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State Guide · Karnataka

How to Buy Land in Karnataka: Complete Property Buyer's Guide 2026

Buying land in Karnataka presents a unique set of decisions that depend entirely on what type of property you are buying and where. In Bengaluru, A-Khata versus B-Khata is the single most important document status to verify. Outside Bengaluru, agricultural land restrictions under Section 80 and the requirement for DC Conversion before any construction are the checks that trip up the most buyers. This guide covers all of them.

Updated Apr 2026
9 sections
22 checklist items
A-Khata / B-Khata: critical Bengaluru check
Checklist: 0 / 22 items verified
On this page
I Why Karnataka requires a different checklist II Safe properties III Properties to avoid IV Land records: Bhoomi & Kaveri V Stamp duty & registration VI Registration process VII K-RERA & builder projects VIII Red flags IX Buyer checklist
⚠Karnataka alert: In Bengaluru, always verify A-Khata status independently on the BBMP portal before any advance payment. B-Khata properties cannot receive home loans, building approvals, or Occupancy Certificates. For agricultural land: Section 80 compliance and DC Conversion are mandatory before construction.
I

Why Buying Land in Karnataka Requires a Different Checklist

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Karnataka is one of India's most investment-friendly states, but it is also one where the difference between an A-Khata and a B-Khata, or between agricultural land with and without DC Conversion, can mean the difference between a clean purchase and a property you can never legally build on or sell. Understanding those distinctions before you begin is the single most important preparation a Karnataka buyer can do.

The state has 31 districts. The most active real estate market is Bengaluru, which functions as India's technology capital. Outside Bengaluru, significant markets include Mysuru, Mangaluru, Hubballi-Dharwad, Belagavi, Kalaburagi, Shivamogga, and Davanagere. Karnataka's digital land records infrastructure, the Bhoomi portal for revenue records and Kaveri Online for registration, is among the most advanced in India.

Open to All
Yes. Any Indian citizen may purchase land in Karnataka. No domicile or domicile-period requirement.
Stamp Duty
5.6% male / 5.1% female / 5.35% joint (on the higher of guideline value or market value)
Registration
1% + 0.5% local body surcharge. No Rs 25,000 ceiling cap.
Critical Check
A-Khata vs B-Khata status for any Bengaluru BBMP-area property. Verify independently.
The A-Khata / B-Khata distinction is Bengaluru-specific and carries serious consequences. An A-Khata property has been accepted into BBMP records from an approved layout. You can get home loans, building plan sanctions, and an Occupancy Certificate. A B-Khata property sits in an unapproved layout or was built on revenue land without proper BBMP conversion. Home loans are unavailable. Building plan approvals are not granted. The BBMP can demolish B-Khata structures. No amount of negotiation or documentation from the seller changes this. Always verify A-Khata status independently on the BBMP portal before any advance payment.
II

What Types of Properties Are Safe to Buy

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A Karnataka property is safe to buy when five conditions are simultaneously true. If any one is missing, it is a reason to pause and investigate further before proceeding.

1

Clean title in current seller's name on Bhoomi RTC

The RTC (Record of Rights, Tenancy and Crops), also called Pahani, is Karnataka's primary land document. It must show the seller as current owner. The survey number, area, and land type must match what the seller has represented to you. Any discrepancy is a title defect that must be resolved before registration.
2

No encumbrances on Kaveri Online EC (minimum 30 years)

The Encumbrance Certificate from Kaveri Online Services records every registered transaction on the property: prior sales, mortgages, court attachments, gift deeds. A 30-year EC is the minimum standard. Any active mortgage requires a written NOC from the lending bank before you can proceed.
3

A-Khata status confirmed for BBMP-area properties

For any property within BBMP jurisdiction in Bengaluru, the A-Khata must be verified independently on the BBMP property tax portal. Do not accept a photocopy of the Khata certificate from the seller as proof. Log in to bbmp.gov.in and verify the status yourself or with your advocate.
4

