Khata Bifurcation Whitefield Bangalore: Clear Path for Property Owners

Introduction

Whitefield, one of Bangalore’s fastest-growing localities, is a major IT and residential hub. With the expansion of tech parks, metro connectivity, and large-scale apartment projects, demand for property transactions has increased. Many property owners in Whitefield face situations where a single property needs to be divided into separate ownership records, making khata bifurcation an essential step.

Khata bifurcation is the BBMP-administered process of splitting one property’s municipal record into multiple entries. Each new portion is assigned a unique khata number and certificate, enabling owners to pay property tax, apply for loans, and carry out resale transactions independently. Without this process, owners may encounter hurdles in documentation, financing, and legal compliance.

Lawtendo supports property owners in Whitefield with end-to-end assistance, from preparing documentation to filing with BBMP and resolving common issues.

What Is Khata Bifurcation?

Khata bifurcation is the formal recognition of property division in BBMP records. It ensures that divided properties are assigned new certificates and extracts for taxation and legal purposes.

Common triggers for bifurcation in Whitefield

• Families dividing ancestral homes or sites.

• Builders allocate khata numbers to apartment buyers.

• Investors subdividing large plots for resale.

• Court-ordered partition of properties.

• Redevelopment of older houses into apartment blocks.

Importance for Whitefield Property Owners

Growing demand from IT corridor and metro

Whitefield’s status as an employment hub has led to constant real estate growth. With large family homes being converted into apartments and plots divided for resale, bifurcation is necessary to regularise ownership records.

Role in taxation, resale, and financing

• Owners can pay taxes individually for their share.

• Buyers demand clear khata certificates before purchase.

• Banks require bifurcated khata certificates for housing loans.

• Builders cannot hand over unit-wise documents without completing bifurcation.

These factors make bifurcation a vital step for residents and investors in Whitefield.

Types of Khata in Whitefield

A-Khata

A-Khata properties are fully compliant with municipal norms and are eligible for bifurcation once all dues and approvals are confirmed.

B-Khata

B-Khata properties are listed only for tax collection. Many revenue sites and older layouts in Whitefield fall under this category. These must be converted into A-Khata before bifurcation can proceed.

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 Bifurcation

BBMP jurisdiction

The property must fall within BBMP’s Whitefield ward limits. Properties outside municipal jurisdiction need conversion before bifurcation is possible.

Property tax clearance

All dues must be paid in full. Applications with arrears are not processed.

Title clarity and approvals

• A valid registered sale deed, partition deed, or court decree is mandatory.

• Layout or building approvals must be sanctioned by BBMP or BDA.

• Encumbrances or unresolved disputes must be cleared before filing.

Lawtendo ensures that these preconditions are met before proceeding with an application, avoiding delays or rejections.

Documents Required for Khata Bifurcation

Mandatory documents

• Registered title deed or sale deed

• Encumbrance certificate for the last 10–15 years

• Existing khata certificate and extract

• Latest tax paid receipts

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

Case-specific documents

• Partition deed in cases of family division

• Succession certificate or legal heir certificate for inheritance-based bifurcation

• Court decree in case of judicial partition

Supporting documents

• Approved building plan or layout plan copy

• Survey sketch certified by a licensed surveyor

• Family tree affidavit

• NOC from other heirs or co-owners if applicable

Lawtendo helps clients prepare affidavits, arrange surveyor reports, and retrieve certified copies from the Sub-Registrar Office serving Whitefield.

BDA Rules Governing Bifurcation in Whitefield

Municipal by-laws

The process is governed by the Karnataka Municipal Corporations Act and BBMP by-laws, which mandate clear property records for taxation and ownership.

Role of the Assistant Revenue Officer

The Assistant Revenue Officer (ARO) of the Whitefield subdivision is responsible for reviewing applications, arranging inspections, and issuing bifurcated khata certificates.

Step-by-Step Process for Whitefield Residents

The bifurcation process in Whitefield is structured under BBMP guidelines and involves multiple stages.

Document preparation

All required papers must be arranged before filing. These include deeds, encumbrance certificates, khata extracts, and tax receipts. Depending on the case, supporting affidavits, partition deeds, or survey sketches may also be necessary.

Application filing

Applications can be submitted:

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

• Offline at the Whitefield BBMP revenue office with physical copies.

The application must clearly mention ward number, survey details, and the particulars of new owners.

Verification and inspection

Revenue officials review the application, cross-check documents, and may direct a licensed surveyor to validate measurements. Field inspections ensure the property division matches registered records.

Issuance of new certificates

Once the verification is complete, BBMP assigns new khata numbers and issues separate certificates and extracts for each property owner.

