Khata Bifurcation in Indiranagar, Bangalore: Rules, Process & Charges

Introduction to Indiranagar

Indiranagar, a trendy and upscale locality in East Bangalore, is renowned for its vibrant lifestyle, boutique cafes and tech startups. 

Popular among professionals and expats, it boasts landmarks like 100 Feet Road, top schools like National Public School and proximity to MG Road. 

With excellent connectivity via the Purple Line metro (Indiranagar station), Indiranagar 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 Indiranagar 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 Indiranagar, this is common for splitting heritage plots, inheritance or registering luxury apartments, enabling independent tax payments and transactions while adhering to BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in Indiranagar?

Indiranagar’s premium real estate market, with high-end 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 Indiranagar’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 Indiranagar 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 Indiranagar’s older layouts like HAL 2nd Stage.	Limited privileges; requires conversion to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory in Indiranagar 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 Indiranagar

For khata bifurcation in Indiranagar, visit:

• Address: BBMP Assistant Revenue Office, Indiranagar 2nd Stage, 12th Main Road, Bangalore, Karnataka 560038.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Center, Indiranagar 1st Stage, CMH Road, for khata bifurcation online via E-AASTHI.

Track applications on the Sakala portal.

BBMP Khata Bifurcation Rules in Indiranagar

Key BBMP khata bifurcation rules for Indiranagar 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: Indiranagar’s Zone A status impacts khata bifurcation charges due to premium property values.

Khata Bifurcation Procedure in Indiranagar

The khata bifurcation procedure in Indiranagar 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 Indiranagar 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 Indiranagar

• 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 HAL 2nd Stage layouts.

Pro Tip: Attest documents to prevent BBMP verification delays.

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

Khata Bifurcation Charges in Indiranagar

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., CMH Road shops) may face double residential tax rates. Verify fees on BBMP property tax portal.

Khata Bifurcation Online in Indiranagar

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 Indiranagar since October 2024.

Challenges in Khata Bifurcation and How to Overcome Them in Indiranagar

• Incomplete Documents: Older layouts like HAL 2nd Stage 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 older Khata details are common. Solution: Verify with BBMP records.

Khata Transfer vs. Khata Bifurcation in Indiranagar

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 Indiranagar

• Premium Housing: Luxury apartments and bungalows (Rs. 12,000–18,000/sq ft) attract affluent buyers and NRIs.
• Commercial Boom: CMH Road and 100 Feet Road host cafes, startups and offices, driving commercial Khata demand.
• Rental Market: High demand from professionals boosts rentals (2BHK: Rs. 35,000–60,000/month).
• New Developments: 4th and 5th Blocks see high-rise apartments, requiring khata bifurcation for units.

Local Issues with Khata Bifurcation in Indiranagar

• Backlogs: 30–45-day delays at the Indiranagar BBMP office due to high-value property applications. Solution: Opt for khata bifurcation online.
• BDA Layout Delays: HAL 2nd Stage properties face BDA approval delays. Solution: Secure BDA NOC early.
• Tax Arrears: Unpaid taxes on older plots delay approvals. Solution: Clear dues via BBMP property tax portal.
• Documentation Errors: Mismatched deeds in older layouts are common. Solution: Engage ezyLegal for verification.

Community Highlights in Indiranagar

• Lifestyle Hub: Trendy cafes, pubs and boutiques on 100 Feet Road define its cosmopolitan vibe.
• Education: National Public School and New Horizon School enhance family appeal.
• Recreation: Indiranagar Park and local gyms offer leisure options.

Infrastructure Updates in Indiranagar

• Metro Connectivity: Purple Line’s Indiranagar station ensures access to MG Road and beyond.
• Road Upgrades: BBMP’s 2025 plans to resurface 12th Main Road reduce traffic congestion.

Map of the Khata Bifurcation Office in Indiranagar

Image of the Khata Bifurcation Office in Indiranagar

Conclusion

Khata bifurcation in Indiranagar ensures legal division of plots or apartments in this upscale 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 Indiranagar. Contact us to simplify your transactions today.

Expert Agents for BBMP Khata Bifurcation in Indiranagar

Looking to bifurcate your Khata in Indiranagar, Bangalore? Our local agents specialize in seamless Khata Bifurcation services in Indiranagar (ಇಂಧಿರಾನಗರ), helping you legally split your property records as per BBMP regulations. Whether it’s for partition among family members or sale of individual units, our agents ensure quick and hassle-free processing. Indiranagar falls under BBMP Wards 80, 89, and 112 with pin codes like 560038 and 560008, and is one of Bangalore’s most prominent residential and commercial hubs.

Here are 5 trusted Khata Bifurcation agents in Indiranagar:

1. Ramesh Khata Services
• Services: Khata Bifurcation, Property Tax Update, Name Change
• Address: 12th Main Road, HAL 2nd Stage, Indiranagar, Bangalore – 560038
• Experience: 8+ years in BBMP documentation
• Description: Known for fast turnaround in bifurcation cases especially for multi-unit residential buildings.
• Contact: +91-8588887480

2. Sneha Property Solutions
• Services: Khata Bifurcation, E-Khata Registration, Property Mutation
• Address: 7th Cross, 100 Feet Road, Indiranagar 1st Stage, Bangalore – 560008
• Experience: 5 years of localized service
• Description: Fluent in Kannada and English, Sneha helps clients navigate BBMP offices without stress.
• Contact: +91-8588887480

3. Manjunath Legal Experts
• Services: Inheritance Khata, Khata Bifurcation, Building Plan Approvals
• Address: Near BDA Complex, CMH Road, Indiranagar, Bangalore – 560038
• Experience: 10 years of legal support in property documentation
• Description: Expert in family-based property division and Khata bifurcation for inherited lands.
• Contact: +91-8588887480

4. Indira Khata Point
• Services: Khata Transfer, Bifurcation, Tax Filing
• Address: 1st Floor, Opp. Metro Station, Indiranagar, Bangalore – 560038
• Experience: 7 years with a focus on apartment complexes
• Description: Offers doorstep document pickup and online status tracking.
• Contact: +91-8588887480

5. Namma Ooru Khata Services
• Services: Khata Bifurcation, Encumbrance Certificate, Sale Deed Support
• Address: 6th Main, Indiranagar 2nd Stage, Bangalore – 560008
• Experience: 6+ years assisting residents and builders
• Description: Reliable team with knowledge of Kannada and swift liaison with BBMP officials.
• Contact: +91-8588887480

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FAQs on Khata Bifurcation in Indiranagar

Q1. What is khata bifurcation in Indiranagar?

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 Indiranagar?

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

Q3. How long does khata bifurcation take in Indiranagar?

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

Q4. What are the khata bifurcation charges in Indiranagar?

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 Indiranagar?

Ans5. Yes, via E-AASTHI.

Q6. Is khata bifurcation mandatory in Indiranagar?

Ans6. Yes, for subdivided properties to ensure compliance.

Q7. What if property taxes are unpaid in Indiranagar?

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

Q8. Can B Khata properties in Indiranagar be bifurcated?

Ans8. Convert to A Khata via betterment charges first.

Q9. What is a court order khata in Indiranagar?

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

Q10. How to check khata bifurcation status in Indiranagar?

Ans10. Track via Sakala or call 9480685700.

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