DC Conversion order for agricultural land being used for non-agricultural purposes

Agricultural land in Karnataka cannot be used for residential or commercial construction without a formal Conversion Order from the Deputy Commissioner under Section 95 of the Karnataka Land Revenue Act. Without this order, any building on that land is illegal, cannot receive an Occupancy Certificate, and is subject to demolition.
5

Section 80 compliance for agricultural land purchases

Under Section 80 of the Karnataka Land Reforms Act, non-agriculturists cannot purchase agricultural land without prior government permission. The seller must either be an agriculturist, or the necessary government permission must be in place. Violating this causes the land to revert to the government.
Orchard and agricultural land limitation: Agricultural land in Karnataka sold as a farm plot or weekend retreat is subject to Section 80 restrictions. If you are not an agriculturist, you cannot legally purchase it without permission. Do not proceed on a seller's verbal assurance that this has been sorted out.
III

Types of Property to Avoid in Karnataka

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These are the most commonly problematic property types in Karnataka. Each one has a specific legal reason it should be avoided, and these reasons do not disappear because the seller has a Khata certificate or an old sale deed.

B-Khata properties in BBMP area
No home loans from any scheduled bank. No building plan approvals from BBMP. No Occupancy Certificate possible. BBMP has the authority to demolish without compensation in some cases. Even after BBMP collects property tax from B-Khata holders, the underlying title defect remains.
Agricultural land without DC Conversion
Widely sold as farm plots, eco-resorts, or weekend retreats. If no DC Conversion order exists under Section 95, no construction is legally possible. Verify the Conversion order at the Tahsildar office. A guideline value certificate is not a substitute for a Conversion order.
Land near Bengaluru's lake catchment areas
NGT orders and BBMP demolitions have been carried out for properties within lake buffer zones near Bengaluru's outer ring road. Bengaluru has over 200 lakes; many peri-urban plots sit near lake catchment areas that are regulated. Check lake proximity before any peripheral Bengaluru purchase.
Coastal properties near Mangaluru or Karwar without CRZ clearance
The Karnataka coast falls under the Coastal Regulation Zone notification. CRZ-I areas cannot be developed. CRZ-II and CRZ-III have construction restrictions. Always obtain the CRZ classification certificate before any coastal purchase.
Eco-Sensitive Zone land near national parks
Karnataka has significant forest and wildlife areas. Properties near Bandipur, Nagarhole, Kudremukh, or Coorg eco-sensitive zones are subject to construction restrictions. Obtain an ESZ map clearance before any purchase near forest peripheries.
Gram Sabha or Sarkari land appearing on Bhoomi
Revenue survey maps occasionally show government, Gram Sabha, or disputed land parcels adjacent to privately-held land. Verify the classification on Bhoomi before assuming all land in a seller's holding is privately transferable.
IV

Karnataka Land Records: Bhoomi, Kaveri Online, and What Each Document Means

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Karnataka maintains two parallel digital systems for land records. Bhoomi (bhoomi.karnataka.gov.in) handles revenue records, mutation, and survey maps. Kaveri Online Services (kaverionline.karnataka.gov.in) handles registration, encumbrance certificates, stamp duty calculation, and Sub-Registrar appointments. Understanding what each system contains tells you where to look for problems.

RTC / Pahani
Primary revenue record. Owner name, survey number, area, land type (agricultural, non-agricultural, forest, government), encumbrances, cultivator details. Verify at Bhoomi.
Mutation Register
Record of all ownership changes since survey. Every link in the chain must be present and attested. Gaps indicate title defects.
Encumbrance Certificate
All registered dealings on the property via Kaveri Online. Minimum 30-year EC. Active mortgages, court orders, and prior unresolved sales will appear here.
Khata
BBMP / Panchayat record confirming the property in local body accounts. A-Khata = approved. B-Khata = unapproved. Verify at BBMP portal, not from seller copy.

