The 2% B-Khata Conversion Window Has Closed. It Is 5% Now

Update, 15 September 2026. We have now read the government orders behind the fee. Karnataka Government Order No. UDD 317 MNJ 2026, dated 14 May 2026, cut the B-to-A khata conversion fee from 5% to 2% of guidance value for applications made from 15 May to 23 August 2026. A second order under the same number, dated 24 July 2026, gave new A-khata applications under single-plot approval the same 2% until 23 August 2026. Both say the option to pay 2% does not exist after 11.59 pm on 23 August 2026, and applications after that pay 5%. The orders and the portal part company on one case, a file submitted in the window and paid after it, set out below.

Correction, 10 September 2026. Until that date this page told you the 2% window "shuts on 23 August 2026" and wrote about it in the future tense. That date has passed. On the Greater Bengaluru Authority portal on 10 September 2026, an application submitted from 24 August 2026 onward was charged 5% of guidance value. Every source on the old version of this page was a news site or a law-firm blog.

What the government orders say

Both orders ran in the Karnataka Gazette, Extraordinary, Part I, in Kannada. The Urban Development Department issued them, over the signature of Rajesh S Sulikeri, Under Secretary to Government. The translations below are ours.

The order of 14 May 2026, in Gazette No. 382 of 15 May 2026, covers B-to-A khata conversion within the Greater Bengaluru Authority's limits. Its eight conditions:

1. For applications for B-to-A conversion made from 15 May 2026 to 23 August 2026, the 100 days, the fee is cut from 5% to 2% of the property's guidance value.
2. An owner who had already applied and had not paid in full pays 2% if the payment is made by 23 August 2026.
3. The same holds for an application already approved and not paid in full: 2% if paid by 23 August 2026.
4. Those owners get a revised demand notice through the online system.
5. A new A-khata issued under single-plot approval stays at 5%.
6. No other term of the existing notification changes.
7. The option to pay 2% instead of 5% does not exist after 11.59 pm on 23 August 2026. Applications received after that pay 5%.
8. Officers who grant the concession after the period face disciplinary action.

The order of 24 July 2026, in Gazette No. 565 of 27 July 2026, reversed condition 5. It gave applications for a new A-khata under single-plot approval the 2% rate until 23 August 2026, with the same cut-off and the same warning to officers.

The orders say where the 5% comes from. Under rules for single-plot layout approvals of up to 2,000 square metres, framed under section 17 of the Karnataka Town and Country Planning Act, the landowner pays the Authority 5% of guidance value in place of setting aside land for a park or surface parking.

They also record the numbers the GBA's Chief Commissioner put to the government. The May order says the GBA had received 12,169 conversion applications, approved about 6,000 and collected payment on 1,500, with about ₹200 crore held up. It says the issue of new B-khatas has stopped and about 7 lakh properties hold one. The July order puts the likely number of new A-khata cases at about 5 lakh, against 7,000 applications received.

What the portal said on 10 September 2026

The notice on the Greater Bengaluru Authority's B-to-A khata portal, read on 10 September 2026, was this:

IMPORTANT NOTICE: Applications for Single Plot and B-to-A Khata Conversion submitted on or before 23 August 2026 will be charged only 2% of the Guidance Value. Even if approved later, applications submitted by 23.08.2026 will pay only 2%. Applications submitted from 24 August 2026 onwards, the fee will be 5% of the Guidance Value.

The same notice ran on the status checker at bbmp.karnataka.gov.in/btoakhatareport and on the New Khata system. The portal refused connections from our desk on 15 September 2026, so we could not read it again.

The file submitted in time and paid late

The orders and the portal agree on the headline. They differ on one case.

The portal notice says an application submitted on or before 23 August 2026 pays 2% "even if approved later". The orders tie the 2% to an application made in the window, and condition 7 says the option to pay 2% does not exist after 11.59 pm on 23 August 2026. For an owner who applied before 15 May 2026, conditions 2 and 3 settle it: 2% only if paid by 23 August 2026. For an application made inside the window and billed after it, the orders say no more than condition 7.

