Khata Bifurcation in Shivajinagar Ward, Bangalore: Rules, Process & Charges

Introduction to Shivajinagar Ward

Shivajinagar Ward (Ward 111, Central Zone) is a vibrant commercial and heritage hub in Bangalore, encompassing areas like Shivajinagar, Commercial Street and regions near M.G. Road. 

Known for its bustling markets, historic sites like St. Mary’s Basilica and proximity to business districts, this ward attracts traders, professionals and residents. 

With connectivity via the Purple Line metro (e.g., M.G. Road station) and access to Queen’s Road, Shivajinagar Ward is a high-value real estate market. 

Khata bifurcation ensures legal division of properties for clear ownership and tax compliance. ezyLegal simplifies the khata bifurcation procedure for Shivajinagar Ward 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 Shivajinagar Ward, this is common for splitting commercial plots, inheritance or registering new apartments near Commercial Street, enabling independent tax payments and transactions while adhering to BBMP khata bifurcation rules.

Why is Khata Bifurcation Important in Shivajinagar Ward?

Shivajinagar Ward’s dynamic real estate market, with commercial spaces and heritage properties, requires khata bifurcation for:

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

Types of Khata in Bangalore

Understanding Khata types is essential for Shivajinagar Ward 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 older layouts near Commercial Street.	Limited privileges; requires conversion to A Khata for bifurcation.
E-Khata	Digital Khata for streamlined records.	Mandatory in Shivajinagar Ward since October 2024, accessible via E-AASTHI.

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

Local BBMP Office/Kiosk in Shivajinagar Ward

For khata bifurcation in Shivajinagar Ward, residents can visit:

• Address: BBMP Assistant Revenue Office, Central Zone, Near Shivajinagar Bus Stand, Bangalore, Karnataka 560051.
• Contact: 080-22975550, 9480685700 or email dcrev@bbmp.gov.in.
• E-Khata Kiosk: Bangalore One Center in Shivajinagar (near Commercial Street) for khata bifurcation online via E-AASTHI.

Track applications on the Sakala portal.

BBMP Khata Bifurcation Rules in Shivajinagar Ward

Key BBMP khata bifurcation rules for Shivajinagar Ward 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 near M.G. Road, require a BDA NOC.
• Zoning: Shivajinagar Ward’s Zone A status impacts ** menopause charges** due to premium property values.

People Also Read: Procedure for Khata Amalgamation in Bangalore

Khata Bifurcation Procedure in Shivajinagar Ward

The khata bifurcation procedure in Shivajinagar Ward 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 the Bangalore One center in Shivajinagar.
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 Shivajinagar Ward

• 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 near Commercial Street.

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 Shivajinagar Ward

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

Khata Bifurcation Online in Shivajinagar Ward

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 Shivajinagar Ward since October 2024.

Challenges in Khata Bifurcation and How to Overcome Them in Shivajinagar Ward

• Incomplete Documents: Older properties near Commercial Street may lack updated deeds. Solution: Consult ezyLegal for document support.
• Processing Delays: High application volumes in Central Zone cause 30–45-day backlogs. Solution: Use E-AASTHI and track via Sakala.
• Technical Issues: E-AASTHI portal glitches occur. Solution: Visit the Bangalore One center or call 9480685700.
• Record Discrepancies: Errors in older Khata details, common near Shivajinagar, require verification. Solution: Check BBMP records.

Khata Transfer vs. Khata Bifurcation in Shivajinagar Ward

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 Shivajinagar Ward

• Premium Housing: 2-3 BHK apartments and heritage properties (Rs. 12,000–18,000/sq ft) near M.G. Road attract professionals.
• Commercial Growth: Markets like Commercial Street drive commercial Khata demand.
• Rental Market: Proximity to business districts boosts rentals (2BHK: Rs. 35,000–55,000/month).
• New Developments: Shivajinagar sees mixed-use projects, requiring khata bifurcation for units.

Local Issues with Khata Bifurcation in Shivajinagar Ward

• Backlogs: 30–45-day delays at Central Zone BBMP offices due to high commercial applications near Commercial Street. Solution: Opt for khata bifurcation online.
• Heritage Property Issues: Older properties near Shivajinagar face title disputes. Solution: Verify property status with BBMP.
• Tax Arrears: Unpaid taxes on commercial plots delay approvals. Solution: Clear dues via BBMP property tax portal.
• Documentation Errors: Mismatched deeds in older layouts like Shivajinagar are common. Solution: Engage ezyLegal for verification.

Community Highlights in Shivajinagar Ward

• Heritage Hub: Sites like St. Mary’s Basilica attract visitors.
• Commercial Hub: Commercial Street and M.G. Road offer vibrant shopping and dining.
• Connectivity: Purple Line metro and Queen’s Road enhance accessibility.

Infrastructure Updates in Shivajinagar Ward

• Metro Connectivity: Purple Line’s M.G. Road station improves access to central Bangalore.
• Road Upgrades: BBMP’s 2025 plans to decongest Queen’s Road reduce traffic in Shivajinagar.

Conclusion

Khata bifurcation in Shivajinagar Ward ensures legal division of plots or commercial spaces in this vibrant heritage and commercial 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 Shivajinagar Ward. Contact us to simplify your transactions today.

FAQs on Khata Bifurcation in Shivajinagar Ward

Q1. What is khata bifurcation in Shivajinagar Ward?

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 Shivajinagar Ward?

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

Q3. How long does khata bifurcation take in Shivajinagar Ward?

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

Q4. What are the khata bifurcation charges in Shivajinagar Ward?

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 Shivajinagar Ward?

Ans5. Yes, via E-AASTHI.

Q6. Is khata bifurcation mandatory in Shivajinagar Ward?

Ans6. Yes, for subdivided properties to ensure compliance.

Q7. What if property taxes are unpaid in Shivajinagar Ward?

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

Q8. Can B Khata properties in Shivajinagar Ward be bifurcated?

Ans8. Convert to A Khata via betterment charges first.

Q9. What is a court order khata in Shivajinagar Ward?

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

Q10. How to check khata bifurcation status in Shivajinagar Ward?

Ans10. Track via Sakala or call 9480685700.