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Free tools · Plain-language guideಉಚಿತ ಪರಿಕರಗಳು · ಸರಳ ಮಾರ್ಗದರ್ಶಿ

Sqmm to sqft, and every document you'll need — in one placeಚದರ ಮಿಮೀ ನಿಂದ ಚದರ ಅಡಿ, ಮತ್ತು ಅಗತ್ಯವಿರುವ ಎಲ್ಲ ದಾಖಲೆಗಳು — ಒಂದೇ ಸ್ಥಳದಲ್ಲಿ

Most registered documents in Karnataka show area in square metres (sqmm) — not the square feet builders quote. Convert instantly below, then walk through the exact paperwork for buying a plot and building in Hoskote, step by step.ಕರ್ನಾಟಕದ ಹೆಚ್ಚಿನ ನೋಂದಾಯಿತ ದಾಖಲೆಗಳಲ್ಲಿ ವಿಸ್ತೀರ್ಣ ಚದರ ಮೀಟರ್‌ನಲ್ಲಿ ಇರುತ್ತದೆ — ಬಿಲ್ಡರ್‌ಗಳು ಹೇಳುವ ಚದರ ಅಡಿಯಲ್ಲಿ ಅಲ್ಲ. ಕೆಳಗೆ ತಕ್ಷಣ ಪರಿವರ್ತಿಸಿ.

Type into either box — the other updates instantly.

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⚠️ Already in feet? No conversion needed. If your survey document says "1380 sqft each side," that figure is already in square feet — a common confusion is mistaking a single side's length for an area that needs converting.
Sq. MetresSq. FeetCentsGuntha
1001,076.42.472.47
2002,152.84.944.94
5005,382.012.3612.36
100010,763.924.7124.71

Enter your plot's four sides (from your survey document) to get each side in both units, plus the total area.

⚠️ North and South sides (or East and West) differ by more than 5% — this is common for irregular plots, but double-check against your survey sketch. An irregular plot's "area" needs a proper survey measurement, not a simple rectangle formula.

Need a sale or rental agreement?

Our paid Document Drafter creates a Karnataka-format draft from your details, and our Scanner checks an uploaded EC/Khata/Sale Deed for missing fields and inconsistencies. Coming soon — currently being finalised for Hoskote.

Step by step

From buying a plot to moving in

The full Karnataka paperwork journey, in order — what's required, what's optional, and where each step actually happens for a Hoskote property.

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Hoskote falls under Gram Panchayat + BMRDA jurisdiction — not BBMP. That means your Khata comes from the Gram Panchayat (11A/11B, not BBMP's A/B Khata), and your building plan approval is sanctioned by the Gram Panchayat or BMRDA — not BBMP. A small number of villages near the airport corridor fall under BIAAPA instead; ask your Panchayat office to confirm which applies to your specific survey number.
1

Before you buy — checking the plot

Sub-Registrar · Kaveri Portal
Required
Encumbrance Certificate (EC)Shows the chain of ownership and any pending loans/disputes for the last 13–30 years. Get it via the Kaveri Online Services portal or the Sub-Registrar office.
Required
Mother Deed / parent documentThe original deed showing how the seller acquired the land — traces ownership back through previous sales or inheritance.
Required
Khata certificate & extractConfirms the property is recorded in the seller's name for tax purposes. In Hoskote, this is issued by the Gram Panchayat, not BBMP.
Varies
BMRDA / layout approval (if it's a layout plot)If buying in a formed layout, check the layout itself was approved by BMRDA — unapproved layouts cause major khata and loan problems later.
Optional
Tax paid receiptsRecent property tax receipts from the seller — good practical confirmation alongside the Khata.
Hoskote-specific: Always check the survey number against the Gram Panchayat's record directly — Hoskote has seen layouts marketed as "BMRDA approved" that turned out to be only partially sanctioned.
2

Registration — stamp duty & sale deed

Sub-Registrar Office · Kaveri Portal
Required
Sale deed drafted & registeredThe legal document transferring ownership, registered at the Sub-Registrar office covering Hoskote.
Required
Stamp duty & registration fee paymentCalculated on the higher of sale price or government guidance value. Check the current guidance value for your exact survey number on the Kaveri Online Services portal — this is the single source of truth, not any estimate elsewhere.
Required
PAN & Aadhaar of buyer and sellerMandatory for registration and for TDS deduction if the sale value crosses the threshold.
Optional
Passport-size photos & witnessesTwo witnesses are needed at the time of registration.
Hoskote-specific: Market value and government guidance value diverge meaningfully in outer BMRDA corridors like Hoskote — always check the live guidance value on Kaveri before assuming a number, rather than going by what a broker quotes.
3

