Khata Bifurcation in Central Zone, Bangalore: Rules, Process & Charges

Introduction to Central Zone

Central Zone, the bustling commercial and cultural heart of Bangalore, encompasses iconic areas like M.G. Road, Brigade Road and the Central Business District (CBD). 

Known for landmarks like Cubbon Park and commercial hubs like UB City, this zone attracts businesses, professionals and investors. 

With excellent connectivity via the Purple Line metro (e.g., M.G. Road and Cubbon Park stations), Central Zone is a prime real estate hub. 

Khata bifurcation ensures legal division of properties for clear ownership and tax compliance. ezyLegal simplifies the khata bifurcation procedure for Central Zone residents and businesses.

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What is Khata Bifurcation?

Khata bifurcation divides a single Khata, a document recording property ownership and tax details, into multiple Khatas for subdivided property portions. 

In Central Zone, this is common for splitting commercial spaces, heritage properties or new apartments in areas like Richmond Road, enabling independent tax payments and transactions while adhering to BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in Central Zone?

Central Zone’s high-value real estate market, with premium commercial and residential properties, requires khata bifurcation for:

• Legal Clarity: Ensures each subdivided unit is legally recognized in high-demand areas like M.G. Road.
• Tax Management: Simplifies property tax payments for each portion.
• Property Transactions: Facilitates sales, transfers or loans in Central Zone’s competitive market.
• BBMP Compliance: Maintains accurate municipal records per khata bifurcation BBMP rules.

Types of Khata in Bangalore

Understanding Khata types is essential for Central Zone residents and businesses:

Khata Type	Description	Key Features
A Khata	For properties compliant with BBMP rules and cleared taxes.	Supports loans, trade licenses and construction approvals.
B Khata	For properties with legal or tax issues, less common in Central Zone due to strict regulations.	Limited privileges; requires conversion to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory in Central Zone since October 2024, accessible via E-AASTHI.

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

Local BBMP Office/Kiosk in Central Zone

For khata bifurcation in Central Zone, residents and businesses can visit:

• Address: BBMP Assistant Revenue Office, Central Zone, Near Mayo Hall, M.G. Road, Bangalore, Karnataka 560001.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Center, Shivajinagar (near Commercial Street) or M.G. Road (near UB City) for khata bifurcation online via E-AASTHI.

Track applications on the Sakala portal.

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BBMP Khata Bifurcation Rules in Central Zone

Key BBMP khata bifurcation rules for Central Zone include:

• Legal Ownership: Submit valid sale deed, partition deed or court order khata.
• Clear Taxes: Pay all property taxes, verifiable via BBMP property tax portal.
• Minimum Plot Size: Subdivided plots must meet BBMP’s 600 sq ft residential minimum; commercial properties may have stricter norms.
• BDA Approval: BDA-allotted properties, less common in Central Zone, require a BDA NOC.
• Zoning: Central Zone’s Zone A status significantly impacts khata bifurcation charges due to premium property values.

Khata Bifurcation Procedure in Central Zone

The khata bifurcation procedure in Central Zone includes:

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

Documents Required for Khata Bifurcation in Central Zone

• Common Documents:
  • Notarized sale/partition deed.
  • 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).
• Case-Specific Documents:
  • Court Order Khata: Certified court decree and death certificate (if applicable).
  • Inheritance/Gift: Affidavit and beneficiary ID proofs.
  • Commercial Properties: Trade license and fire NOC, common in Brigade Road.

Pro Tip: Attest documents to prevent BBMP verification delays.

Khata Bifurcation Charges in Central Zone

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 (e.g., M.G. Road offices) face double residential tax rates. Verify fees on BBMP property tax portal.

Khata Bifurcation Online in Central Zone

The khata bifurcation online process via E-AASTHI:

1. Register with 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 Central Zone since October 2024.

Challenges in Khata Bifurcation and How to Overcome Them in Central Zone

• Complex Documentation: Heritage properties in areas like Richmond Road may lack updated deeds. Solution: Consult ezyLegal for document support.
• High Processing Volumes: Commercial applications in M.G. Road cause 30–45-day backlogs. Solution: Use E-AASTHI and track via Sakala.
• Technical Issues: E-AASTHI portal glitches occur. Solution: Visit Bangalore One centers or call 9480685700.
• Record Discrepancies: Errors in older Khata details, common in Shivajinagar, require verification. Solution: Check BBMP records.

Khata Transfer vs. Khata Bifurcation in Central Zone

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.

