Buying a plot of land is an exciting step—whether you’re planning to build a home or invest in real estate. But in Karnataka, the process goes beyond just purchasing land. You must ensure that the land is legally converted, properly registered, and approved for construction.
If you’re confused about terms like DC conversion, Khata, or the site registration process in Bangalore, this guide is for you. We’ll walk you through each step in a simple, professional, and trustworthy format so you can make informed decisions without legal complications.
What Is DC Conversion in Karnataka?
DC conversion is the process of changing the land use classification from agricultural to non-agricultural (residential, commercial, or industrial).
In Karnataka, most plots are originally classified as agricultural land. You cannot build a house or get plan approval unless the land is legally converted to residential use.
Who Approves It?
The Deputy Commissioner (DC) of the concerned district grants this permission, hence the term “DC conversion.”
Importance of DC Conversion
- Verifies whether the land can be used for building either residentially or commercially.
- The building plan must be approved, and Khata registration is required.
- Makes the property bank loan eligible
- Prevents legal issues and notices from authorities
Buying unconverted (agricultural) land for residential use can lead to fines, demolition orders, and resale restrictions.
Step-by-Step DC Conversion Process in Karnataka
- Submit Application to the DC Office
- Submit Form 1 along with property details
- Include RTC, mutation records, and land map
- Submit Form 1 along with property details
- Affix Affidavit & Indemnity Bond
- Declare intended use of the land
- Commit to using the land only for the permitted purpose
- Declare intended use of the land
- Pay the Conversion Fee
- Varies by location and purpose
- Usually falls between ₹150 and ₹200 per square meter.
- Varies by location and purpose
- Inspection & Report by Revenue Inspector
- Physical verification of the site
- Recommendations forwarded to the DC
- Physical verification of the site
- Final Conversion Order Issued
- Once approved, a conversion certificate is issued
- The land is officially non-agricultural
- Once approved, a conversion certificate is issued
The process can take 30 to 90 days, depending on documentation and local office timelines.
What Is Site Registration?
The process of formally documenting a plot transfer from the seller to the buyer in the government’s land records is known as site registration. Without registration, you have no legal ownership.
In Karnataka, registration is governed by the Registration Act, 1908 and managed through the Kaveri Online Services portal.
Bangalore Site Registration Procedure Steps
- Verify Land Documents
- Title deed
- DC conversion order
- Encumbrance certificate (EC)
- Layout approval (BDA, BMRDA, DTCP)
- Khata certificate
- Title deed
- Draft Sale Deed
- Prepared on stamp paper
- Mentions buyer-seller details, property description, payment mode
- Prepared on stamp paper
- Pay Stamp Duty and Registration Charges
- Stamp Duty: ~5% of market value
- Registration Fee: 1% of property value
- Pay online via Kaveri portal or at the sub-registrar’s office
- Stamp Duty: ~5% of market value
- Visit Sub-Registrar’s Office
- Two witnesses, the buyer, and the seller must be present.
- Biometric authentication and photo taken
- Two witnesses, the buyer, and the seller must be present.
- Receive Registered Deed
- Registered sale deed is returned with official seal
- You now become the legal owner of the property
- Registered sale deed is returned with official seal
What Is Khata & Why It Matters?
Once a property is registered, the next step is to apply for a Khata—a property account maintained by municipal authorities like BBMP or gram panchayat.
There are two types:
- Khata Certificate: Necessary for approval of the building plan
- Khata Extract – Needed to check ownership and tax payments
Khata Registration Requirements:
- Copy of Sale Deed
- DC Conversion certificate
- Layout approval
- Latest tax paid receipt
Without a Khata, you cannot apply for electricity, water connection, or building permits.
How to Get Building Plan Approval in Karnataka
Planning to construct on your plot? The local authority, such as the Town Planning Department, BDA, BMRDA, or BBMP, must grant you permission.
Steps for Plan Approval:
- Hire a licensed architect/engineer
- Prepare building layout and floor plans
- Submit application along with:
- Khata certificate
- Sale deed
- Tax paid receipts
- NOCs (if applicable)
- Khata certificate
- Pay the plan scrutiny fee
- Approval granted with a sanctioned plan and building license
Unauthorized constructions may lead to penalties, demolition, or delay in getting occupancy certificates.
Example: How Gruhakalpa Housing Society Handles All of This for Buyers
Many buyers today prefer layouts where legal formalities are pre-completed, and that’s where co-operative societies like Gruhakalpa Housing Society stand out.
Gruhakalpa Offers:
- DC-converted plots in Devanahalli
- Site registration assistance
- Clear titles and legal due diligence
- Layout approval from relevant planning bodies
- Guidance for plan approval and construction
Their plots are prepared for registration and construction right away, making them perfect for both homebuyers and investors.
Key Takeaways for Property Buyers in Karnataka
| Step | Required For | Timeframe |
| DC Conversion | Legally change land use | 30–90 days |
| Site Registration | Ownership transfer | 1–2 days (with docs) |
| Khata Registration | Property tax, plan approval | 15–30 days |
| Plan Sanction | Construction approval | 30–45 days |
Need Help with Legal Land Purchase?
Gruhakalpa Housing Society simplifies the process for buyers by offering:
- Legally approved plots
- Transparent registration process
- DC conversion already completed
- Gated layouts with basic infrastructure
- Location just 20 minutes from Bangalore Airport
Contact Gruhakalpa Today:
Website: www.gruhakalpahousingsociety.com
Email: contact@gruhakalpahousingsociety.com
Call: +91-9035154110
Final Thoughts
Navigating the legal process of DC conversion, site registration, and plan approval in Karnataka can be complex—but it’s essential for a secure and stress-free property purchase.
Always choose plots with legal clarity, RERA registration, and infrastructure readiness to ensure your investment stands strong—now and in the future.