Published by admin May 23, 2025
If you are considering buying land in Bangalore, you have likely heard the term “DC Converted Site” pop up frequently. It is one of those jargon terms that real estate folks throw around casually, leaving you with, “What is DC conversion?” Especially if you are a first-time buyer, or someone just trying to understand the maze of Bangalore’s land market, then this guide of 10 Things You Must Know About DC Converted Sites in Bangalore, is for you!
In this article, we will dive deep into everything you need to know about these sites, what they mean, and the hidden costs no one tells you about. No fluff, no runaround!
Here are 10 Things You Must Know About DC Converted Sites in Bangalore to make a safe and smart decision.
1. DC Converted Sites Meaning:
Every parcel of land in Karnataka is initially classified as agricultural. This means, unless something changes, the land is legally supposed to be used for farming, similar agricultural activities only, and nothing else. But not every house in Bangalore is on a farm.
Which is where the DC Conversion comes in!
DC conversion refers to the legal process of changing the land use from agricultural to non-agricultural. The name comes from the approving authority, as the DC conversion full form is District Commissioner (DC). So, once the DC approves the conversion, the land can then be legally used for residential, commercial, and industrial purposes. Although this also depends on the zoning regulations.
Now you may ask, why is it even important? Well, it is because anything on agricultural land without its conversion is illegal. So, you will miss out on building plan approvals, water, and electricity connections, and banks will not give you any loan, unless they see the papers.
2. The DC Conversion Process:
It might sound simple, but the whole process is not an overnight thing. It is a bureaucratic process that has multiple steps to it:
- The landowner submits an application to the District Commissioner.
- Documents like the RTC (Record of Tenancy and Cultivation), title deed, survey map, and NOC from the panchayat are submitted.
- Authorities conduct a final inspection.
- The fee is paid, which is calculated based on the land area and location
- If everything checks out, a DC conversion certificate is issued.
The whole process of DC converted sites can take 3-6 months, which can be tedious for many people. This is also why most buyers prefer purchasing land that has already been converted.
A Khata, B Khata, E Khata
This is where things get complicated for a lot of buyers, and we are here to solve it for you:
A Khata
Properties with an A Khata are fully regularised and have paid all the property taxes. So, these are eligible for loans, resale, and legal constructions.
B Khata
These are semi-legal! It is because properties may be DC converted, but they still have not met all the municipal norms. Meaning, they might lack approvals from BBMP or BDA, and so, if we talk legally, then you cannot construct or take a loan on B Khata properties.
E Khata
These are very common in areas with a panchayat. So, here you get Digitised records which are indeed valid, but still, they carry a slight risk.
Therefore, you should keep in mind that just because a DC is converted, it does not necessarily mean its A Khata.
3. After DC Conversion
The best way to understand this is to think of DC Conversion as the first green signal. This is like saying, “This land can now be used for something other than farming.” However, it’s just a first step, and before you build or even plan your future home, you need a layout approval from the right authorities. These include:
- BDA (Bangalore Development Authority)
- BBMP (Bruhat Bengaluru Mahanagara Palike)
- BMRDA (Bangalore Metropolitan Region Development Authority)
- Local Panchayats in rural zones
Without a layout approval from these authorities, even a DC converted plot is illegal for construction. So, again, you might end up with a site that no one will finance or approve further.
4. Loans and DC Converted Sites
Many people plan on taking a home loan to buy a plot, and if that’s where you are going, then your site must check these boxes:
- It MUST be DC converted
- The layout SHOULD be approved by a planning authority
- It MUST have A Khata
5. Hidden Costs
There will be many middlemen telling you a lot of schemes and ways. But don’t fall for the basic rate per square foot. There are several other costs involved, such as:
- Betterment charges that you will have to pay to BBMP
- Stamp Duty & Registration can take roughly 5-%7 % of the guidance or sale value.
- There are also legal opinion fees
- Plus, there is a Khata Transfer fee.
So, when planning for DC conversion, make sure you do not forget to count on these 10-15% additional costs above the land cost, which people learn very late.
6. No Guarantee!
A lot of buyers assume that DC conversion means a full-fledged infrastructure. But that’s not true! Besides the digital documentation, taking rounds around the banks and government offices, you will also need to physically inspect:
- Are roads tarred?
- Is there underground drainage in place?
- Are the electric poles up?
- Is there a proper water supply plan?
7. Watch Out for These
When working in this industry, you have to keep your guard up. It is because a lot of people can take advantage of the less knowledge of DC converted sites among common people about the process. This can not only cost you money and time, but might also trap you in illegal situations. So, make sure you are aware of these common traps:
- Projects that claim DC conversion but do not have a layout approval.
- B Khata being sold as “convertible” or “soon-to-be A Khata”
- Sellers pushing urgency like “Prices are going up next week!”
- Absence of encumbrance certificates (EC) orthe mother deed
8. Documents You Need
Before you get confused about the documents and what you need, here is a quick legal checklist:
- DC Conversion Certificate
- A Khata certificate
- Latest tax paid receipts
- The sale deed and the mother deed
- EC for the last 30 years
- Approved layout plan
- RTC and mutation extracts
9. Beware
Last but not least, we cannot emphasize more on how important it is to be careful of any traps and scams. For example, it is common to find layouts with fancy names that sound like they are associated with big builders or have been approved by BDA/BMRDA layouts. However, many of these are privately developed DC converted plots, with no official or legal ties to those names or authorities. These are created to deliberately make buyers think that it’s a well-known brand, or attract those who don’t dig deeper.
One thing is for sure: instead of going with the name, promises, or “applying soon” notices, focus on the legal documents, official portals, and legal listings.
10. Final Thoughts
So, should you buy a DC converted site in Bangalore? YES! But only if you are 100% sure of what you are buying, who you are buying from, and where it has been approved. If the paper work is clean, then it can be a smart investment.
At Aakruthi Properties, we specialize in villas & plots that are legally verified, strategically located, and ready for appreciation. Take the guesswork out of your investment and explore our trusted projects and make your next move with confidence.
Contact us today or visit www.aakruthiproperties.com to get started on your journey to secure land ownership in Bangalore.