Khata Bifurcation in HSR Layout, Bangalore: Rules, Process & Charges

Introduction to HSR Layout

HSR Layout, a vibrant residential and commercial hub in South Bangalore, is known for its planned layouts, proximity to tech hubs like Electronic City and bustling areas like 27th Main Road. 

Popular among IT professionals, startups and families, it features top schools like Cambridge Public School and amenities like Ecospace Mall. 

With connectivity via the upcoming Yellow Line metro (Agara station), HSR Layout is a real estate hotspot. 

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

People Also Read: Charges for BDA Khata Transfer

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 HSR Layout, this is common for splitting plots, inheritance or registering new apartments, enabling independent tax payments and transactions while adhering to BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in HSR Layout?

HSR Layout’s thriving real estate market, with modern apartments and commercial spaces, requires khata bifurcation for:

• Legal Clarity: Ensures each subdivided unit is legally recognized.
• Tax Management: Simplifies property tax payments for each portion.
• Property Transactions: Facilitates sales, transfers or loans in HSR Layout’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 HSR Layout residents:

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, common in HSR Layout’s newer sectors like Sector 6.	Limited privileges; requires conversion to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory in HSR Layout since October 2024, accessible via E-AASTHI.

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

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Local BBMP Office/Kiosk in HSR Layout

For khata bifurcation in HSR Layout, visit:

• Address: BBMP Assistant Revenue Office, HSR Layout Sector 2, 19th Main Road, Bangalore, Karnataka 560102.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Center, HSR Layout Sector 1, Near Ecospace Mall, for khata bifurcation online via E-AASTHI.

Track applications on the Sakala portal.

BBMP Khata Bifurcation Rules in HSR Layout

Key BBMP khata bifurcation rules for HSR Layout 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.
• BDA Approval: BDA-allotted properties require a BDA NOC.
• Zoning: HSR Layout’s Zone A status impacts khata bifurcation charges due to high property values.

Khata Bifurcation Procedure in HSR Layout

The khata bifurcation procedure in HSR Layout 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 HSR Layout 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.
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 HSR Layout

• 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.
  • BDA Properties: BDA NOC, common in Sector 6 layouts.

Pro Tip: Attest documents to prevent BBMP verification delays.

Khata Bifurcation Charges in HSR Layout

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., 27th Main Road offices) may face double residential tax rates. Verify fees on BBMP property tax portal.

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

Khata Bifurcation Online in HSR Layout

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 HSR Layout since October 2024.

Challenges in Khata Bifurcation and How to Overcome Them in HSR Layout

• Incomplete Documents: Newer layouts like Sector 6 may lack updated deeds. Solution: Consult ezyLegal for document support.
• Processing Delays: High application volumes cause 30–45-day backlogs. Solution: Use E-AASTHI and track via Sakala.
• Technical Issues: E-AASTHI portal glitches occur. Solution: Visit Bangalore One or call 9480685700.
• Record Discrepancies: Errors in newer Khata details are common. Solution: Verify with BBMP records.

Khata Transfer vs. Khata Bifurcation in HSR Layout

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.

Local Property Trends in HSR Layout

• Modern Housing: 2-3 BHK apartments (Rs. 7,000–11,000/sq ft) attract IT professionals and families.
• Commercial Growth: 27th Main Road hosts startups and retail, driving commercial Khata demand.
• Rental Market: Proximity to tech hubs boosts rentals (2BHK: Rs. 25,000–40,000/month).
• New Developments: Sector 6 and 7 see gated communities, requiring khata bifurcation for units.

Local Issues with Khata Bifurcation in HSR Layout

• Backlogs: 30–45-day delays at the HSR Layout BBMP office due to high apartment applications. Solution: Opt for khata bifurcation online.
• Non-BDA Layout Issues: Sector 6 properties face zoning disputes. Solution: Verify property status with BBMP.
• Tax Arrears: Unpaid taxes on newer plots delay approvals. Solution: Clear dues via BBMP property tax portal.
• Documentation Errors: Mismatched deeds in newer layouts are common. Solution: Engage ezyLegal for verification.

Community Highlights in HSR Layout

• Startup Hub: Ecospace and coworking spaces foster a vibrant professional community.
• Shopping & Dining: Ecospace Mall and 27th Main Road eateries offer lively retail options.
• Recreation: Agara Lake and local parks provide green spaces.

Infrastructure Updates in HSR Layout

• Metro Connectivity: Yellow Line’s Agara station will enhance access to Electronic City and central Bangalore.
• Road Upgrades: BBMP’s 2025 plans to widen 14th Main Road reduce traffic congestion.

Conclusion

Khata bifurcation in HSR Layout ensures legal division of plots or apartments in this dynamic locality. 

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 HSR Layout. Contact us to simplify your transactions today.

FAQs on Khata Bifurcation in HSR Layout

Q1. What is khata bifurcation in HSR Layout?

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 HSR Layout?

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

Q3. How long does khata bifurcation take in HSR Layout?

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

Q4. What are the khata bifurcation charges in HSR Layout?

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 HSR Layout?

Ans5. Yes, via E-AASTHI.

Q6. Is khata bifurcation mandatory in HSR Layout?

Ans6. Yes, for subdivided properties to ensure compliance.

Q7. What if property taxes are unpaid in HSR Layout?

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

Q8. Can B Khata properties in HSR Layout be bifurcated?

Ans8. Convert to A Khata via betterment charges first.

Q9. What is a court order khata in HSR Layout?

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

Q10. How to check khata bifurcation status in HSR Layout?

Ans10. Track via Sakala or call 9480685700.