Online Process: Filing Through e-Aasthi Portal

Residents of Whitefield increasingly use the e-Aasthi portal for bifurcation due to its convenience.

Steps include:

1. Log in to the e-Aasthi portal.
2. Select khata bifurcation from available services.
3. Enter property details such as ward, survey number, and division particulars.
4. Upload scanned copies of mandatory and supporting papers.
5. Pay the prescribed government fee through the online payment gateway.
6. Receive acknowledgment with Sakala service ID for tracking.
7. Monitor progress online until the bifurcated certificates are generated.
8. Once approved, you can download the new certificate.

Offline Process: Filing at BBMP Whitefield Revenue Office

For those preferring physical submission:

• Collect the application form from the revenue office.

• Attach attested copies of documents and present originals for verification.

• Pay the application fee at the counter.

• Obtain acknowledgment slip with tracking ID.

• Follow up via Sakala portal or directly with the Assistant Revenue Officer.

If original deeds are not available, certified copies from the Sub-Registrar Office can be attached. Our detailed guide on A Khata to e Khata conversion in East Bangalore explains the process step by step.

Charges and Fees for Bifurcation

Application fees

• Standard application fee ranges from ₹125 to ₹250.

• Online filing may include minor digital charges.

Stamp duty and registration costs

• Partition or sale deeds attract stamp duty of about 2% of the property’s guidance value.

• Registration charges apply for executing these deeds.

Surveyor and incidental expenses

• Licensed surveyor fees typically range from ₹3,000 to ₹7,000 depending on plot size.

• Notary charges for affidavits and NOCs are ₹200–₹500.

• Certified copies from SRO involve small costs.

Illustrative fee table

Lawtendo prepares a detailed cost sheet for clients to provide clarity on expected expenses. 

Typical Timelines in Whitefield

Processing time depends on the nature of supporting documents and case complexity.

• Sale deed-based cases: 20–30 working days.

• Partition deed-based cases: 45–60 working days.

• Succession or inheritance-based cases: 60–90 working days due to heir verification.

• Court decree cases: 90 days or more as certified orders are reviewed in detail.

Applications filed under Sakala are monitored with fixed deadlines. Delays can be escalated under the service guarantee framework. 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 for Whitefield

BBMP Revenue Office

• Accepts and processes bifurcation applications.

• Oversees document verification and field inspections.

• Managed by the Assistant Revenue Officer for the Whitefield subdivision.

Sub-Registrar Office (SRO)

• Registers deeds such as partitions, gifts, or sales.

• Provides certified copies required for bifurcation.

Lawtendo works closely with both offices to ensure that applications are filed accurately and tracked until completion.

Sample Khata Bifurcation Certificate Explained

The certificate issued after approval includes:

• Ward and survey number

• Property boundaries and measurements

• Name of the owner as per registered deed

• New khata number assigned by BBMP

• Tax assessment details for each property

• Seal and signature of the Assistant Revenue Officer

Owners should carefully review the certificate. Errors in names, boundaries, or survey numbers can cause complications in banking and resale transactions. Corrections should be requested immediately.

Khata Transfer vs Bifurcation in Whitefield

Though both processes update BBMP’s records, they apply to different circumstances.

In Whitefield, transfers are frequent for sale or gift of entire apartments, while bifurcation applies when larger family properties or layouts are divided into smaller shares.

Common Issues in Whitefield Bifurcation

Property owners in this locality often face specific challenges:

• B-Khata restrictions: Many revenue sites require conversion to A-Khata first.

• Survey mismatches: Differences between registered deed dimensions and municipal records.

• Pending property tax arrears: Applications remain on hold until arrears are cleared.

• Unapproved layouts: Certain projects lack BBMP or BDA clearance, halting bifurcation.

• Inheritance complications: Missing No-Objection Certificates or disagreements among heirs can delay approval.

Lawtendo helps clients manage these challenges by coordinating with surveyors, arranging corrections, and offering legal assistance for inheritance or dispute resolution.

Property Market Trends in Whitefield

Whitefield’s property market is shaped by its IT corridors, connectivity, and metro expansion.

• Apartments dominate: Builders must bifurcate parent khata to provide unit-level records to buyers.

• High demand for plots: Families often subdivide large parcels for resale, requiring bifurcation.

• Redevelopment of older houses: Independent homes are replaced with multi-storey apartments, making bifurcation mandatory for compliance.

• Marketability: Buyers in Whitefield increasingly demand clear khata documentation before purchase, which directly impacts property value.

The rise in demand has pushed more owners and builders to complete bifurcation for smoother transactions.

Case Study for BBMP Khata Bifurcation in Whitefield

Case Study 1: Division of 60×90 Family Property
Background: Mr. Ramesh and his brother inherited a 60×90 site in Whitefield near ITPL.
Challenge:

• Single Khata still in father’s name.

