Owning a property in Bangalore comes with legal responsibilities. When a property is split among multiple owners, the paperwork must be split too. Without separate khatas, owners can face delays in selling, transferring, or even getting building approvals. That’s where khata bifurcation becomes essential.

This blog explains the khata bifurcation process clearly. It covers rules, documents, fees, and online options in simple steps.

What Is Khata Bifurcation?

It is the legal process of splitting a single Khata into two or more Khatas. Each new Khata represents an independent portion of the property and has its own tax account.

It is required after property partition, inheritance, or partial sale, and must be approved by the BBMP under the Karnataka Municipal Corporations Act.

When Is This Required in Bangalore?

Khata bifurcation in Bangalore is required in several situations. It ensures ownership clarity and municipal compliance.

You must apply if a joint property is divided among owners. It is also needed when a builder develops multiple units on one land parcel.

Inheritance cases also require bifurcation. Each legal heir must hold a separate Khata for their share.

BBMP Khata Bifurcation Rules Explained

Understanding rules helps avoid delays in application approval. BBMP follows a strict verification process before issuing separate Khatas.

The property must be legally approved. All property taxes must be cleared before applying.

The bifurcated area must match the original Khata records. Any mismatch may lead to rejection

Documents Required

Documentation plays a key role in bifurcation approval. Missing documents can delay the process.

Commonly required documents include:

• Khata bifurcation application form
• Registered sale or partition deed
• Mother deed of the property
• Latest property tax receipts
• Encumbrance Certificate
• Owner identity proof

Ensure all documents are accurate. Even small errors can slow down approval.

Step-by-Step Khata Bifurcation Process in Bangalore

Khata bifurcation in Bangalore is a structured process handled through the BBMP. It involves document checks, field verification, and official approval before separate Khatas are issued. Understanding the step-by-step workflow helps avoid delays and rejections.

Many property owners choose professional assistance at this stage to avoid procedural errors. Proplex helps streamline the process by handling documentation checks and BBMP coordination.

Step 1: Document Verification

Check ownership records and tax receipts. Confirm that property measurements are correct.

Step 2: Application Submission

Submit the application at the BBMP ward office. Attach all required documents.

Step 3: BBMP Site Inspection

Officials visit the property. They verify boundaries and bifurcation details.

Step 4: Fee Assessment

Authorities calculate applicable charges. This is based on the guidance value and area.

Step 5: Issuance of New Khatas

After approval, individual Khatas are issued. Each owner receives a Khata extract and certificate.

Khata Bifurcation Fees in Bangalore

It is primarily calculated as 2% of the property’s guidance value for the bifurcated portion, as per BBMP norms.

In addition to this, applicants may incur scrutiny and processing charges, which typically range between ₹1,000 and ₹5,000, depending on the ward and property type.

If there are deviations in layout approval or pending regularisation issues, additional betterment or penalty charges may apply.

Professional service fees are charged separately. These usually range from ₹15,000 to ₹40,000, based on document complexity, number of owners, and follow-ups required with BBMP.

E-Khata Bifurcation and Online Options

Many property owners look for khata bifurcation online options, but the process is still only partially digitised. While certain details can be accessed online, complete end-to-end processing is not yet available.

E-Khata bifurcation in Bangalore applies mainly to eligible A-Khata properties. Physical document submission and site verification by BBMP are usually mandatory.

Once issued, an e-Khata makes property records easier to access. It also supports smoother resale, loan approvals, and future municipal transactions.

Khata Amalgamation vs Bifurcation: Key Differences

Aspect	Khata Bifurcation	Khata Amalgamation
Purpose	Splits one Khata into many	Merges multiple Khatas into one
Use Case	Property division	Property consolidation
Ownership	Multiple owners	Single owner
BBMP Approval	Required	Required

Common Challenges Faced by Property Owners

Property owners applying commonly face the following issues:

• Incomplete or mismatched documents, especially errors in names, measurements, or ownership details
• Pending property tax dues, which must be cleared before BBMP accepts the application
• Unapproved or deviated layouts, leading to additional scrutiny or rejection

Delays in BBMP site inspections, particularly in high-volume wards

How Professional Support Helps

Handling BBMP procedures can be complex and time-consuming. Proplex assists property owners by:

• Checking all documents for accuracy before submission
• Coordinating with BBMP officials to reduce delays
• Tracking application progress to ensure timely approvals

With expert support, the process becomes smoother, faster, and less stressful for property owners.

What Changes After It Is Completed

Once it is approved by BBMP, the following changes take place:

• Separate ownership records are created for each portion of the property
• Independent property tax IDs are issued, replacing the earlier joint assessment
• Individual tax demands are generated for each owner
• Clear eligibility for resale and registration, as buyers and sub-registrars require individual Khatas
• Improved loan eligibility, since banks prefer properties with clearly defined Khata records
• Reduced risk of co-owner disputes, especially in inherited or jointly owned properties

How Guidance Value Affects Khata Bifurcation Charges

Guidance value is used by BBMP only to calculate statutory charges. It does not determine ownership or approval eligibility.

• BBMP applies the prevailing guidance value of the bifurcated portion at the time of application
• Charges are calculated on the area being bifurcated, not the entire property
• Any mismatch between site measurements and records can delay fee assessment
• Updated survey or measurement reports may be required in case of discrepancies

Mistakes to Avoid

Even after understanding procedures, property owners often face avoidable pitfalls:

• Submitting old or outdated property plans: Always ensure the latest BBMP-approved plan is attached
• Incorrect owner details in deeds: Mismatched names or signatures can lead to rejections
• Overlooking site-specific regulations: Some wards have additional clearance requirements, especially for corner plots or subdivided lands
• Not verifying encumbrance certificates: Pending mortgages or liens can delay approval
• Assuming online submission replaces inspection: BBMP usually still requires physical verification

Conclusion

Khata bifurcation in Bangalore is a critical legal step after property division. Completing it ensures clear ownership, accurate tax records, and smoother future transactions.

Understanding BBMP rules, fees, timelines, and practical challenges helps property owners plan effectively. With expert assistance from Proplex, the process becomes simpler, faster, and less stressful.

Frequently Asked Questions

How long does the khata bifurcation in Bangalore take?

The timeline depends on documentation and BBMP inspection schedules. On average, it may take 30 to 45 working days.

Delays usually occur due to missing documents or unpaid property tax.

Can it be done for B-Khata properties?

Yes, bifurcation is possible for B-Khata properties. However, approval is subject to additional scrutiny.

Regularisation issues may extend the processing time.

Is physical verification mandatory?

Yes, BBMP conducts a site inspection in most cases. Officials verify boundaries and property measurements.

This step ensures accuracy before issuing separate Khatas.

Can I sell my property without it?

Selling a divided property without bifurcation can be legally risky. Buyers usually demand an individual Khata.

Banks may also refuse loan approvals without bifurcated Khata records.

Is it different for apartments?

Yes, apartment bifurcation is usually handled by the builder. It is done after completion and occupancy certification.

Individual owners receive separate Khatas for their flats.