The Bhoomi portal also provides the Hissa Extract for subdivided survey numbers, and the Tippan (cadastral sketch) showing the survey number boundaries. For Bengaluru's BDA-approved layouts, the BDA portal provides layout approval details separately. For properties in the Bengaluru Metropolitan Region outside BBMP, verify through BMRDA.

Guideline Value is not the same as market value. Stamp duty is calculated on the higher of the government-set guideline value or the actual sale price. Check the current guideline value for the specific village and survey number on Kaveri Online before finalising your purchase price. Sellers occasionally set deal prices below guideline value, thinking this reduces stamp duty, but stamp duty is always computed on the higher of the two figures.
V

Stamp Duty and Registration Charges in Karnataka

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Karnataka's stamp duty structure provides a concession to female buyers. The rates apply to the higher of the guideline value or the actual transaction value.

CategoryStamp DutyRegistration FeeTotal Cost
Male buyer5.6% on higher of guideline value or transaction value1% + 0.5% local body surcharge (BBMP/CMC/GP)~7.1%
Female buyer5.1% - 0.5% concession compared to male buyers1% + 0.5% local body surcharge~6.6%
Joint purchase (male + female)5.35%1% + 0.5% surcharge~6.85%
Gift deed to blood relativeConcessional rate - verify with Sub-Registrar0.5%Very low
Agricultural land5.6% male / 5.1% female - same as non-agricultural1% + 0.5% surcharge~7.1% / ~6.6%

The 0.5% local body surcharge applies in BBMP, City Municipal Council, and Town Panchayat jurisdictions. Rural areas may differ. Income Tax TDS of 1% applies to all transactions above Rs 50 lakhs.

Female buyer: 5.1% vs male 5.6%0.5% BBMP/CMC surcharge on top of stamp + registrationGuideline value check: kaverionline.karnataka.gov.inSection 80C: stamp duty + registration eligible up to Rs 1.5 lakhTDS 1% mandatory for transactions above Rs 50 lakh
VI

The Property Registration Process in Karnataka

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Karnataka's Sub-Registrar Offices (SROs) are connected to the Kaveri Online system. The process is largely digital from payment through to document upload, though physical presence at the SRO on registration day is mandatory for all parties.

1

Verify RTC on Bhoomi portal

Go to bhoomi.karnataka.gov.in and pull the current RTC for the seller's survey number. Confirm the seller's name, area, and land type. Confirm there are no government, forest, or encumbrance entries.
2

Verify Khata for BBMP properties

Log in to BBMP's property tax portal and verify A-Khata status independently. Do not accept only seller-provided Khata documents.
3

Obtain EC from Kaveri Online for 30 years minimum

Search by survey number or property details at kaverionline.karnataka.gov.in. Look for any active mortgage, court order, or prior unresolved transaction.
4

Check guideline value on Kaveri Online

Confirm the guideline value for the specific survey number and locality. This is the floor value for stamp duty calculation.
5

Pay stamp duty via Kaveri Online e-Stamp

Calculate the correct amount on the higher of guideline value or transaction value. Pay online and download the e-stamp certificate.
6

Book SRO appointment via Kaveri Online

Schedule the registration appointment at the relevant Sub-Registrar Office. Both buyer and seller (or their registered POA holders) must attend with Aadhaar, PAN, and two witnesses.
7

Attend SRO on appointment day

Present the e-stamp, the sale deed, identity documents, and photographs. The SRO officer will scan and upload the documents. Registration is completed on the same day in most cases.
8

Apply for Khata transfer post-registration

After registration, apply for mutation at the relevant BBMP ward or Village Panchayat. This updates the local body records in the buyer's name. Do not skip this step.
VII

K-RERA and Builder Project Verification

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For any under-construction project or layout developed by a builder, Karnataka Real Estate Regulatory Authority (K-RERA) registration is mandatory if the project is above 500 square metres or has eight or more apartments. RERA registration provides buyers with several critical protections.