• Required equal split into two 30×90 plots.

• Property tax dues pending for 6 years.
  Lawtendo’s Solution:

• Obtained succession certificate and partition deed.

• Cleared outstanding taxes with BBMP Whitefield office.

• Filed bifurcation request with survey verification.
  Outcome: Two e-Khatas issued in 58 working days, giving both brothers independent property rights.

Case Study 2: NRI Owner Splitting Residential Plot
Background: Mrs. Deepa, living in the US, co-owned a 40×60 residential site in Whitefield with her cousin.
Challenge:

• Joint Khata blocked her from selling her portion.

• Unable to travel to India for paperwork.

• Survey mismatch with old BDA-approved layout.
  Lawtendo’s Solution:

• Executed Power of Attorney in cousin’s name.

• Corrected survey records with BBMP and BDA.

• Filed bifurcation using partition deed and property tax receipts.
  Outcome: Two Khatas issued in 65 working days, enabling the NRI owner to sell her portion remotely.

Case Study 3: Builder’s Villa Layout in Whitefield
Background: A mid-sized builder acquired a 200×150 site in Whitefield to construct 8 villas.
Challenge:

• One Khata covered the entire property.

• Buyers required individual Khatas for loan processing.

• Layout approval integration with BBMP delayed.
  Lawtendo’s Solution:

• Verified BDA approval and resolved survey discrepancies.

• Filed bulk bifurcation request for 8 villas.

• Coordinated with BBMP revenue inspector for numbering.
  Outcome: Eight e-Khatas issued in 72 working days, enabling timely villa registrations.

Case Study 4: Couple’s Divorce Settlement Division
Background: Mr. and Mrs. Varma jointly owned a 60×60 site in Whitefield. After divorce, they decided to split equally.
Challenge:

• Joint Khata in both names.

• Court order required bifurcation into two 30×60 plots.

• Old tax arrears complicated the process.
  Lawtendo’s Solution:

• Cleared tax arrears and updated receipts.

• Registered partition deed as per court settlement.

• Filed bifurcation with BBMP Whitefield office.
  Outcome: Two e-Khatas issued in 60 working days, giving both parties independent property ownership.

Case Study 5: Commercial Land Split Near Whitefield Main Road
Background: Two partners co-owned a 120×100 commercial site near Whitefield Main Road.
Challenge:

• Single Khata restricted independent leasing and financing.

• Needed bifurcation into two 60×100 plots.

• Commercial zoning compliance required.
  Lawtendo’s Solution:

• Obtained commercial land-use clearance from BBMP Town Planning.

• Registered partition deed and filed bifurcation request.

• Updated property tax records with new IDs.
  Outcome: Two commercial Khatas issued in 70 working days, enabling both partners to lease and finance separately.

NRI Guide: Khata Bifurcation in Whitefield

Context for NRIs in Whitefield
Whitefield is one of the top NRI investment hubs in Bangalore, driven by IT corridors, premium gated communities, and metro connectivity. However, Khata bifurcation here is complicated by mixed approvals (BDA, BBMP, and private developers), frequent DC conversion requirements, and rapid infrastructure projects altering survey records. For NRIs, these issues become harder to manage without local representation.

Common NRI Challenges in Whitefield

• Private Layout Integration: Many gated layouts are still not fully integrated into BBMP e-Khata.

• DC Conversion Gaps: Agricultural-to-residential conversion pending in several projects.

• Survey Discrepancies: Village maps, developer layouts, and BBMP records rarely match perfectly.

• High-Value Property Scrutiny: Premium villa/flat bifurcations often undergo detailed verification.

• Extended Timelines Abroad: NRIs face ~60–90 day cycles vs ~40–55 days locally.

Lawtendo’s Comprehensive NRI Legal Services for Whitefield

1. Power of Attorney Setup
   • Custom PoA covering bifurcation, conversion, and survey checks.

   • Embassy/consulate attestation and secure courier coordination.

2. Survey & Layout Verification
   • Match developer layout approvals with BBMP/BDA records.

   • Arrange corrective ground surveys where mismatches exist.

   • Ensure gated community layouts are officially integrated into BBMP systems.

3. Agricultural Conversion Support
   • Assist with DC conversion processing.

   • Coordinate with the Deputy Commissioner’s office.

   • Update municipal records post-conversion.

4. Legal Structuring & Documentation
   • Draft partition, settlement, or heirship documents.

   • Title clearance verification for smooth bifurcation.

   • Remote execution of deeds for NRIs.

5. Application Filing & Authority Liaison
   • Submit bifurcation request to BBMP Revenue Office.

   • Track inspections and respond to objections.

