-verification of old survey maps with BBMP records.

   • Supervision of field surveys for boundary and encroachment disputes.

   • Confirmation of layout integration into BBMP’s digital records.

3. Agricultural Conversion Handling
   • Processing DC conversion certificates for village lands.

   • Liaison with the Deputy Commissioner’s office for approvals.

   • Updating BBMP records once conversion is complete.

4. Ownership and Legal Support
   • Drafting partitions or settlement deeds for co-owners.

   • Preparation of legal heirship documents if required.

   • Title clearance verification for future saleability.

5. Application Management with BBMP/BDA
   • Filing bifurcation request at the BBMP Revenue Office.

   • Coordinating with BDA where dual authority applies.

   • Tracking the file to prevent bureaucratic delays.

6. Post-Bifurcation Compliance
   • Separate property tax registration for new Khatas.

   • Digital e-Khata activation for tax payments and record access.

   • International courier dispatch of bifurcated Khata extracts.

Step-by-Step NRI Process for KR Puram Khata Bifurcation

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

  • Verify survey consistency across village and BBMP records.

  • Identify encroachment risks near lakes or SWDs.

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

  • Facilitate DC conversion process for agricultural plots.

  • Embassy attestation and courier of necessary papers.

• Phase 3: Application and Processing (55–75 days)
  • Submit bifurcation application at BBMP office.

  • Coordinate site inspections and survey clarifications.

  • Manage BBMP-BDA file movement as applicable.

• Phase 4: Final Issuance (5–10 days)
  • Receive bifurcated Khata certificates.

  • Confirm updates on BBMP’s online portal.

  • Deliver certified documents abroad for NRI records.

Trusted Property Lawyers for Khata Bifurcation in KR Puram

Adv. Raghunath Reddy – Specialist in Khata bifurcation and mutation filings, with 20+ years handling BBMP approvals for KR Puram properties. 📞 +91 96253 56806

Adv. Anusha Rao – Expert in document alignment and compliance, ensuring bifurcation papers like ECs and tax receipts meet BBMP standards in KR Puram. 📞 +91 96253 56806

Adv. Shankar Prasad – Focused on survey and land record verification, resolving title mismatches before filing bifurcation applications in KR Puram. 📞 +91 96253 56806

Adv. Meghana Iyer – Specialist in co-ownership and inheritance-based bifurcation, guiding KR Puram families through clear legal steps under BBMP. 📞 +91 96253 56806

Adv. Vikas Shetty – Known for expertise in fast-track bifurcation approvals, coordinating with revenue officers to minimize delays for KR Puram property owners. 📞 +91 96253 56806

How Lawtendo Assists With Khata Bifurcation in KR Puram

Lawtendo’s services simplify the process for property owners by providing:

• Title, encumbrance and Document verification to confirm eligibility.

• Drafting affidavits, partition deeds, and case-specific paperwork.

• Filing applications online through e-Aasthi or directly at the KR Puram revenue office.

• Coordinating with licensed surveyors for accurate sketches.

• Monitoring applications through Sakala portal and following up with the Assistant Revenue Officer.

• Legal support in cases involving inheritance or disputes.

Clients receive transparent cost estimates, clear timelines, and professional support until the 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.

Frequently Asked Questions

1. Can apartment buyers in KR Puram apply for bifurcation?

Yes, once occupancy and completion certificates are issued, the parent khata can be divided into unit-wise records.

2. Can properties with B-Khata be bifurcated?

No, conversion to A-Khata is required before bifurcation.

3. How long does the process usually take?

Sale deed cases take around 20–30 working days, while partition or inheritance cases can take up to 90 working days.

4. What is the typical cost?

Application fees are around ₹125–₹250, with additional expenses for surveyors, affidavits, and stamp duty.

5. Who approves the application?

The Assistant Revenue Officer of the KR Puram subdivision.

6. Can applications be filed online?

Yes, through the e-Aasthi portal, though offline filing is also possible.

7. Is clearing property tax mandatory?

Yes, all dues must be settled before submission.

8. What if survey numbers differ between records?

Corrections must be made with the Sub-Registrar or Revenue Department before applying.

9. Do all heirs need to sign the application?

Yes, or they must provide NOCs.

10. What if heirs disagree on the division?

The matter may need to be resolved through legal proceedings or court orders before BBMP processes the request.

11. Is a property sketch always required?

Yes, a licensed surveyor’s sketch is typically necessary to confirm the division.

12. Can bifurcation be processed if layout approval is still pending?

No, approvals must be finalised before BBMP issues separate records.

13. How can I track my application?

Using the Sakala service ID or the e-Aasthi portal.

14. Does bifurcation increase resale value?

Yes, separate khata records make resale easier and more valuable.

15. How does Lawtendo help property owners?

Lawtendo manages the entire process, from documentation to BBMP follow-ups, ensuring timely and accurate completion.

Conclusion

KR Puram’s real estate market is one of Bangalore’s fastest growing. Clear property records are essential for resale, financing, and legal compliance. Bifurcation provides that clarity by ensuring each owner has independent municipal recognition.

Lawtendo helps property owners in KR Puram complete this process smoothly, offering end-to-end support that covers documentation, application filing, survey coordination, and follow-ups with BBMP. With expert assistance, owners avoid delays and reduce the risk of rejection.

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