Khata Transfer Charges in Bangalore: Complete Cost Breakdown

What Is a Khata Transfer?

A khata transfer is the official update of property ownership records with the municipal authority after a sale, gift, inheritance, or property division. In Bangalore, khata records are maintained by the Bruhat Bengaluru Mahanagara Palike (BBMP) and the Bangalore Development Authority (BDA).

Without a valid khata in your name, you cannot pay property tax, obtain building permits, or complete property sales. The khata acts as proof that the property is legally recognized by the civic body, making it one of the most critical documents in Bangalore property transactions.

Why Are Khata Transfer Charges Levied?

Municipal authorities levy khata transfer charges to legally recognize a new owner in their records. These charges are used to:

• Update tax assessment registers with the latest owner details

• Ensure revenue collection continuity from the correct owner

• Maintain transparent property ownership history for legal security

Paying these charges ensures that your name reflects in municipal records, protecting your rights as a legal owner and safeguarding your ability to transact the property in future.

Who Needs to Pay Khata Transfer Charges?

Khata transfer charges apply to several categories of property owners:

1. Homebuyers in BBMP or BDA limits when purchasing a new apartment, villa, or plot

2. Resale property buyers after registration of the sale deed

3. Heirs in succession or inheritance cases

4. Donees of gift deeds where ownership changes hands

5. Property owners after partition or court orders where shares must be recorded separately

If the khata is not transferred, property owners may face penalties, difficulties during resale, and rejection of loan applications.

When and Where Do You Pay Khata Transfer Charges?

Charges are payable immediately after a sale deed is registered or when ownership changes due to inheritance or gift. Payment can be made:

• At the BBMP Revenue Office or jurisdictional Sub-Registrar Office (SRO)

• Online through Bangalore One centers or the Sakala services portal

• At BDA offices for properties developed under BDA layouts

Timely payment is essential because khata transfers usually take 15 to 30 days, and delays can extend timelines or invite additional scrutiny.

Core Khata Transfer Fee Structure

The primary khata transfer fee is calculated as follows:

• Two percent of the stamp duty value paid on the registered sale deed

• With a minimum charge of five hundred rupees

For example:

• If you paid two lakh rupees as stamp duty, the khata transfer fee will be four thousand rupees

• For smaller transactions, if two percent of the stamp duty falls below five hundred, the minimum of five hundred is charged

This fee calculation is standard under BBMP rules and ensures proportional revenue collection.

Additional Charges Beyond the Base Fee

Apart from the standard two percent transfer fee, property owners may also incur smaller charges depending on the application channel and authority. These include:

• E-khata issuing fee, generally around one hundred and twenty-five rupees

• Bangalore One service charges, usually forty-five rupees per transaction

• Scanning and record digitisation charges, often between five and ten rupees per page

• Certified copy charges for documents issued by the Sub-Registrar Office

• BDA or BMRDA layout-specific slab fees where applicable

These add-ons are minor compared to the base transfer fee but are important to plan for in advance.

Total Cost Breakdown with Examples

To understand the impact of these charges, consider the following examples:

• Apartment purchased with a sale deed attracting stamp duty of two lakh rupees. Khata transfer fee will be four thousand rupees. With e-khata, Bangalore One, and document charges, the total payable may reach around four thousand two hundred.

• Independent plot where the stamp duty was five lakh rupees. Khata transfer fee will be ten thousand rupees. With other minor charges, the final figure may cross ten thousand two hundred.

This demonstrates that while service charges are relatively small, they add up and should be accounted for when planning the transaction.

Documents Required for Khata Transfer

Applicants must prepare and submit specific documents along with the application. The most commonly required are:

• Registered sale deed copy

• Previous khata certificate and extract

• Latest property tax paid receipts

• Encumbrance certificate covering at least the last thirteen years

• Identity and address proof of the applicant

• In case of inheritance or gift, supporting documents such as will, succession certificate, or gift deed

These documents must be submitted either at the BBMP revenue office, BDA office, or uploaded online depending on the process chosen. The official BBMP property tax portal also allows verification of property records, which can help ensure accuracy before submission.