   • Coordinate between BBMP, BDA, and developer associations when required.

6. Post-Issuance Compliance
   • Separate property tax registration for each bifurcated unit.

   • Enable e-Khata access for digital property management.

   • Deliver certified documents abroad.

Step-by-Step NRI Process for Whitefield Khata Bifurcation

• Phase 1: Pre-Bifurcation Assessment (15–20 days)
  • Verify conversion status and developer layout approvals.

  • Cross-check survey records across village, developer, and BBMP.

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

  • Attest PoA via embassy and courier originals to India.

• Phase 3: Application Filing & Processing (60–90 days)
  • File application with BBMP Revenue Office.

  • Manage field inspections and resolve objections.

  • Liaise with developers and BDA where layouts overlap.

• Phase 4: Final Approval & Delivery (5–10 days)
  • Confirm bifurcated Khata numbers on BBMP portal.

  • Update tax accounts and enable e-Khata access.

  • Dispatch certified extracts overseas.

Practical Levers for NRIs

• Confirm DC conversion before starting bifurcation to save weeks.

• Ensure developer association issues NOC where required.

• Keep certified scanned copies of the title chain handy.

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

Experienced Property Lawyers for Khata Bifurcation in Whitefield

Adv. Raghunath Rao – Specialist in Khata bifurcation for large layouts and apartments, with 20+ years managing BBMP and BDA approvals in Whitefield. 📞 +91 96253 56806

Adv. Sneha Iyer – Expert in document verification and compliance, ensuring tax receipts, ECs, and sale deeds align with BBMP bifurcation requirements in Whitefield. 📞 +91 96253 56806

Adv. K. S. Manohar – Focused on survey discrepancies and land boundary checks, helping Whitefield property owners correct records before bifurcation. 📞 +91 96253 56806

Adv. Meenakshi Nair – Specialist in inheritance-driven and co-ownership bifurcation cases, guiding Whitefield families through BBMP procedures seamlessly. 📞 +91 96253 56806

Adv. Ajith Shetty – Known for fast-track approvals and clear cost structuring, assisting Whitefield property owners in navigating charges and timelines effectively. 📞 +91 96253 56806

How Lawtendo Assists With Khata Bifurcation in Whitefield

Lawtendo offers end-to-end services tailored for property owners in Whitefield:

• Document verification, encumbrance certificates, and tax records to confirm eligibility.

• Preparing supporting documents such as partition deeds, affidavits, or family tree certificates.

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

• Coordinating with licensed surveyors for accurate subdivision sketches.

• Tracking applications under Sakala timelines to ensure deadlines are met.

• Providing legal support in inheritance and dispute-related cases.

This structured approach ensures that clients receive accurate certificates without unnecessary delays.

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 apartments in Whitefield apply for bifurcation?

Yes, once builders secure completion and occupancy certificates, the parent khata can be split into individual unit records.

2. Can B-Khata properties be bifurcated?

No, they must be converted into A-Khata before BBMP processes the request.

3. How long does the process take?

Sale deed-based cases may take 20–30 working days, while inheritance or court decree-based cases can take 60–90 days or more.

4. What are the charges?

Application fees are about ₹125–₹250. Other expenses include stamp duty, surveyor charges, and affidavit costs.

5. Who approves bifurcation applications?

The Assistant Revenue Officer of the Whitefield subdivision.

6. Is the process available online?

Yes, through the e-Aasthi portal, with offline submission also possible.

7. Do property taxes need to be cleared?

Yes, arrears must be settled before the application is considered.

8. What if survey details differ from registered deeds?

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

9. Do all heirs need to sign?

Yes, or they must issue No-Objection Certificates.

10. What if heirs disagree?

The process will be delayed until disputes are resolved legally or through a court order.

11. Is a survey sketch always required?

Yes, BBMP generally requires a certified subdivision sketch.

12. Can bifurcation be done without layout approval?

No, BBMP requires layout or building plan approvals.

13. How is status tracked?

Through the Sakala ID or e-Aasthi portal.

14. Does bifurcation affect resale value?

Yes, clear khata documentation improves marketability and buyer confidence.

15. How does Lawtendo help?

By managing documentation, coordinating with surveyors, and following up with BBMP until certificates are issued.

Conclusion

For property owners in Whitefield, bifurcation is essential to ensure independent records for taxation, resale, and financing. With rising demand for apartments, plots, and redevelopment projects, clear municipal documentation is no longer optional—it is expected by buyers, banks, and BBMP alike.

Lawtendo assists property owners by providing structured, reliable support from start to finish. From document preparation to application filing and legal assistance, clients receive professional guidance for faster, error-free approvals.

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