K-RERA Portal
rera.karnataka.gov.in
70% Escrow Rule
70% of buyer funds must be deposited in a dedicated RERA escrow account and withdrawn only for construction costs of that project.
Delay Compensation
If possession is delayed beyond the committed date, the developer must pay the buyer interest on the paid amount equal to the SBI MCLR + 2%.
5-Year Defect Liability
Builder is responsible for structural defects in the unit for five years from the date of possession. Any defect must be rectified at no cost to the buyer.
Always verify RERA registration before booking any under-construction unit in Karnataka. Search the project at rera.karnataka.gov.in before signing the booking form or paying any advance. Confirm that the promoter has deposited the required completion certificate, approved plan, and land title documents with K-RERA. Never pay more than 10% of the apartment value as booking advance before the sale agreement is executed.
VIII

Red Flags When Buying Property in Karnataka: Walk Away Immediately

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Each of the situations below represents either a legal defect that cannot be resolved after purchase, or a seller behaviour pattern that experienced Karnataka property buyers associate with fraudulent or problematic titles.

B-Khata property being sold in Bengaluru. The seller may show you a Khata certificate, a tax receipt, or an old sale deed. None of these correct the underlying status. A B-Khata property cannot get a home loan, cannot get an Occupancy Certificate, and cannot legally have a building plan sanctioned. Verify independently on the BBMP portal.
Agricultural land sold without Section 80 compliance. Non-agriculturists cannot buy agricultural land in Karnataka without government permission. If the seller cannot show either that they are an agriculturist or that the required permission has been obtained, the transaction is illegal.
No DC Conversion order for agricultural land being presented as a buildable plot. A guideline value certificate, a Panchayat permission, or a partial layout plan does not substitute for the DC Conversion order. Without it, any building is illegal.
RTC shows the land as government, forest, or Gram Sabha. This is especially common in peri-urban areas where survey maps show boundary parcels with mixed classifications. Verify every survey number in a seller's holding individually on Bhoomi.
EC shows an active mortgage without a written NOC from the lending bank. The bank's security interest over the property must be discharged before any sale. A verbal assurance that the loan has been repaid is not sufficient.
BDA/BMRDA layout approval not available for a plotted development. Bengaluru's rapid outward expansion has created many unlicensed layouts. A seller's claim that 'the layout is approved' must be verified against BDA or BMRDA records. Unapproved layouts remain unapproved regardless of how many plots have been sold.
K-RERA not verified for any builder project. If a builder is selling apartments or plots and claims the project is RERA-exempt, verify this independently. Most qualifying projects are legally required to register.
Price significantly below the guideline value without a clear explanation. Guideline values are set conservatively. A transaction price below guideline value almost always signals a title problem, an encroachment dispute, or an attempt to conceal the full stamp duty liability.
IX

Karnataka Land Buyer Checklist: Documents to Verify Before You Buy

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Ownership & Revenue Records
Encumbrance & Title
Bengaluru-Specific
Agricultural / Conversion
Registration
↗

Verification: Government Portals & Links

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You can verify most Karnataka land records online. You will need the district, taluk, hobli, village name, and survey number. These are available on the sale deed or can be requested from the seller before visiting the site.

PortalWhat you getURL
BhoomiRTC (Pahani), mutation register, Hissa extract, Bhu Naksha, Tippan. Search by district, hobli, village, survey number, or owner name.bhoomi.karnataka.gov.in
Kaveri Online ServicesEncumbrance Certificate, guideline value, e-stamp payment, SRO appointment, registered document search.kaverionline.karnataka.gov.in
BBMP Property Tax PortalA-Khata / B-Khata status verification, property tax history, ward details.bbmp.gov.in
K-RERABuilder project registration, promoter details, OC status, complaint filing.rera.karnataka.gov.in
BDABDA scheme plot details, layout approval records.bda.gov.in
BMRDALayout approvals for the Bengaluru Metropolitan Region outside BBMP.bmrda.kar.nic.in

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