Step-by-Step Process to Transfer Khata in Bangalore

The application procedure is fairly structured. A typical sequence includes:

1. Collect and verify required documents and receipts

2. Submit an application to the jurisdictional revenue officer or through Bangalore One service centers

3. Pay the prescribed government fee and minor service charges

4. Application is forwarded for verification of ownership, tax payments, and encumbrance status

5. Upon approval, khata is updated in the municipal records and an e-khata certificate is issued

Processing time varies between seven and fifteen working days for straightforward cases. Applications that involve disputes or incomplete documentation may take longer.

Common Issues During Khata Transfer and Related Costs

• Missing or mismatched documents

Applications are often held up when sale deed details, tax receipts, or encumbrance records are incomplete or differ from municipal records. Expect repeat-submission effort and small additional charges for certified copies or fresh ECs.

• Name or title discrepancies

Differences in owner name spellings or missing previous endorsements trigger verification. Resolving this can require affidavits, re-notarisation, or a court order in complex cases. Legal drafting fees vary; budget for ₹2,000–₹10,000 where lawyers are needed.

• Unpaid or disputed property tax

Khata issuance depends on tax clearance. Outstanding tax or disputed assessments add tax arrears plus interest and delay issuance. Use the BBMP property tax portal to check dues before applying.

• Missing encumbrance history

Authorities ask for an EC to confirm the clean title. If transactions are not recorded or EC has gaps you may need to obtain additional certified copies from the Sub-Registrar (Kaveri) which has nominal copying fees and short processing times.

• Jurisdictional mismatches for BDA/BMRDA areas

Properties in planned layouts sometimes require parallel BDA approvals or different documents. That adds one more verification step and possible layout-specific fees. Check BDA guidance for those cases.

• Payment or portal errors

Failed payments or upload errors at Bangalore One or Sakala require resubmission. Keep transaction receipts and reference numbers to speed refund or reprocessing. Bangalore One and Sakala both provide support channels.

Case Studies for Khata Transfer Charges

Case Study 1: Apartment Buyer in Marathahalli
Background: Mr. Vinod Reddy purchased a 2BHK apartment in Marathahalli for ₹72 lakh.
Challenge:

• Builder provided only the sale deed, no updated khata.

• The bank required khata transfer before disbursing the balance loan.

• Unclear about actual transfer charges applicable.
  Lawtendo’s Solution:

• Verified the applicable 2% khata transfer fee on stamp duty amount.

• Guided him on additional costs: khata certificate (₹25), extract (₹100), e-khata fee (₹125).

• Ensured betterment charges were not applicable as it was in a regularized layout.
  Outcome: Transfer completed in 32 working days, total charges paid ₹46,250, loan released without delay.

Case Study 2: NRI Property Inheritance in Rajajinagar
Background: Mrs. Shalini Iyer, residing in Dubai, inherited a 30×40 site in Rajajinagar from her late father.
Challenge:

• Needed khata transfer for inheritance.

• Unsure if the 2% transfer fee applied or only nominal charges for succession cases.

• Could not travel to India for processing.
  Lawtendo’s Solution:

• Obtained legal heir certificate and succession proof.

• Used nominal khata transfer fee of ₹250 for inheritance (not the 2% slab).

• Processed via her brother under POA.
  Outcome: Succession khata issued in 41 days at minimal cost, enabling property tax updates and further development planning.

Case Study 3: Plot Owner in Yelahanka New Town
Background: Dr. Raghav Sharma purchased a 40×60 BDA-approved plot in Yelahanka.
Challenge:

• During khata transfer, BBMP officials demanded betterment charges in addition to standard transfer fees.

• The buyer was confused about the legitimacy of charges.
  Lawtendo’s Solution:

• Verified BBMP fee structure.

• Confirmed betterment charges of ₹250/m² applicable since the area was recently merged into BBMP limits.

• Coordinated with BBMP North Zone officials for transparent payment.
  Outcome: Paid ₹60,000 as betterment charges + ₹52,200 as transfer fee, khata transferred in 58 days with official receipts.

Case Study 4: Builder Project in HSR Layout
Background: Sunrise Developers needed khata transfer for 50 flats in their completed HSR Layout project.
Challenge:

• Buyers demanded khata transfer before registration.