Property Trends in Central Zone

• Premium Properties: Luxury apartments and commercial spaces (Rs. 12,000–20,000/sq ft) in M.G. Road and Brigade Road attract high-net-worth individuals.
• Commercial Dominance: UB City and Commercial Street host offices and retail, driving commercial Khata demand.
• Rental Market: High demand for rentals (2BHK: Rs. 35,000–60,000/month) due to central location.
• New Developments: Limited residential projects, but areas like Richmond Road see boutique apartments, requiring khata bifurcation for units.

Local Issues with Khata Bifurcation in Central Zone

• Backlogs: 30–45-day delays at Central Zone BBMP offices due to high commercial applications. Solution: Opt for khata bifurcation online.
• High Compliance Standards: Strict regulations for commercial properties in Brigade Road delay approvals. Solution: Ensure trade licenses and NOCs are updated.
• Tax Arrears: Unpaid taxes on heritage properties delay approvals. Solution: Clear dues via BBMP property tax portal.
• Documentation Errors: Mismatched deeds in older properties in Shivajinagar are common. Solution: Engage ezyLegal for verification.

Community Highlights in Central Zone

• Commercial Hub: UB City and M.G. Road foster a vibrant business community.
• Cultural Landmarks: Cubbon Park and Vidhana Soudha enhance the zone’s appeal.
• Recreation: Brigade Road’s dining and shopping options attract residents and visitors.

Infrastructure Updates in Central Zone

• Metro Connectivity: Purple Line’s M.G. Road and Cubbon Park stations ensure seamless access across Bangalore.
• Road Upgrades: BBMP’s 2025 plans to pedestrianize parts of Commercial Street improve accessibility.

Map of the Khata Bifurcation Office in Central Zone

Image of the Khata Bifurcation Office in Central Zone

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Conclusion

Khata bifurcation in Central Zone ensures legal division of commercial and residential properties in this bustling hub. 

Following BBMP khata bifurcation rules and using the khata bifurcation online system streamlines the process. 

ezyLegal offers expert support for khata bifurcation, khata transfer procedure and other property needs in Central Zone. Contact us to simplify your transactions today.

Seamless Khata Bifurcation Process in Central Zone with Local Experts

The Central Zone of Bangalore includes prominent areas like Shivajinagar, Gandhinagar, and Chickpet. With high property values and dense urban layouts, Khata bifurcation in this zone often involves strict scrutiny. Our verified agents assist you in managing bifurcation seamlessly — whether it’s for inherited properties, joint holdings, or commercial plots.

1. Nikhil D – Urban Khata Specialist

• Sub-services: Joint Khata split, property tax update post-bifurcation
• Address: Gandhinagar, Central Zone
• Experience: 12 years
• Description: Expert in handling Khata issues in commercial and mixed-use areas.
• Contact: +91-8588887480

2. Rachana S – Property Legal Facilitator

• Sub-services: Inheritance-based bifurcation, legal heir assistance
• Address: Chickpet, Central Zone
• Experience: 8 years
• Description: Trusted by families for managing Khata mutations and split post-demise.
• Contact: +91-8588887480

3. Manjunath Rao – BBMP Services Consultant

• Sub-services: Revenue site bifurcation, Khata re-allocation
• Address: Shivajinagar, Central Zone
• Experience: 10 years
• Description: Known for navigating complex BBMP zoning issues.
• Contact: +91-8588887480

4. Swetha Iyer – Residential Property Consultant

• Sub-services: Apartment bifurcation, BBMP E-Khata creation
• Address: High Grounds, Central Zone
• Experience: 6 years
• Description: Works on digital Khata entries and approvals through Sakala.
• Contact: +91-8588887480

5. Arvind Jain – Real Estate Liaison Expert

• Sub-services: Land bifurcation, tax ID creation for split properties
• Address: Vasanthnagar, Central Zone
• Experience: 9 years
• Description: Smooth coordination with ARO offices in Central Bangalore.
• Contact: +91-8588887480

FAQs on Khata Bifurcation in Central Zone

Q1. What is khata bifurcation in Central Zone?

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

Q2. What documents are needed for khata bifurcation in Central Zone?

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

Q3. How long does khata bifurcation take in Central Zone?

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

Q4. What are the khata bifurcation charges in Central Zone?

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 Central Zone?

Ans5. Yes, via E-AASTHI.

Q6. Is khata bifurcation mandatory in Central Zone?

Ans6. Yes, for subdivided properties to ensure compliance.

Q7. What if property taxes are unpaid in Central Zone?

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

Q8. Can B Khata properties in Central Zone be bifurcated?

Ans8. Convert to A Khata via betterment charges first.

Q9. What is a court order khata in Central Zone?

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

Q10. How to check khata bifurcation status in Central Zone?

Ans10. Track via Sakala or call 9480685700.

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