Last Updated: June 17, 2026

Land Conversion Fee Calculator Karnataka

Q: Is this calculator's result the exact fee I'll pay?

No. This gives a reasonable estimate of the base DC conversion fee or B-to-A Khata betterment charge using published rate structures. Final fees depend on your district's specific notification, exact zone classification, and any additional charges your local office applies. Always confirm the exact amount with your DC office or BBMP/GBA before paying.

Before we get to the calculator — a quick honest note. Karnataka land conversion fees are not a single clean formula. Published sources disagree with each other, sometimes by 10x or more, because there are genuinely two different conversion processes that get confused, and because final fees include variable add-ons no calculator can predict accurately. We built this tool to estimate the one part that is calculable from public rate structures, while being upfront about everything that isn't.

🚫 This is an estimate, not a quote. Treat the number below as a starting reference for budgeting conversations, not a figure to pay against. Always confirm the exact amount with your DC office (for DC conversion) or BBMP/GBA office (for Khata conversion) before making any payment.

Step 1: Which Conversion Do You Actually Need?

This trips up a lot of people, so it's worth sorting out before you calculate anything. These are two completely separate processes:

Your Situation	What You Need
You own raw agricultural land and want to build a house, shop, or any structure on it for the first time	DC Conversion (Deputy Commissioner's office) — changes land status from agricultural to non-agricultural
You already have a built property in Bengaluru with a B Khata (often in a revenue layout or with incomplete approvals) and want to upgrade it to a full A Khata	B to A Khata Conversion (BBMP/GBA) — regularizes an already-built property's municipal status

Step 2: Estimate Your Fee

DC Conversion
(Agricultural → Residential/Commercial)

B → A Khata
(Bengaluru Betterment Charge)

Land Area

Zone (Distance from City Corporation Limit)

Intended Use

—

Estimated base DC fee range

Base rate used—

Land area entered—

Likely additional costs (NOC, professional fees, stamp duty on order)Not included — varies

Current Guidance Value of Property (₹)

Are You Filing Within the Special 2% Window?

—

Estimated betterment charge (guidance value × rate)

Guidance value entered—

Rate applied—

Plus: application fee, certificate fees (~₹250–500)Not included above

Where These Numbers Come From

The DC conversion rates used above are the most consistently cited per-cent rates across multiple sources describing official DC office charges: ₹327 per cent for residential / ₹654 per cent for commercial within 12 km of a City Corporation, scaling down for Taluk Centre and rural zones. ("Per cent" here means per 1/100th of an acre — the standard land measurement unit used in these fee schedules, not a percentage.)

The Khata betterment charge rate (2% during the special window through August 23, 2026, reverting to 5% afterward) reflects Karnataka's 2026 "Bhu Guarantee" regularization drive for B to A Khata conversions in Bengaluru, calculated against the property's official guidance value rather than market value.

⚠️ Why we show a range, not one number: Some sources describe these as flat per-cent rates; others describe land conversion as a percentage of guidance value entirely (2-3% of guidance value × area), producing wildly different totals for the same plot. A politician was quoted saying landowners have paid up to ₹5 lakh per acre in some cases; a property services site quotes ₹2-4 lakh per acre for similar scenarios. These aren't rounding differences — they may reflect different fee components, different eras of notification, or regional variation we can't fully reconcile from public sources. Treat our estimate as a floor, not a ceiling.

What This Calculator Does NOT Include

NOC fees — if your land needs clearance from an additional authority (CRZ for coastal/riverside land, fire department for commercial use, environmental clearance for larger plots), these carry separate charges
Stamp duty on the conversion order itself — a smaller additional amount charged when the order is issued
Survey or Tippan charges — if your land needs a fresh survey sketch as part of the application, that's a separate ₹15+ fee covered in our Tippan guide
Professional or agent fees — many people use a local advocate or conversion agent to navigate the DC office process, and that service typically costs extra, separate from government fees
Application fee and certificate copy charges for Khata conversion — typically ₹250-500 on top of the betterment charge
Local variation — individual districts can have notified rates that differ from the general structure shown here

A Realistic Total Cost Picture

Several sources note that buyers should budget roughly 10-15% on top of the land cost itself to cover the full bundle of conversion-related charges — betterment charges, stamp duty, registration, and Khata transfer fees combined. If you're planning a purchase specifically because the land needs conversion, build that buffer into your budget rather than assuming the base conversion fee is the only cost.

Frequently Asked Questions

Is this calculator's result the exact fee I'll pay?

No. This gives a reasonable estimate using published rate structures. Final fees depend on your district's specific notification, exact zone classification, and any additional charges your local office applies. Always confirm the exact amount with your DC office or BBMP/GBA before paying.

What's the difference between DC conversion and B Khata to A Khata conversion?

DC conversion changes agricultural land to non-agricultural status through the Deputy Commissioner's office, calculated per cent of land area. B to A Khata conversion is a separate municipal process for already-built urban properties, calculated as a percentage of guidance value, handled by BBMP or the local municipal body.

Why does this calculator show a range instead of one number?

Published sources on Karnataka conversion fees disagree significantly, and final costs include variable add-ons like NOC charges, betterment fees, and professional fees that aren't fixed. A range is more honest than a single confident number that could be wrong by a large margin.

Where can I get the exact fee for my specific land?

Visit your district's DC office for agricultural land conversion, or the BBMP/GBA citizen service centre for Khata conversion. Bring your current RTC or Khata document — they can quote the precise fee based on your exact survey number, zone, and guidance value.