• Bulk transfer meant high cumulative charges.

• Uncertainty about whether bulk applications could reduce costs.
  Lawtendo’s Solution:

• Prepared bulk khata transfer file with detailed documentation.

• Paid 2% transfer fee per flat based on individual sale deed stamp duty values.

• Negotiated smoother processing by submitting in bulk rather than piecemeal.
  Outcome: All 50 khata transfers completed in 65 days, average cost per flat ₹44,000, enabling timely registrations.

Case Study 5: Commercial Property in Jayanagar
Background: MetroMart purchased a 5,000 sq. ft. commercial building in Jayanagar for expansion.
Challenge:

• Required khata transfer urgently for trade license and bank funding.

• Transfer charges were substantial due to high stamp duty valuation.

• The deadline for loan sanction was 30 days.
  Lawtendo’s Solution:

• Calculated transfer fee = 2% of ₹3 crore = ₹6 lakh.

• Guided payment split into official challans to avoid delays.

• Simultaneously processed khata extract and e-khata issuance.
  Outcome: Khata transfer completed in 29 working days, MetroMart secured ₹5 crore expansion loan on time.

BBMP vs BDA Khata Transfer Charges — Key Differences

NRI Challenges in Handling Khata Transfer Charges

For NRIs, transferring a Khata is not only about submitting documents but also about understanding and managing the associated costs. Since most payments must be made in person at BBMP offices or authorized banks, NRIs face hurdles in coordinating from overseas.

Common NRI Challenges:

• Remote Payments: Difficulty in paying transfer fees and betterment charges without being physically present.

• Unclear Cost Breakdowns: Charges vary depending on property type, location, and whether conversion is needed.

• Multiple Department Coordination: Transfer often involves both BBMP and revenue departments, increasing complexity.

• Delayed Timelines: Payment verification and approval can take weeks, leading to longer processing times for NRIs.

• Bank Loan Dependencies: Loan processing may stall until Khata transfer and fee payments are completed.

Lawtendo’s Comprehensive NRI Legal Services for Khata Transfers

1. Power of Attorney Support

   • Drafting PoA to authorize local representatives for fee payments and document submissions.

   • Embassy attestation coordination to ensure the PoA is valid.

2. Cost Verification and Transparency

   • Itemized breakdown of Khata transfer charges (application fee, transfer fee, betterment charges).

   • Calculation of fees applicable for specific property types.

3. Payment Coordination

   • Assistance in depositing transfer charges with BBMP.

   • Official receipt collection and digital sharing for NRI records.

4. Regularization and Betterment Charges

   • Handling additional charges for properties previously under B Khata.

   • Liaison with municipal officers to ensure correct fee calculation.

5. Loan and Banking Integration

   • Providing updated Khata extracts with proof of payment for banks.

   • Coordinating with financial institutions to prevent loan delays.

Step-by-Step NRI Process for Khata Transfer and Charges

Phase 1: Cost Assessment (7–10 days)

• Review sale deed and property type.

• Confirm applicable transfer fees and betterment charges.

• Provide cost estimates to NRI owners.

Phase 2: Documentation & PoA (10–15 days)

• Prepare and attest PoA for fee payments.

• Collect supporting documents (EC, sale deed, property tax receipts).

Phase 3: Payment & Application (20–30 days)

• Submit Khata transfer application with fee payments.

• Pay transfer charges and betterment charges on behalf of NRI.

• Collect official receipts.

Phase 4: Final Transfer Confirmation (7–10 days)

• Verify updated Khata extract reflecting the new owner’s name.

• Share digital and physical documents with NRI.

• Ensure updated records for future transactions and loans.

