Bangalore Property Rules 2026: Khata, Building Norms, Land Conversion, Registration, RERA and the New Apartment Act

Property rules in Karnataka changed a lot this year. Here is what matters, in simple terms, for owners, buyers and office occupiers in Bangalore.

1. Khata: A, B, e-Khata and Panchayat khata

A-khata means a property is fully compliant. B-khata means it has gaps in its approvals. A B-khata does not regularise violations and does not give legal title. However, Greater Bangalore authorities do not issue B-khata for buildings dating from after 30 September 2024.

New (9 September 2026): Revenue Department Government Order No. RD-LGP/38/2026 opens a route to convert eligible B-khata plots, sites and land of up to 1,000 sq m into A-khata in urban local bodies and gram panchayats. The powers run until 31 December 2027.

• Cut-off dates: rural properties need a B-khata record dating from on or before 7 April 2025. In contrast, urban properties need a record dating from on or before 10 September 2024.
• Not eligible: government land, forest land, lakes and tanks, rajakaluves, nalas, roads, properties under acquisition and properties under a court stay.
• Cost: the owner pays conversion charges, regularisation fees and penalties.
• Important: the order deals with the land and khata side. It does not approve or legalise an unauthorised building.

Panchayat khata: In gram panchayat areas, Form 9 is the A-khata for non-agricultural properties. The e-Swathu portal holds these records. To apply for a new record, contact the Gram Panchayat office. You can also check yours at eswathu.karnataka.gov.in.

2. Building plans, setbacks, OC and deviation limits

OC exemption (5 June 2026): The Occupancy Certificate exemption now covers residential plots up to 2,400 sq ft (+20% variation) and buildings up to ground + 3 floors. However, it applies to residential buildings only. Therefore, office and other commercial buildings still need an OC. Building-plan approval and fire-safety rules also still apply.

Deviation limit: A draft notification dated 1 April 2026 proposed raising the permitted deviation from the sanctioned plan from 5% to 15%. Subsequently, authorities notified the amended bye-laws for Greater Bangalore’s five city corporations. According to Deccan Herald, charges for regularising setback violations range from 6–12% of the guidance value, with a minimum of ₹5,000 per sq ft.

3. Land conversion and land revenue rules

The Karnataka Land Revenue (Amendment) Rules, 2025 (notified 17 September 2025) made conversion of agricultural land an online, time-bound process. Applications also need a notarised affidavit. If the Deputy Commissioner does not act within 30 days, the rules grant deemed approval for conversion.

In specified cases inside approved master-plan areas of Greater Bangalore, a landowner who is also a developer can apply directly for building or layout approval. That approval also gives the land converted status. However, zoning rules, environmental clearances and other approvals still apply.

4. Registration, stamp duty and lease registration

• • Stamp duty: Under Article 20 of the Karnataka Stamp Act, the general conveyance duty is 5% of market value. Cess and surcharge may be extra. However, the lower slabs of 2% up to ₹20 lakh and 3% above ₹20 lakh up to ₹45 lakh concern qualifying first sales of flats or apartments. Therefore, do not apply them automatically to a resale, a plot or a commercial office.

• • Registration fee: The fee doubled from 1% to 2% from 31 August 2025, under the Stamps and Registration Department’s notification of 29 August 2025, as also reported in a Karnataka Legislative Council research publication. As a result, with cess, total government charges on a sale come to about 7.6% of the value.

• • On what value: Authorities calculate duty and fees on the higher of the deed price and the guidance value. Finally, check the exact calculation for your transaction on the official Kaveri portal.

• • Leases: The parties must execute a registered instrument for a lease longer than one year. Although shorter leases do not need compulsory registration, the parties must still pay stamp duty. Generally, parties cannot rely on an unregistered lease to prove the lease in court if registration was compulsory. Most office leases run for several years, so they need registration.

5. RERA and the new Apartment Act

RERA: In Karnataka, a project with more than 500 sq m of land or more than eight apartments must register with K-RERA before advertising or selling. Moreover, this covers residential and commercial projects, and real estate agents must register too. Verify any project’s number at rera.karnataka.gov.in.

Karnataka Apartment (Ownership and Management) Act, 2026: The Governor gave assent on 9 October 2026. Subsequently, the government published the Act in the Gazette on 15 October. It replaces the Karnataka Ownership Flats Act, 1972 and the Karnataka Apartment Ownership Act, 1972, and comes into force on the date the government notifies.

• • It applies to projects with more than eight apartments. However, it excludes government buildings and certain plotted or villa developments.

• • Its definition of an apartment includes units intended for commercial use, so larger office buildings may fall under it.

• • In addition, the new law treats existing associations as registered.

• • Promoters must file a project declaration within 60 days of the occupancy certificate, and non-compliance carries a ₹1 lakh penalty.

• • However, handing over management to owners does not end the promoter’s duties under RERA, including fixing defects during the liability period.

This is general information, not legal advice. Because rules change often, confirm the details on the official portals or with a property lawyer before acting.

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