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

Introduction to North Zone

North Zone, a rapidly developing residential and commercial hub in Bangalore, encompasses areas like Yelahanka, Hebbal and Devanahalli. 

Known for its proximity to Kempegowda International Airport and tech hubs like Manyata Tech Park, this zone attracts families, IT professionals and investors. 

With landmarks like Yelahanka Lake and connectivity via the Green Line metro (e.g., Nagasandra station), North Zone 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 North Zone 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 North Zone, this is common for splitting plots, inheritance or registering new apartments in areas like Hebbal, enabling independent tax payments and transactions while adhering to BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in North Zone?

North Zone’s booming real estate market, with affordable villas and modern apartments, requires khata bifurcation for:

• Legal Clarity: Ensures each subdivided unit is legally recognized in high-demand areas like Yelahanka.
• Tax Management: Simplifies property tax payments for each portion.
• Property Transactions: Facilitates sales, transfers or loans in North 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 North Zone 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 newer layouts like Jakkur in North Zone.	Limited privileges; requires conversion to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory in North Zone 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 North Zone

For khata bifurcation in North Zone, residents can visit:

• Address: BBMP Assistant Revenue Office, North Zone, Near Yelahanka New Town, Bangalore, Karnataka 560064.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Centers in Yelahanka (near NES Circle) or Hebbal (near Esteem Mall) for khata bifurcation online via E-AASTHI.

Track applications on the Sakala portal.

BBMP Khata Bifurcation Rules in North Zone

Key BBMP khata bifurcation rules for North 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.
• BDA Approval: BDA-allotted properties, common in Yelahanka, require a BDA NOC.
• Zoning: North Zone’s Zone B status impacts khata bifurcation charges due to developing property values in areas like Devanahalli.

Khata Bifurcation Procedure in North Zone

The khata bifurcation procedure in North 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 North 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 Yelahanka or Hebbal.
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 North 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.
  • BDA Properties: BDA NOC, common in Jakkur and Yelahanka layouts.

Pro Tip: Attest documents to prevent BBMP verification delays.

Khata Bifurcation Charges in North 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., Bellary Road shops) may face double residential tax rates. Verify fees on BBMP property tax portal.

Khata Bifurcation Online in North 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 North Zone since October 2024.

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

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

• Incomplete Documents: Newer layouts like Jakkur may lack updated deeds. Solution: Consult ezyLegal for document support.
• Processing Delays: High application volumes in Yelahanka 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 newer Khata details, common in Devanahalli, require verification. Solution: Check BBMP records.

Khata Transfer vs. Khata Bifurcation in North 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 North Zone

• Affordable Housing: 2-3 BHK apartments and villas (Rs. 5,500–9,000/sq ft) in Yelahanka and Devanahalli attract families and investors.
• Commercial Growth: Bellary Road and Hebbal host retail and offices, driving commercial Khata demand.
• Rental Market: Proximity to Manyata Tech Park and the airport boosts rentals (2BHK: Rs. 20,000–35,000/month).
• New Developments: Jakkur and Devanahalli see gated communities, requiring khata bifurcation for units.

Local Issues with Khata Bifurcation in North Zone

• Backlogs: 30–45-day delays at North Zone BBMP offices due to high apartment applications in Hebbal. Solution: Opt for khata bifurcation online.
• Non-BDA Layout Issues: Devanahalli 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 like Jakkur are common. Solution: Engage ezyLegal for verification.

Community Highlights in North Zone

• Education Hub: Schools like Presidency School and colleges near Hebbal enhance family appeal.
• Recreation: Yelahanka Lake and Lumbini Gardens offer leisure spaces.
• Connectivity: Proximity to the airport attracts professionals and investors.

Infrastructure Updates in North Zone

• Metro Connectivity: Green Line’s Nagasandra station and upcoming Blue Line extensions enhance access to central Bangalore.
• Road Upgrades: BBMP’s 2025 plans to widen Bellary Road reduce traffic congestion in Devanahalli.

Map of the Khata Bifurcation Office in North Zone

Image of the Khata Bifurcation Office in North Zone

BBMP Khata Bifurcation Services by ezyLegal in Major Zones of Bengaluru

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Conclusion

Khata bifurcation in North Zone ensures legal division of plots or apartments across this rapidly developing 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 North Zone. Contact us to simplify your transactions today.

Seamless Khata Bifurcation Process in North Zone with Local Experts

The BBMP North Zone covers areas like Yelahanka, Hebbal, and Vidyaranyapura. Property owners in this region often require Khata bifurcation for inherited sites, apartments, or joint developments. Our local experts help navigate the legal and procedural landscape of bifurcation effortlessly.

1. Sunil Bhat – Property Documentation Expert

• Sub-services: Khata bifurcation for revenue sites, E-Khata split
• Address: Yelahanka New Town, North Zone
• Experience: 10 years
• Description: Known for quick processing and coordination with BBMP North offices.
• Contact: +91-8588887480

2. Lavanya R – BBMP Legal Consultant

• Sub-services: Bifurcation after inheritance, joint Khata separation
• Address: Hebbal 1st Stage, North Zone
• Experience: 7 years
• Description: Specializes in legal heir support and mutation for residential properties.
• Contact: +91-8588887480

3. Deepak Shetty – Khata and Property Tax Agent

• Sub-services: Builder flat Khata bifurcation, individual tax ID creation
• Address: Jakkur, North Zone
• Experience: 11 years
• Description: Manages BBMP approvals and updates for multiple property owners.
• Contact: +91-8588887480

4. Anjali Naik – Property Advisor & BBMP Liaison

• Sub-services: Bifurcation of apartment Khatas, land bifurcation
• Address: Vidyaranyapura, North Zone
• Experience: 6 years
• Description: Works closely with BBMP revenue officers for timely approvals.
• Contact: +91-8588887480

5. Karthik Rao – Real Estate Service Expert

• Sub-services: Vacant land bifurcation, Khata conversion and split
• Address: RT Nagar, North Zone
• Experience: 9 years
• Description: Efficient in handling online submissions and grievance resolution.
• Contact: +91-8588887480

FAQs on Khata Bifurcation in North Zone

Q1. What is khata bifurcation in North 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 North Zone?

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

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

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

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

Ans5. Yes, via E-AASTHI.

Q6. Is khata bifurcation mandatory in North Zone?

Ans6. Yes, for subdivided properties to ensure compliance.

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

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

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

Ans8. Convert to A Khata via betterment charges first.

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

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

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

Ans10. Track via Sakala or call 9480685700.

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