Khata transfer & mutation

Gram Panchayat Office
Required
Registered sale deed copySubmitted to the Gram Panchayat as proof of the new ownership.
Required
Khata transfer application (mutation)Updates the Panchayat's record so the property tax and Khata now show the new owner's name.
Required
Latest tax paid receiptConfirms no outstanding dues before the transfer is processed.
Varies
e-Swathu / 11A & 11B extractThe Panchayat's digital property record system — equivalent to BBMP's e-Aasthi for areas under Gram Panchayat jurisdiction.
Hoskote-specific: This step happens at the Gram Panchayat office directly, not any BBMP ward office — confirm the exact Panchayat covering your survey number, since Hoskote spans more than one Panchayat jurisdiction.
4

Building plan approval

Gram Panchayat / BMRDA
Required
Sanctioned building planDrawn up by a licensed engineer/architect, submitted for approval before construction starts.
Required
Khata & tax paid receiptProof of clear ownership and tax status, submitted with the plan application.
Required
Plan scrutiny feeA fee based on plot size and built-up area — varies by Panchayat, confirm the current rate at your local office.
Varies
NOC from BMRDA (where applicable)If the plot falls within a BMRDA-controlled layout or zone, an additional no-objection certificate may be needed alongside Panchayat approval.
Hoskote-specific: Most of Hoskote town falls under Panchayat + BMRDA, not BIAAPA. BIAAPA only applies to specific villages closer to the airport corridor — confirm with your Panchayat which authority actually sanctions your plan.
5

Electricity connection & construction loan

BESCOM · Bank / KSFC
Required
BESCOM temporary connection applicationNeeded before construction starts, for site lighting and equipment. BESCOM covers all of Bangalore Rural including Hoskote — there's no separate rural electricity board.
Required
Sanctioned building plan copyBESCOM requires the approved plan as part of the connection application.
Varies
Construction loan documents (if financing)Sale deed, sanctioned plan, estimated construction cost, income proof, and bank-specific forms. Construction loans are disbursed in stages tied to progress, unlike a flat-purchase loan disbursed in one go.
Optional
Architect's cost estimate / BOQA detailed bill of quantities strengthens a construction loan application and helps the bank release funds stage-wise.
Hoskote-specific: SBI, HDFC, Canara Bank, Karnataka Bank, and KSFC are all familiar with Hoskote-area plots for construction loans — ask specifically for a "construction loan," not a home loan, since the documentation and disbursal process differ.
6

After construction — Occupancy & final Khata

Gram Panchayat Office
Varies
Occupancy Certificate (OC)Confirms the completed building matches the sanctioned plan. Not always strictly enforced for individual homes in Panchayat areas, but increasingly asked for at resale and by banks.
Required
Updated Khata reflecting the built structureThe Khata record is updated from "vacant site" to "building" once construction is complete — needed for accurate property tax going forward.
Required
BESCOM permanent connectionThe temporary site connection is converted to a permanent domestic connection once the house is ready.
Hoskote-specific: Keep every document from every stage above — registration, mutation, plan approval, BESCOM, and the final updated Khata — together in one file. It's the single biggest source of delay when families sell or take a loan years later.
Common questions

Document FAQ

Is Hoskote under BBMP?
No. Hoskote falls under Gram Panchayat administration with BMRDA as the planning authority for layouts and building approvals — not BBMP. This affects which office issues your Khata and which authority sanctions your building plan.
Where do I check the current guidance value for my plot?
The Kaveri Online Services portal (run by the Karnataka government) is the single official source for guidance value, EC, and stamp duty calculation. Avoid relying on a broker's quoted figure — always confirm directly against your survey number.
What's the difference between Khata 11A and 11B?
These are the Gram Panchayat's property record categories — broadly equivalent to BBMP's A-Khata and B-Khata distinction, reflecting whether the property fully complies with all Panchayat regulations. Ask your Panchayat office which category your property falls under, since it affects loan eligibility and resale.
Do I need an Occupancy Certificate for an individual house?
It's not always strictly enforced for individual homes in Panchayat areas the way it is for BBMP apartment buildings, but it's increasingly requested by banks at resale or refinancing. Getting it after construction avoids problems later.