On a property with a guidance value of ₹1 crore, the gap between the two readings is ₹3 lakh: ₹2 lakh at 2% against ₹5 lakh at 5%. If that is your file, get the GBA's answer in writing before you pay.

If you did not file by 23 August 2026, the rate is 5%.

The portal moved, and the government's own SMS points at a dead page

The Chief Commissioner of the Greater Bengaluru Authority sent a text blast about this scheme in the days before the deadline. It carried this address:

https://bbmpeaasthi.karnataka.gov.in/btoakhata

That address still returns a 404 on 15 September 2026. So do the obvious variants of it. The e-aasthi portal itself loads, and it carries no B-to-A khata service and no notice about the fee.

On 10 September 2026 the live service was at:

https://bbmp.karnataka.gov.in/BtoAKhata

It runs across the five Bengaluru city corporations, Central, East, North, South and West, with a status checker keyed to your ePID and a separate objection module. If you saved the link from the SMS, it is dead and you need the new one.

What the portal asks of an applicant

Read off the applicant instructions on the portal on 10 September 2026:

• A-Khata and Single Plot Approval is permitted only for a plot, or a plot with a building, with total plot area of 2,000 square metres or less, which the portal states as 21,527.82 square feet. Above that, the application goes through a GBA-enrolled architect or engineer on the building plan approval system. The 2,000 square metre limit matches the single-plot rules the orders cite.
• You have to be ready to pay the prescribed fees from the date of registration until now. Arrears are not waived by the conversion.
• The portal says conversion charges are levied under Section 95 of the Karnataka Land Revenue Act 1964.

If your property tax dues are not clear, clearing several years of them from abroad runs on its own timetable, and that is the part owners underestimate.

How we checked, and what we could not

On 10 September 2026 the Urban Development Department's own listing of notifications and circulars carried nothing later than August 2025, and a department-wise search of the Karnataka e-Gazette turned up no khata conversion order. That is why this page quoted the portal and not an order until today.

On 15 September 2026 the Karnataka e-Gazette, the Urban Development Department and the GBA sites all refused connections from our desk. We read both orders from the Internet Archive's mirror of the Karnataka e-Gazette files. Each file carries the digital signature of the Karnataka Department of Printing, Stationery and Publications, and each signature verifies over every byte of the file, so the copy read is the one the Government Press signed.

We have not read notification No. UDD 272 MNJ 2025(E) of 16 July 2025, which the orders cite for the single-plot rules and the 5% charge. We have not searched every Karnataka Gazette issue after 27 July 2026 for a later order. Neither order provides for an extension, and the portal carried none on 10 September 2026.

If you are about to spend lakhs, ring the GBA eKhata helpline on 9480683695 and get the rate for your file from a person before you pay.

Why an A-Khata is still worth 5%

The window closing changes the price. It does not change the reason.

A B-Khata records that your property exists. An A-Khata records that it is legitimate. The difference decides money at three moments. A bank will lend against an A-Khata, and whether your buyer can raise a home loan decides how many buyers you have. Building plan approvals need it. A buyer's lawyer prices the B-Khata discount into your sale, or tells the buyer to walk.

Guidance value is not market value. Check yours on the Kaveri portal before you run the arithmetic on a number you assumed.

Once an A-Khata lands, generate the digital record too, which the e-khata guide for Bengaluru owners abroad covers. If your records are stale to begin with, the sequence is in khata and mutation for a remote owner. An owner abroad who cannot be in Bengaluru acts through a holder of a registered power of attorney. If the land under your house was acquired by the BDA, a different charge applies, and it was halved on 7 September 2026: see the BDA Amendment Act report.

