CHARGES
The Property owners in Bengaluru holding properties recorded under B Khata presently have an important opportunity to seek regularisation and conversion to A Khata under the recently announced state initiative commonly referred to as the Bhu Guarantee / Nanna Khata, Nanna Hakku campaign. Reports published in May 2026 state that the government reduced the fee for eligible B Khata to A Khata conversion from 5% to 2% of the property guidance value for applications made within the notified scheme period.
For practical purposes, the guidance value is the official registration value published by the Department of Stamps and Registration, Karnataka, and the applicable guidance value is to be taken as on 16-05-2026, subject to verification from the competent authority and the notified valuation records. The scheme has been described as a limited-period measure intended to facilitate regularisation for a large number of property owners in Bengaluru and adjoining urban areas.
Legal background
In Bengaluru, The State Government and the municipal administration, an A Khata generally refers to a property entered in the regular property register of the local authority, while a B Khata reflects a revenue entry used for tax assessment in cases where the property record has not yet been fully regularised for all municipal purposes. Conversion from B Khata to A Khata does not operate as a blanket cure for every title defect; rather, it is understood as a municipal regularisation step subject to statutory eligibility, land-use compliance, conversion status, planning norms, and supporting title records.
Accordingly, every applicant should distinguish between municipal khata regularisation, land-use conversion, and title validation. Payment of prescribed charges may enable municipal regularisation, but it should not be read in isolation as conclusive proof that the land is free from encumbrances, litigation, zoning violations, acquisition risk, or other statutory defects unless independently verified through legal due diligence.
Charges payable
Based on the currently reported framework and the categories of levies reflected in BBMP and related planning fee structures, the following amounts may be payable for regularisation of `B` Khata to `A` Khata in Bengaluru, depending on the nature, extent, and legal status of the property concerned. CHECK WITH BBMP BEFORE FILING THE APPLICATION.
- 2% of the guidance value as on 16-05-2026 — this is the principal concessional regularisation / conversion charge reported under the 2026 scheme for eligible applicants filing within the notified period.
- Conversion charges — where separately applicable under the governing framework or where the land record requires compliance with conversion-related conditions.
- Lake rejuvenation charges — this head appears in the BBMP fee calculator and may be levied wherever applicable under the planning and building fee matrix.
- Water cess / water supply scheme cess — reflected in the statutory cess and surcharge structure linked to planning approvals and urban infrastructure funding.
- Ring Road surcharge — specifically reflected in the BBMP calculator under the cess and surcharge components.
- MRTS (Mass Rapid Transit System) surcharge — reflected in the BBMP calculator under planning-related surcharge heads.
- Betterment or improvement charges — improvement-related levies have been reported in prior khata regularisation contexts, and betterment fee heads also appear in BBMP fee structures.
- DC conversion charges — if the land was originally agricultural and requires or has required Deputy Commissioner conversion for non-agricultural residential or other lawful use, the relevant conversion charges and compliance requirements may remain material.[cite:15]
These charges are best understood as composite statutory or regulatory payments, not as a single standalone conversion fee. In many cases, the 2% guidance-value charge may only be one component of the total outflow, and the final amount payable can increase after inclusion of betterment charges, infrastructure cess, land conversion liabilities, and any deficit amounts identified by the authority on scrutiny of records.
It is therefore advisable to state that the applicant is liable to pay all applicable charges as determined by the competent authority, including but not limited to the 2% guidance-value amount and any other cess, surcharge, betterment levy, or land conversion charge lawfully found due during verification. This formulation is safer in legal notices, public advisories, and property compliance communications because it avoids creating an impression that payment of only 2% automatically completes the regularisation process in every case.
Regularisation of B Khata to A Khata in Bengaluru – Updated Charges
Owners of properties standing in B Khata in Bengaluru may seek regularisation and conversion to A Khata under the presently notified relief framework, subject to eligibility and compliance with applicable municipal and land laws. Under the updated position effective from 16-05-2026, the principal charge for eligible cases is 2% of the guidance value, that is, the official registration value as recorded by the Department of Stamps and Registration on the relevant date.
However, the said 2% amount is not to be treated as the sole liability in every case. Depending on the status and history of the property, the applicant may also be required to pay conversion charges, lake rejuvenation charges, water cess, ring road surcharge, MRTS surcharge, betterment or improvement charges, and DC conversion charges, as may be determined by the competent authority during scrutiny and regularisation.
Applicants are therefore advised to verify title documents, prior approvals, land conversion status, layout approval status, tax assessment details, and the exact guidance value before remitting any amount. Where the property involves agricultural-origin land, unapproved layouts, revenue-site complications, or legacy planning deviations, an independent legal opinion and document verification exercise is strongly advisable before proceeding.
This article is intended solely for general information purposes and should not be construed as legal advice, title certification, municipal approval, or a conclusive statement of statutory liability. The actual eligibility for B Khata to A Khata regularisation, the applicable rate, the computation of guidance value, and the liability for additional levies or surcharge depend on the governing notifications, municipal records, land conversion status, planning compliance, and the decision of the competent authority in the individual case. No person should act exclusively on the basis of this write-up or article, without examining the latest government orders, BBMP / GBA portal instructions, revenue and registration records, and case-specific title documents. Professional advice from an advocate, property law practitioner, or authorised consultant should be obtained before submitting the application, paying charges, entering into any sale transaction, or making legal representations based on the proposed regularisation