Glossary
BBMP and Panchayat
BBMP was Bengaluru’s city corporation; areas outside it fall under a gram panchayat. The body covering your home issues its khata and approvals.
In plain words
Every home falls under a local body. Inside city limits, Bengaluru was run by the Bruhat Bengaluru Mahanagara Palike, or BBMP. Under the Greater Bengaluru Governance Act, 2024, the city is being reorganised under the Greater Bengaluru Authority, with new city corporations, so newer papers may carry a new name. Outside city limits, villages are run by a gram panchayat under the Karnataka Gram Swaraj and Panchayat Raj Act.
Separately, a planning authority approves layouts and building plans: the BDA inside its area, and other local planning authorities on the city’s edges.
Why it matters to you
- Khata. The city issues A-khata, B-khata or e-khata; a panchayat issues its own forms, often called Form 9 and Form 11.
- Services. Water, roads and garbage collection depend on the body in charge.
- Loans. Banks have their own rules for panchayat properties.
- Property tax. Rates and processes differ.
Along the Sarjapur–Attibele side, many projects sit just outside the old city limits. That is normal, and not a problem in itself, but you should know which rules apply.
How to find out
A PIN code or a “Bengaluru” address does not prove city limits. Ask the builder which body issued the building plan sanction and which will issue the khata, then check the documents. The approval letter’s letterhead usually tells you. If you are unsure, your lawyer can confirm it from the land records and the government notification that fixed the boundary.
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Related terms
See all glossary terms. This page explains a term; it is not legal or tax advice, and rupee figures are illustrative.
FAQ
BBMP and Panchayat: common questions
Is a panchayat flat a bad buy?
Not by itself. What matters is that the land is converted, the plan is approved by the right authority and the title is clear. Check those, and your bank’s view.
Does a Bengaluru PIN code mean BBMP limits?
No. PIN codes are postal. City limits are set by government notification. Check the approval documents instead.
What is the Greater Bengaluru Authority?
It is the body set up under the Greater Bengaluru Governance Act, 2024 to oversee the city’s reorganised corporations. Records once issued by BBMP may now carry a new name.
Who approves the building plan near Attibele?
It depends on the exact location. Ask the builder which planning authority sanctioned the plan, and see the sanction letter.
Want someone to walk you through it?
Ask the Reeva team about this, or anything else on your first-home paperwork. We will call back, with no pressure to buy.