Khata Bifurcation in Banashankari, Bangalore: Your Guide to Splitting Property Records

Introduction to Banashankari

Banashankari, a prominent residential and commercial locality in South Bangalore, is named after the revered Banashankari Amma Temple, a cultural landmark attracting devotees and visitors. Known for its well-planned phases (1st to 6th) and proximity to key areas like Jayanagar and JP Nagar, Banashankari offers a mix of traditional charm and modern amenities. 

With excellent connectivity via the Green Line metro (Banashankari and Yelachenahalli stations), top schools like Sri Aurobindo Memorial School and bustling markets like the BDA Complex, it’s a favorite among families and professionals. 

For property owners, khata bifurcation is a vital process to divide properties legally, ensuring clarity in ownership and tax obligations. ezyLegal provides expert support to navigate the khata bifurcation procedure in this vibrant locality.

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What is Khata Bifurcation?

Khata bifurcation is the process of splitting a single Khata—a legal document recording property ownership and tax details—into multiple Khatas for individual portions of a property. 

In Banashankari, this is often necessary for subdividing large plots among heirs, selling portions or registering new apartments. 

Each new Khata allows owners to manage property taxes, secure loans or complete transactions independently, complying with BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in Banashankari?

Banashankari’s diverse property landscape, from heritage homes to modern apartments, makes khata bifurcation essential for:

• Legal Clarity: Separate Khatas ensure each subdivided unit is legally recognized.
• Tax Management: Individual Khatas simplify property tax payments for each portion.
• Property Transactions: Bifurcated Khatas are required for sales, transfers or loans in Banashankari’s active real estate market.
• BBMP Compliance: Adhering to khata bifurcation BBMP regulations maintains accurate municipal records.

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Types of Khata in Bangalore

Understanding Khata types is crucial for Banashankari residents undertaking khata bifurcation:

Khata Type	Description	Key Features
A Khata	Issued for properties compliant with BBMP regulations and cleared taxes.	Eligible for loans, trade licenses and construction approvals.
B Khata	For properties with legal or tax issues, common in Banashankari’s older layouts like Hanumantha Nagar.	Limited privileges; must convert to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory for new registrations in Banashankari since October 2024, accessible via E-AASTHI.

Note: Only A Khata properties in Banashankari qualify for full bifurcation benefits.

Local BBMP Office/Kiosk in Banashankari

For khata bifurcation in Banashankari, visit:

• Address: BBMP Assistant Revenue Office, Banashankari 2nd Stage, 9th Main Road, Near BDA Complex, Bangalore, Karnataka 560070.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Center, Banashankari 2nd Stage, Near BDA Complex, for khata bifurcation online via the E-AASTHI portal.

Track applications on the Sakala portal.

BBMP Khata Bifurcation Rules in Banashankari

The BBMP khata bifurcation rules for Banashankari include:

• Legal Ownership: Provide valid documents (sale deed, partition deed or court order khata).
• Clear Taxes: All property taxes must be paid, verifiable via the BBMP property tax portal.
• Minimum Plot Size: Subdivided plots must meet BBMP’s 600 sq ft minimum for residential properties.
• BDA Approval: BDA-allotted properties (e.g., BDA Complex layouts) require a BDA NOC.
• Zoning: Banashankari’s Zone A status impacts khata bifurcation charges due to high property values.

Khata Bifurcation Procedure in Banashankari

The khata bifurcation procedure in Banashankari involves:

1. Gather Documents: Collect sale/partition deed, tax receipts, Encumbrance Certificate, previous Khata, property sketch and ID proofs.
2. Obtain Application Form: Download from the BBMP official website or visit the Banashankari BBMP office.
3. Submit Application: File at the BBMP office or via the E-AASTHI portal.
4. Pay Fees: Cover khata bifurcation charges via online payment or Bangalore One.
5. Verification and Inspection: BBMP officials verify documents and may inspect the property.
6. Track Status: Monitor on the Sakala portal.
7. Receive Khatas: Approved E-Khatas issued within 30–60 days.

People Also Read: How To Apply For An Encumbrance Certificate Online In Karnataka 

Documents Required for Khata Bifurcation in Banashankari

• Common Documents:
  • Registered sale/partition deed (notarized).
  • Latest property tax receipts.
  • Encumbrance Certificate (Form-15).
  • Previous Khata certificate/extract.
  • Property sketch with bifurcation details.
  • Aadhaar, PAN or other ID/address proof.
  • Improvement charges receipt (Rs. 250/sq m for new areas).
• Case-Specific Documents:
  • Court Order Khata: Certified court decree and death certificate (if applicable).
  • Inheritance/Gift: Affidavit and beneficiary ID proofs.
  • BDA Properties: BDA NOC, especially for layouts near BDA Complex.

Pro Tip: Attest documents to avoid delays during BBMP verification.

Khata Bifurcation Charges in Banashankari

Fee Type	Amount
Bifurcation Fee	2% of stamp duty value (min. Rs. 500).
E-Khata Issuance	Rs. 125 per Khata.
Service Fee	Rs. 45 at Bangalore One.
Document Scanning	Rs. 5 per page.
Improvement Charges	Rs. 250/sq m for new areas.

Note: Commercial properties in Banashankari (e.g., BDA Complex shops) may incur double the residential tax rate. Verify fees on the BBMP property tax portal.

