What is the difference between 11A and 11B khata and what are the risks involved in buying a property with 11B khata when compared to 11A khata

Hey I think the first thing to know about khata properties is that there are A khata and B khata properties. All the legal properties as deemed by the relevant authorities are issued Form 9 or A Khata, whereas illegal properties are issued Form 11B or B Khata. I also did not know about the difference between A Khata and B Khata in Bangalore when I first decided to buy a house here. So, I did my research and asked my friends who live in Bangalore about it. This is what they told me:

Khata is an important certificate needed by property owners in Bengaluru. It is issued by BBMP to every property that falls under its jurisdiction. Khata acts as evidence that the property owner has paid the property tax on a particular property. There are 2 types of Khata: B Khata & A Khata

Difference Between Bangalore’s A Khata and B Khata

Related answers:

This is what I know about the difference between A Khata and B Khata in Bangalore.

If you are purchasing land or a property in Karnataka, especially in areas managed by Gram Panchayats, you might have come across two terms; 11A Khata and 11B Khata. These are official property records maintained by the local authorities to establish tax liability and ownership status.

What Does 11B Khata Mean?

Before understanding the difference, let’s clarify the 11B Khata meaning in simple terms. 11B Khata means the property has been recorded by the Panchayat for tax purposes, but it does not comply fully with land conversion, zoning, or building approval norms. In other words, it is an acknowledgment of ownership but not a legal validation of the property’s development rights.

Such properties often fall under categories where conversion from agricultural to residential or commercial use has not yet been approved, or construction has taken place without sanctioned plans.

The Key Difference Between 11A and 11B Khata

To understand it better, think of 11A Khata as the ‘legally verified’ record, while 11B Khata is more like a ‘temporary recognition’ pending full compliance.

Thus, the difference between 11A and 11B Khata directly impacts how safely and confidently a buyer can use, finance, and sell the property.

Get Expert Khata Transfer Assistance from NoBroker for Hassle-Free 11A or 11B Khata Documentation of Your Property

A khata is a method of property documentation employed in India to establish land titles and collect property taxes. There are 2 basic classifications within the khata system, including 11A and 11B. These two differ mostly in terms of their objective and legitimacy. As a homeowner in Bangalore, I will let you know the difference between 11A and 11B Khata.

11A vs 11B Khata

Manjot has already provided a few differences between the 11 A and 11 B Khata. Let’s find out the comparison of more aspects from the below table:

By understanding the above comparisons, landowners and potential buyers can successfully manage their property documents. I hope you found this useful.

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Hi Buddy,

I have recently applied for A Khata to avail home loan for my property in Bengaluru. Before applying for the A Khata, I was browsing the internet to learn about the same. It was during this time that I came across Manjot’s answer. I was very happy and satisfied with the details about form 11A and 11B, which he mentioned clearly in his answer.

I also found that when the Bruhat Bengaluru Mahanagara Palike (BBMP) was established in 2007, the officials devised the notion of 'Khata.' What exactly is a Khata? 

The goal of implementing Khata was to make collecting property taxes in Bangalore easier. Prior to 2007, property tax collection in Bangalore was handled by three different bodies, making it very difficult to achieve efficiency. The BBMP began keeping two different registers, BBMP A Khata and B Khata, to avoid any redundancy.

Manjot has already mentioned the difference between 11A and 11B Khata. 

However, I want to share my learnings about them. Form 9 verifies that the location is within the village, whereas Form 11B property is a registry that indicates who is accountable for tax payment. Both the panchayat development officer (PDO) and the gram panchayat secretary issue these forms.

The sellers must receive the forms and provide them during the property registration process.

I would like to add one difference, between the two;

If the property is within the jurisdiction of the BBMP A Khata, the titleholder of the property can apply for A Khata in the required form, along with relevant papers, to the assistant revenue officer (ARO). The A Khata application can be obtained from any ARO office or from citizen service centres. Fill out the A Khata application and drop it off at the office. Following that, you will receive an acknowledgement.

A Khata certificate costs Rs 25 (per copy) and a Khata extract costs Rs 100 (per copy). A copy of A Khata certificate or A Khata extract can be obtained from the concerned assistant revenue officer's office or any of the citizen service centres.

Also, according to recent news of April 2022, by paying improvement costs, over 6 lakh 'B-Khata' property owners can obtain an 'A-Khata' certificate from the Bruhat Bengaluru Mahanagara Palike (BBMP).

In a high-level meeting, Chief Secretary P Ravi Kumar proposed that the civic body provide Khata and property identification numbers (PID) to all property owners in Bengaluru.

The Karnataka Administrative Reforms Commission recently proposed collecting penalties and land conversion charges to convert 'B-Khata' to 'A-Khata.' The problem would be addressed in light of the Karnataka Town and Country Planning Act and the Karnataka Land Revenue Act, according to Chief Minister Basavaraj Bommai.

I hereby conclude my answer about Form 11A and 11B. I hope this helps:)

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