Buying a Plot or Site in Karnataka: Document Check

When you buy a plot or site in Karnataka, first confirm that the land is converted for non-agricultural use and sits in an approved layout. Then check the RTC and mutation on Bhoomi, the Encumbrance Certificate on Kaveri, the khata, and the sale deed chain. A "revenue site" without conversion and layout approval carries the highest risk in Karnataka.

Last updated: 6 November 2026

In short

• Agricultural land in Karnataka needs permission from the Deputy Commissioner (DC) before it is used for housing. Section 95 of the Karnataka Land Revenue Act, 1964 deals with this.
• A converted plot should also sit in a layout approved by a planning authority, such as BDA.
• The RTC (Pahani, the record of rights) and mutation records on Bhoomi show who holds the land in the revenue records.
• A khata or a registered sale deed does not by itself prove the plot is legal.
• Get an EC, an 11E sketch where part of a survey number is sold, and an advocate's review before you pay.

Revenue site vs converted site

"Revenue site" is a common trade term in Karnataka. In Bengaluru, owners of eligible B-khata vacant plots can apply online to convert to A-khata. Use the table as a guide. A local advocate should confirm how the term applies to a specific plot.

The documents to check

The Kaveri 2.0 citizen manual lists, for converted land in a city or town, the conversion order or sanctioned plan in addition to the khata extract. That is a useful check that you have the full set.

Conversion and the DC order

Karnataka High Court judgments describe the Deputy Commissioner as the authority that decides conversion applications under Section 95(2) of the Karnataka Land Revenue Act, 1964. The Bhoomi portal lists services to apply for conversion online, view the request status and download final conversion orders. We opened the portal and saw these labels.

Points to check on the order:

• The survey number matches the land you are buying.
• The extent in the order covers the layout.
• The order's purpose (residential, for instance) matches the plan.
• The order is not conditional on steps that were never done.

Section 95 was amended in 2023, and courts have ruled on deemed conversion and on the DC's power to refuse an application. These rules are complex. Ask an advocate to review any plot where conversion is unclear or recent.

Layout approval

A conversion order alone does not make a layout legal. The layout also needs approval from the relevant planning authority. In Bengaluru, the official e-Aasthi FAQ says plots in layouts formed without town planning approval are recorded as B-khata. Ask for the approved layout plan, check that your plot number appears on it, and check that the roads, parks and civic amenity sites were handed over.

Bhoomi: RTC and mutation

The Bhoomi portal (Revenue Department Services, Government of Karnataka) lets you view the RTC, the Mutation Register and mutation status, and get an online RTC for a fee. The portal lists Rs 15 for an online RTC. We opened the portal and saw these services listed.

Check on the RTC:

1. The owner name matches the seller.
2. The extent matches the sale deed.
3. The land type matches your understanding (agricultural or converted).
4. Loans or charges noted in the record, if any.

Mutation is separate from registration. After a sale is registered, the revenue record must be updated by mutation. The Kaveri citizen manual shows a mutation fee collected at registration for agricultural property. If the seller's own name was never mutated, ask why before you buy.

The 11E sketch

An 11E sketch shows the exact part of a survey number being transferred. The Kaveri citizen manual says the survey or land revenue department prepares it through the tahsildar when a portion of a survey number is transacted. It gives a sub-number for the divided portion, with boundaries.

The same manual lists a survey sketch in Form 11E among the documents for transferring agricultural property. When a survey number has several owners, Kaveri asks for the 11E sketch number before registration. The registration department has also published circulars and a court order on 11E sketches. Ask your advocate whether the requirement applies to your plot.

Karnataka-specific risks

• Unconverted agricultural land sold as sites. Buyers may not get a khata, a building plan or a loan.
• Deemed conversion claims. Rely on a proper order, not on an assumption.
• Layout without approval. In Bengaluru such plots are recorded as B-khata and may face action.
• Mismatch between RTC and sale deed. Names, extents or survey numbers differ.
• Joint family and inheritance. Check that every heir joined the sale.
• Land reform and grant restrictions. For agricultural land, the Kaveri manual lists a declaration under Section 81A of the Karnataka Land Reforms Act, 1961. It also lists permission under the Karnataka SC/ST (Prohibition of Transfer of Certain Lands) Act, 1978 where that Act applies. Ask your advocate to check the land's history for a grant or a tenancy claim.
• Encroachment and boundary disputes. Visit the plot and compare it with the sketch.
• Power of Attorney sales. Check the PoA is registered and still valid.

Suggested order of checks

1. Get the RTC, mutation record and survey number from the seller.
2. Verify them on Bhoomi.
3. Ask for the DC conversion order and layout approval.
4. Run an EC on Kaveri. See EC online in Karnataka.
5. Check the khata. See e-Khata Bengaluru.
6. Visit the plot and compare with the sketch.
7. Ask an advocate to review the chain before you sign.

For apartments, use the flat buying checklist for Bangalore. For the report lawyers produce, see the title search report guide.

LegiScore produces an AI property title and risk report, rated AAA to C, for buyers, lawyers and banks. Buyers can start at Rs 999. See the property buyers page.

This page is general information, not legal advice. A local advocate in Karnataka should confirm the position for your plot.

Frequently Asked Questions

What is a revenue site in Karnataka?

It is a plot carved from agricultural land that usually lacks a DC conversion order and layout approval. In Bengaluru such plots are recorded as B-khata, and the official FAQ says they carry legal and regulatory risk.

Do I need a DC conversion order to buy a plot in Karnataka?

Agricultural land generally needs the Deputy Commissioner's permission under Section 95 of the Karnataka Land Revenue Act, 1964 before residential use. Ask your advocate to review the order.

How do I check an RTC in Karnataka?

Use the Bhoomi portal at https://landrecords.karnataka.gov.in. View the RTC and Mutation Register for the survey number and compare them with the sale deed.

What is an 11E sketch?

It is a survey sketch of the part of a survey number being transferred, prepared through the tahsildar. Kaveri asks for the 11E sketch number when part of a multi-owner survey number is registered.

Is a registered sale deed enough to prove a plot is legal?

No. Registration records the sale. It does not confirm conversion, layout approval or correct revenue records.