By Saurabh Garg, founder·7 min read·Published 2026-07-16·Updated 2026-09-10

Short answer: The 2% window is closed. On the Greater Bengaluru Authority portal today, applications for B-to-A khata conversion submitted on or before 23 August 2026 are charged 2% of guidance value, and applications submitted from 24 August 2026 are charged 5%. If you filed by 23 August you keep the 2% rate even if the application is approved later. The service also moved: the address in the government SMS, bbmpeaasthi.karnataka.gov.in/btoakhata, returns a 404, and the live portal is bbmp.karnataka.gov.in/BtoAKhata.

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

Correction, 10 September 2026. Until today 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 today, an application submitted from 24 August 2026 onward is charged 5% of guidance value. An application submitted on or before 23 August 2026 is charged 2%, and it keeps that rate even if it is approved later. Every source on the old version of this page was a news site or a law-firm blog. This version is checked against the government's own application portal.

What the portal says today

The notice on the Greater Bengaluru Authority's B-to-A khata portal, read on 10 September 2026, is 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 runs on the status checker at bbmp.karnataka.gov.in/btoakhatareport and on the New Khata system. Three of the government's own systems say the same thing and none of them carries an extension.

The carve-out that matters if you already filed

The date that counts is the date you submitted, not the date the file is approved.

If your application went in on or before 23 August 2026 and it is still sitting in the queue, the portal says you pay 2%. On a property with a guidance value of ₹1 crore, that is ₹2 lakh rather than ₹5 lakh. Most coverage of this scheme dropped that line and reported only the deadline, which would leave an owner with a pending file assuming the rate had moved under them.

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 returns a 404 today. So do the obvious variants of it. The e-aasthi portal itself loads and works, and it carries no B-to-A khata service and no notice about the fee at all.

The live service is 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:

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.

What we could not confirm

We could not find the government order that set the 2% rate, or one that reverted it, or one that extended it. The Urban Development Department's own notifications and circulars listing has published nothing since August 2025. The e-aasthi circulars directory returns an access-denied error. The state's information department page has not been updated in two years. We drove the Karnataka e-Gazette department-wise search across the Greater Bengaluru Authority and Bruhat Bengaluru Mahanagara Palike organisations and found fee notifications for building permissions, not for khata conversion.

So the statement we can stand behind is narrow and we are keeping it narrow: this is what the government's live application portal instructs a citizen to pay today. It is portal text, not a gazette. If you are about to spend lakhs on the strength of it, ring the GBA eKhata helpline on 9480683695 and get it from a person before you pay.

One more caution about that portal. The marquee beside the fee notice still advertises a technical downtime of 31 July to 2 August 2026, which is five weeks stale. The page is not curated with care. The fee notice is written about what happens from 24 August onward and it reads as current. We are reporting it as what the portal says, not as what an order says.

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.

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. The Greater Bengaluru Authority portal states that applications submitted from 24 August 2026 onward are charged 5% of guidance value. Only applications submitted on or before 23 August 2026 carry 2%.

I applied before 23 August 2026 and it has not been approved. What do I pay? The portal notice says an application submitted by 23 August 2026 pays 2% even if it is approved later. Confirm your own file against the status checker and the GBA helpline before you pay anything.

Where do I apply now? At bbmp.karnataka.gov.in/BtoAKhata. The address that circulated in the government's SMS, bbmpeaasthi.karnataka.gov.in/btoakhata, returns a 404 as of 10 September 2026.

Is there a size limit on the property? The portal states that A-Khata and Single Plot Approval is permitted only for a plot, or a plot with a building, of 2,000 square metres or less. Larger plots go through a GBA-enrolled architect or engineer.

Was the deadline extended? We found no primary evidence of an extension. No Karnataka government order, gazette notification or Urban Development Department circular announcing one turned up, and the government's own portals carry no extension notice.

66 MG Road newsdesk

Sources

Information on this page is as on 2026-09-10. Rules, rates, deadlines and government portals change without notice, so verify against the official source before you act. This page is for information only. It is not tax or legal advice, and it is not a substitute for a qualified adviser who knows your position.