Specialized Legal Team for Khata Transfer

Know our experienced property lawyers –

Adv. Ramesh Gowda – Specialist in Khata transfer fee calculations and property tax-linked charges. Known for assisting clients with smooth transfer of ownership in BBMP limits. 📞 +91 96253 56806

Adv. Kavitha Shekar – Expert in Khata transfer for inherited and gifted properties, ensuring accurate documentation and fee payments during ownership changes. 📞 +91 96253 56806

Adv. Manjunath Rao – Focus on B Khata to A Khata transfer costs, betterment charges, and ensuring compliance with BBMP fee structures. Strong practice in Rajajinagar & Malleshwaram. 📞 +91 96253 56806

Adv. Nidhi Prakash – Specialist in Khata transfer through sale deed registrations, guiding clients on government fee slabs and service charges. Experienced in North Bangalore. 📞 +91 96253 56806

Adv. Arvind Kumar – Expert in Khata bifurcation and fee disputes, helping property owners resolve incorrect fee assessments and payment delays with BBMP. 📞 +91 96253 56806

How Lawtendo Simplifies Khata Transfer

1. Fixed-scope intake
   We verify the sale deed, tax receipts, and encumbrance certificate before filing. This avoids predictable rejections and saves time.
2. Portal filing
   Applications are submitted through Sakala, Bangalore One, BBMP e-khata, or SevaSindhu (for BDA properties) using official channels. This ensures there are no unnecessary intermediaries.
3. Payment handling
   We prepare a clear fee breakdown and assist with online payment, capturing official references for transparency.
4. Follow-up and escalation
   Our team tracks each application, raises clarifications with the Revenue Officer, and escalates to the Assistant Revenue Officer if verification stalls.
5. Legal vet and remedial work
   Where discrepancies appear, we draft corrective affidavits, verify property documents for consistency, obtain certified copies from the Kaveri portal, and prepare supporting legal instruments if required. Certified copies are sourced through the Department of Stamps & Registration, Karnataka IG Register.

Sample deliverables we provide

• Document checklist PDF

• Portal submission receipt

• Application status updates

• Final e-khata or extract

• Short legal vetting note

Service-level agreements and pricing are tailored to case complexity. 

Comparison Table: Self-Application vs Lawtendo Assisted Service

FAQs

1. What happens if my khata transfer is rejected?
   Rejection reasons vary. If rejected for documentary gaps you must re-submit corrected documents. Refunds of any government payments, if applicable, follow municipal SOP and payment-channel rules. BBMP’s SOP includes refund provisions in defined cases. Keep application and payment receipts to request refunds. BBMP Property Tax Portal
2. Do I need an Encumbrance Certificate to apply for khata transfer?
   Yes. Authorities typically require an EC covering transactions from the date of sale to the present to confirm title continuity. You can obtain the EC from the Kaveri Online Services portal or from the Sub-Registrar where the deed was registered. Karnataka Department of Stamps and Registration
3. Can I complete the entire process online?
   Most khata transfers can be filed online via Sakala or Bangalore One for BBMP properties, and via SevaSindhu for BDA e-khata cases. Some complex cases require an office visit for verification or affidavit notarisation.
4. How long does a khata transfer take?
   Simple, properly documented cases are often resolved within about 7–15 days. Certain modules cite 7 days for ARO decision and up to 30 days for bifurcation or amalgamation. Delays occur for disputed titles or missing records. BBMP Khata Services
5. Is the khata transfer fee refundable if my application is rejected?
   Refund rules depend on the paying authority and the reason for rejection. BBMP’s SOP and payment-channel policies cover refunds and chargebacks for eligible cases. Retain payment proof and follow the refund procedure with the relevant portal support. BBMP Property Tax Portal
6. Who should I contact if my application stalls?
   Start with the ARO or the revenue office noted on the application acknowledgement. For online submissions, use the Sakala or Bangalore One helpdesks. If you used Lawtendo, we handle escalation on your behalf.

Conclusion

Khata transfer in Bangalore is a municipal process that becomes smooth and predictable when the required documents are accurate and the correct authority is identified. Always rely on official government sources while preparing your application. The authoritative channels include:

• BBMP Khata Services

• BBMP Property Tax Portal

• Sakala Services

• Bangalore One

• BDA e-Khata Guidance

• Kaveri Online Services (Department of Stamps & Registration)

• Karnataka Inspector General of Registration (IGR)

If you prefer professional assistance, Lawtendo can help verify your documents, submit the application through the appropriate portal, and manage follow-up until the khata is successfully issued. Visit Lawtendo to request expert support.

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