Bengaluru A-eKhata Plot Subdivision Online: Rules, Fees and Steps

Own a plot jointly with siblings or relatives, and tired of needing everyone’s signature for every decision?

Imagine three siblings who inherited a plot and hold it under one A-eKhata. One wants to sell their share, another wants a loan against theirs, and the third lives abroad. The bank wants a khata in the borrower’s own name. Every step needs all three to cooperate, and property tax is paid under one name, so who pays what becomes a family argument. A new online service on the GBA’s e-Aasthi 2.0 portal aims to fix this by letting joint owners divide the plot and get separate A-eKhatas.

Quick answer

The Greater Bengaluru Authority (GBA) has launched an online plot subdivision service on e-Aasthi 2.0. Joint owners of a property held under a single A-eKhata, with individual shares recorded, can divide the plot according to those shares and receive separate A-eKhatas. It covers vacant plots and plots with buildings up to 2,000 sq m, not flats. You upload a sketch by a registered architect and pay a fee based on the guidance value.

What does the service do?

Each joint owner gets an independent A-eKhata for their portion, in their own name. That means each owner can:

• Sell, gift or mortgage their portion without depending on the others

• Seek building plan approval for their portion

• Pay property tax on their own portion independently

The joint owners don’t need to be family. They can be siblings, co-heirs, relatives or unrelated co-owners, as long as the shares are clearly recorded.

Who can use it?

What rules apply to each new sub-plot?

As described in the GBA’s announcement:

• Each new sub-plot must be larger than 50 sq m.

• Each sub-plot needs a minimum road frontage of 6 metres.

• Each sub-plot needs independent access to a public road, either directly or through an internal access road that is at least 3.5 metres wide.

These conditions mean not every plot can be split. A long, narrow plot or one with a single road access may not qualify for the number of sub-plots the owners want.

What document do you need?

A plot sub-division sketch prepared by a registered architect. It should clearly show:

• the boundaries of the original jointly owned plot

• the proposed sub-plot for each owner

• the access roads

Keep your e-Khata details, sale or inheritance deeds, tax receipts and a recent Encumbrance Certificate ready too, since you will want them for the application and your own checks.

What does it cost?

The fee is a percentage of the property’s guidance value, depending on its use:

Examples:

Check the fee shown on the portal before you pay, since fees can change.

How do you apply? (5 steps)

1. Open the official GBA e-Aasthi portal.

2. Choose the service called “Sub-Division or Bifurcation of Existing A-Khata”.

3. Fill in the details of all joint owners and the proposed area of each sub-plot.

4. Upload the architect’s sketch.

5. Pay the fee online when the application is approved, then download the new A-eKhatas.

You can track your application online. For help, the e-Khata helpline is 9480683695.

What does subdivision of the khata not do?

This is the point many owners miss. Dividing the khata updates the civic and tax record. It doesn’t by itself decide who owns which part of the land in law. If the co-owners haven’t legally divided the property, such as through a registered partition deed or family settlement, ask a lawyer how the khata subdivision fits with your legal documents. Partition deeds have their own stamp duty and registration rules.

What should buyers and owners check on top of this?

• Shares must match the deeds. The shares in the e-Khata should match your sale deed, will or succession documents.

• Everyone must agree. The proposal needs all joint owners on board, since the plan decides who gets which portion.

• Tax dues: clear property tax before you apply.

• Buying a sub-divided plot: ask for the sub-division approval, the separate A-eKhata for that sub-plot, the architect’s sketch and the Encumbrance Certificate, and check the sketch against the plot on the ground, as in our plot size guide.

• Road access: make sure the plot you are buying meets the frontage and access rules, because it affects building approval.

• Flats and larger plots: these follow different routes, so don’t assume the online service applies.

Frequently asked questions

Can joint owners of a plot in Bengaluru get separate A-eKhatas online?
Yes. Under the GBA’s new e-Aasthi 2.0 service, joint owners of a property held under a single A-eKhata, with recorded shares, can subdivide it and get separate A-eKhatas.

Which plots are eligible?
Vacant plots and plots with buildings up to 2,000 sq m. Flats and apartment units are not covered, and larger plots follow the Town Planning Wing procedure.

What are the size and road rules for sub-plots?
As announced, each sub-plot must be larger than 50 sq m, have at least 6 m road frontage, and independent access to a public road, directly or through an internal road at least 3.5 m wide.

What document is needed?
A plot sub-division sketch prepared by a registered architect, showing the original boundaries, each owner’s proposed sub-plot and the access roads.

How much does it cost?
As announced, 0.2% of the guidance value for residential plots, 0.3% for industrial, 0.5% for non-residential and 0.2% for other categories. On a ₹1 crore residential plot, that is ₹20,000.

Does khata subdivision change legal ownership?
No. It updates the civic and tax record. Ask a lawyer whether a registered partition deed or family settlement is also needed.