Buying land in Karnataka, especially around Bangalore, can be a great investment — but it’s very important to know the type of land you are buying and the documents you’ll need. The state government has different rules for different kinds of land, and every buyer must follow the proper checklist before completing the purchase.

There are three main types of land in Karnataka that are allowed for sale:

Agricultural Land, Revenue land, Bangalore Development Authority (BDA) Sites

Each land type comes with its own legal process and list of documents. Let’s go through them one by one.

1. Agricultural Land

Agricultural land is mainly used for farming or growing crops. If someone wants to buy this kind of land for non-farming purposes, they must follow the rules under the Karnataka Land Reforms Act (1961) and the Karnataka Land Revenue Act (1964).

Here’s the checklist of documents required to buy agricultural land in Karnataka:

• Mother Deed – To trace the ownership history of the land.
• Search Report – Shows the current and previous status of the property.
• Agreement Copy – A signed agreement between buyer and seller after paying the token advance.

Stamp Duty Certificate – Proof that stamp duty has been paid.

• Akarbandi – Document showing the survey number and area details.
• Saguvali Chit – Certificate issued to confirm the grant of land.
• Conversion Order – Needed if agricultural land is converted for other use.
• Payment Challan – Proof of payments made to government authorities.
• Mutation Extracts – Record of changes in ownership.
• NIL Tenancy Certificate / Form 7 Endorsement – Shows there are no tenancy claims on the land.
• Podi Extracts / RTC (Record of Rights, Tenancy, and Crops) – Important land record documents.
• Section 79A & 79B Endorsement (KLR Act, 1961) – Confirms compliance with landholding limits.
• Patta Book – Record of ownership and cultivation details.

2. Revenue Land

Revenue land usually refers to land located outside city limits or on the outskirts. The sale of revenue sites outside the municipal corporation limits has been banned since 2013 by the Karnataka government.

However, if the land is within the municipal corporation’s jurisdiction, you can still buy it — but you’ll need the same documents required for agricultural land, plus a few additional ones:

• Zonal Regulation Map – Shows the land’s zoning (residential, commercial, etc.).
• Power of Attorney (if any) – Authorizes someone to act on behalf of the owner.
• No Objection Certificate (NOC) – Confirms that there are no ongoing legal disputes or acquisition plans on the land.

3. Bangalore Development Authority (BDA) Sites

BDA sites are officially developed plots within Bangalore city, approved by the Bangalore Development Authority. These are some of the safest types of land to buy in Bangalore because they come with clear legal backing.

Here’s the checklist for BDA sites:

• Khata Certificate from BDA
• Khata Certificate from Bangalore Mahanagara Palike (BBMP)
• Tax Paid Receipts from BBMP
• Re-allotment Letter/Deed (if the plot was re-conveyed by BDA)
• Up-to-date Land Tax Paid Receipts
• Sale Deed 
• Encumbrance Certificate 

In Bangalore, properties are classified as ‘A Khata’ and ‘B Khata’.

A Khata properties are legally approved and fully recognised by BBMP.

B Khata properties are not yet approved for layout and do not have full legal protection.

Final Tip

Verify the land type and ownership documents carefully.

Consult a qualified property lawyer for legal verification.

Make sure all taxes and dues are cleared before registration.

Following the proper checklist will help you buy land safely and legally — and protect your investment for the future.