What we got wrong, and the rule we are applying now

This page went live on 16 July 2026 and was updated on 10 August 2026 with a line saying "the window is still open and the date has not moved." That was true when it was written. It stopped being true on 24 August 2026, and the page went on saying it for seventeen days.

That is the same failure we corrected on the FCNR(B) page on 9 September 2026. A page that names a future date has a shelf life, and nothing on the page tells a reader when it expired. The rule we are applying from here: any page carrying a deadline gets re-read against the issuing authority's own site after that deadline passes, and gets rewritten in the past tense the same week.

FAQ

Can I still get the 2% B-Khata conversion rate? Not on a new application. Government Order No. UDD 317 MNJ 2026 of 14 May 2026 says the option to pay 2% does not exist after 11.59 pm on 23 August 2026 and applications received after that pay 5% of guidance value. The GBA portal said the same on 10 September 2026.

Which government order set the 2% B-Khata conversion fee? Karnataka Government Order No. UDD 317 MNJ 2026, dated 14 May 2026, published in the Karnataka Gazette, Extraordinary, Part I, No. 382 on 15 May 2026. An order under the same number dated 24 July 2026 extended the 2% rate to new A-khata applications under single-plot approval until 23 August 2026.

I applied before 23 August 2026 and have not paid. What do I pay? It depends on when you applied. If you applied before 15 May 2026, the order gives 2% only if you paid by 23 August 2026. If you applied inside the window, the portal notice says 2% even if approved later, while the order says the 2% option does not exist after 23 August 2026. Get the GBA's answer for your file in writing before you pay.

Where do I apply now? On 10 September 2026 the service was at bbmp.karnataka.gov.in/BtoAKhata. The address in the government's SMS, bbmpeaasthi.karnataka.gov.in/btoakhata, returns a 404 as of 15 September 2026.

Was the deadline extended? Neither the 14 May nor the 24 July 2026 order provides for an extension, and the GBA portal carried no extension notice on 10 September 2026. We have not searched every later gazette issue.

66 MG Road newsdesk

Sources

• Government of Karnataka, Urban Development Department, Government Order No. UDD 317 MNJ 2026 (ನಅಇ 317 ಎಂಎನ್‌ಜೆ 2026), dated 14 May 2026, reducing the B-to-A khata conversion fee for 100 days, Karnataka Gazette, Extraordinary, Part I, No. 382, 15 May 2026. Three pages in Kannada, read in full on 15 September 2026 from the Internet Archive's mirror of the e-Gazette file, signature of the Karnataka Department of Printing, Stationery and Publications verified over the whole file (sha256 abaf7ded…cdab2): https://archive.org/download/in.gazette.karnataka_eo.2026-05-15.10330/10330.pdf
• Government of Karnataka, Urban Development Department, Government Order No. UDD 317 MNJ 2026, dated 24 July 2026, reducing the fee for new A-khata under single-plot approval until 23 August 2026, Karnataka Gazette, Extraordinary, Part I, No. 565, 27 July 2026. Three pages in Kannada, read in full on 15 September 2026, signature verified the same way (sha256 e2aa064e…76de7): https://archive.org/download/in.gazette.karnataka_eo.2026-07-27.10758/10758.pdf
• Greater Bengaluru Authority, B-Khata to A-Khata Conversion and Single Plot Approval portal, fee notice read 10 September 2026: https://bbmp.karnataka.gov.in/BtoAKhata/
• Greater Bengaluru Authority, applicant instructions including the 2,000 square metre limit and Section 95 conversion charges, read 10 September 2026: https://bbmp.karnataka.gov.in/BtoAKhata/Login
• Greater Bengaluru Authority, B-to-A khata status checker carrying the same fee notice, read 10 September 2026: https://bbmp.karnataka.gov.in/btoakhatareport/
• Karnataka Urban Development Department, notifications, government orders and circulars listing, checked 10 September 2026 and carrying nothing later than August 2025: https://udd.karnataka.gov.in/212/notifications-government-orders-circulars/en