Khata Bifurcation Online in Banashankari

The khata bifurcation online process via the E-AASTHI portal:

1. Register using Aadhaar or valid ID.
2. Enter Property Identification Number (PID), Khata number and bifurcation plan.
3. Upload documents (PDF/JPEG).
4. Pay fees via net banking, UPI or card.
5. Submit and track via Sakala portal.
6. Download E-Khata post-approval (15–30 days).

E-Khata is mandatory in Banashankari since October 2024.

Challenges in Khata Bifurcation and How to Overcome Them in Banashankari

• Incomplete Documents: Older layouts like Hanumantha Nagar may lack updated deeds. Solution: Work with ezyLegal for document preparation.
• Processing Delays: High application volumes cause 30–45-day backlogs. Solution: Use the E-AASTHI portal and track via Sakala.
• Technical Issues: E-AASTHI portal glitches occur. Solution: Visit Bangalore One or call 9480685700.
• Record Discrepancies: Errors in older Khata details, especially in BDA layouts, are common. Solution: Verify with BBMP records.

Khata Transfer vs. Khata Bifurcation in Banashankari

Aspect	Khata Transfer	Khata Bifurcation
Purpose	Transfers entire property ownership.	Splits Khata for subdivisions.
Documents	Sale deed, tax receipts, EC, NOC.	Sale/partition deed, tax receipts, EC, sketch.
Fees	2% of stamp duty.	2% of stamp duty + bifurcation fees.
Use Case	Sale, gift, inheritance.	Division among heirs or buyers.

Court Order Khata: Requires a certified court decree for legal divisions in Banashankari.

Local Property Trends in Banashankari

• Residential Appeal: 2-3 BHK apartments (Rs. 7,000–11,000/sq ft) and villas attract families due to proximity to schools and markets.
• Commercial Growth: BDA Complex and 100 Feet Ring Road host retail and small businesses, increasing commercial Khata demand.
• Metro Boost: Green Line metro enhances rental yields (2BHK: Rs. 20,000–35,000/month).
• New Developments: Phases 5–6 see new gated communities, requiring khata bifurcation for individual units.

Local Issues with Khata Bifurcation in Banashankari

• Backlogs: 30–45-day delays at the Banashankari BBMP office due to high apartment Khata applications. Solution: Opt for khata bifurcation online.
• BDA Layout Delays: Properties near BDA Complex face BDA approval delays. Solution: Secure BDA NOC early.
• Tax Arrears: Unpaid taxes on older properties delay approvals. Solution: Clear dues via BBMP property tax portal.
• Layout Disputes: Some older plots in Hanumantha Nagar have unclear boundaries. Solution: Verify sketches with BBMP.

Community Highlights in Banashankari

• Cultural Landmark: Banashankari Amma Temple hosts annual festivals, drawing crowds and boosting local property value.
• Education and Healthcare: Schools like Sri Aurobindo and hospitals like Vinayaka Hospital enhance family appeal.
• Markets and Recreation: BDA Complex and parks like Banashankari Hilltop Park add to livability.

Infrastructure Updates in Banashankari

• Metro Connectivity: Green Line extensions improve access to JP Nagar and Electronic City.
• Road Upgrades: BBMP’s 2025 plans to widen 9th Main Road reduce traffic, enhancing property accessibility.

Conclusion

Khata bifurcation in Banashankari is essential for dividing plots, selling portions or registering apartments in this vibrant locality. 

By following BBMP khata bifurcation rules and using the khata bifurcation online system, you can ensure a seamless process. 

ezyLegal offers expert support for khata bifurcation, khata transfer procedure and other property needs in Banashankari. Contact us today to simplify your transactions in this thriving neighborhood.

FAQs on Khata Bifurcation in Banashankari

Q1. What is khata bifurcation in Banashankari?

Ans1. Khata bifurcation in Banashankari divides a single Khata into multiple ones for subdivided properties, ensuring legal and tax clarity.

Q2. What documents are needed for khata bifurcation in Banashankari?

Ans2. Sale/partition deed, tax receipts, Encumbrance Certificate, Khata certificate/extract, property sketch, ID proofs.

Q3. How long does khata bifurcation take in Banashankari?

Ans3. 30–45 days offline, 15–30 days via E-AASTHI portal.

Q4. What are the khata bifurcation charges in Banashankari?

Ans4. 2% of stamp duty (min. Rs. 500), E-Khata fee (Rs. 125), service fee (Rs. 45), scanning fee (Rs. 5/page).

Q5. Can I apply for khata bifurcation online in Banashankari?

Ans5. Yes, via the E-AASTHI portal.

Q6. Is khata bifurcation mandatory in Banashankari?

Ans6. Yes, for subdivided properties to ensure legal compliance.

Q7. What if property taxes are unpaid in Banashankari?

Ans7. Clear dues on the BBMP property tax portal to avoid rejection.

Q8. Can B Khata properties in Banashankari be bifurcated?

Ans8. Convert to A Khata via betterment charges first.

Q9. What is a court order khata in Banashankari?

Ans9. Issued for court-mandated bifurcations, requiring a certified decree.

Q10. How to check khata bifurcation status in Banashankari?

Ans10. Track via Sakala portal or call 9480685700.