The Karnataka government has enabled Bengaluru property subdivision for jointly owned A- and E-khata sites, allowing eligible owners to divide their recorded shares and obtain separate e-khatas through the e-Aasthi 2.0 software.
Greater Bengaluru development minister Krishna Byre Gowda launched the ‘site subdivision’ service at Vidhana Soudha on Saturday. The service applies across the five city corporations within the Greater Bengaluru Authority area, according to Vijay Karnataka.
The change addresses a long-standing difficulty for owners whose family members, heirs, relatives or other co-owners held a property under a single khata even after their individual shares had been established. Until now, such owners often could not independently obtain loans, secure building-plan approvals, pay property tax separately or sell, gift or mortgage their portion of the site.
Under the new service, joint owners with clearly recorded individual shares can divide the property among themselves and receive separate A- or E-khatas corresponding to their respective portions. The service is available whether the joint owners belong to the same family or not, provided the property has an A- or E-khata and each owner’s share is clearly recorded.
The online facility covers vacant sites and sites with buildings up to 2,000 square metres, or about 21,500 square feet. Flats and individual units in multi-storey buildings cannot be subdivided through this option. Properties larger than 2,000 square metres will have to follow the regular procedure and obtain approval from the urban planning department.
Each proposed subdivided site must generally be larger than 50 square metres, or approximately 538 square feet. The road at the front of the property must be at least six metres, or about 20 feet, wide. A subdivided site must either have direct access to a public road or be connected through an internal road linked to a public road. Such internal roads must have a minimum width of 3.5 metres, or around 11.5 feet.
Applicants must upload a subdivision plan prepared by a registered architect. The plan must show the boundaries of the original jointly owned property, the proposed portions for each co-owner, access to the public road and any internal road required to reach the subdivided sites, including its width.
The subdivision fee will be calculated as a percentage of the property’s guideline value. The reported rates are 0.2% for residential properties, 0.3% for industrial properties, 0.5% for non-residential properties and 0.2% for other uses. For example, a residential site with a guideline value of ₹1 crore would attract a fee of ₹20,000.
To apply, property owners must visit the official Greater Bengaluru Authority e-property website and select the subdivision or existing A-khata division service. They must enter the details of the joint owners, upload the architect-prepared plan and provide the area and other particulars of each proposed subdivided site. After approval, the applicable fee can be paid online.
The government’s stated objective is to make it easier for co-owners to independently transact, finance, tax and develop their recorded portions. Further information is available through the e-khata helpline at 9480683695.
