Looking at sites around Bengaluru is exciting-until the jargon shows up. “DC conversion”, “A-Khata”, “B-Khata”, “e-Khata”… what do they actually mean? This simple guide breaks it down so you can buy a residential plot with confidence.

What is DC Conversion-and why it matters

Most land on Bengaluru’s outskirts starts as agricultural. If you plan to build a home, that land must be legally converted to non-agricultural (residential) use. This process is called DC conversion (permission from the District Commissioner) under Section 95 of the Karnataka Land Revenue Act, 1964. Without conversion, building plan sanctions and utilities are typically not granted.

How DC conversion generally works (high-level):

1. The landowner applies to the Deputy Commissioner with the required land records and NOCs as per the Master Plan/zoning.

2. On approval, a conversion order is issued-this is the key document you must verify before buying. You can also check issued orders on Karnataka’s Land Conversion portal.

Buyer tip: Ask for the DC Conversion Order/Final Order and the mutation/RTC entries reflecting the change of land use. Verify originals.

Khata basics: A-Khata, B-Khata and e-Khata

A Khata is the municipal property account used for assessment and tax-it is not a proof of title by itself. BBMP issues Khata extracts/certificates for properties within its limits.

• A-Khata: Typically indicates the property complies with applicable approvals and is fully recorded in BBMP’s primary register.

• B-Khata: A secondary register BBMP used to maintain for properties with certain deviations/irregularities; it allowed tax collection but didn’t confer full compliance status. Over time, many B-Khata properties were encouraged to regularise (where eligible) by paying charges and completing approvals.

• e-Khata: The digital version of Khata. BBMP has been moving properties-both A and B-into the e-Khata system for online access and updates.

Buyer tip: Always check the Khata Certificate/Extract and latest property-tax receipts in the seller’s name. Inconsistencies are a red flag.

Plotted layouts & RERA: Do you need registration?

Most plotted developments must be registered with Karnataka RERA if they meet Section 3 thresholds (generally projects over 500 sq. m. land area or more than 8 units, unless exempted). Registration improves transparency and lets you review project details online.

Buyer tip: For plotted layouts, ask for the K-RERA registration number (if applicable) and cross-check the project on the K-RERA portal.

Due-diligence checklist before you book a plot

Use this quick list to de-risk your purchase:

• Title Deed & Mother Deed: Confirm clear, marketable title across past transfers.

• Encumbrance Certificate (EC): Download EC from Kaveri Online Services to check for registered mortgages or charges.

• DC Conversion Order: Verify conversion from agricultural to residential use (if applicable) and check it matches survey numbers/sy. nos.

• Layout Approval: If it’s a plotted layout, confirm approval from the competent planning authority (e.g., BBMP/BDA/BMRDA/local authority as relevant).

• Khata Certificate/Extract + Tax Receipts: Ensure Khata is in the seller’s name and taxes are paid up to date.

• RERA Registration (if required): Ask for the RERA certificate/number and verify online.

• ID & NOCs: As applicable-utility NOCs, access/road documents, etc. (varies by case).

A-Khata vs B-Khata at a glance

• Purpose: Both are property-tax records; neither alone proves ownership.

• Compliance signal: A-Khata generally signals better compliance; B-Khata indicates pending regularisation/approvals in many cases. Policies around regularisation and e-Khata have evolved-check the latest status with BBMP.

• What you should do: If a plot shows B-Khata, consult a property lawyer/BBMP to understand what is pending and whether upgradation is possible in that specific case.

Common red flags (and how to respond)

• “Revenue sites” without conversion/layout approval: Walk away or proceed only after an independent legal opinion and regularisation clarity.

• Mismatch in survey numbers between the sale deed, DC order and Khata: Ask the seller to rectify and provide updated records.

• No Encumbrance Certificate or gaps in EC: Investigate before paying any token.

Wrapping it up

Buying a plot in Bengaluru doesn’t have to feel overwhelming. If you check the basics-DC conversion, Khata, Encumbrance Certificate, layout approvals, and RERA registration-you’ll avoid most of the common pitfalls. A little extra care at this stage saves you from legal and financial headaches later.