Apna Khata Rajasthan: Jamabandi Nakal, Girdawari and Mutation Online
Apna Khata (apnakhata.rajasthan.gov.in) is Rajasthan's public window on its land records. Choose district, tehsil and village, then search by khata, khasra or owner's name to see the jamabandi nakal free. For a copy a bank or court will take, get the e-signed nakal: guides put the government fee at Rs 10 for a jamabandi and Rs 20 for a map or a mutation (P-21) copy.
Key takeaways
- Apna Khata is the public face; e-Dharti is the revenue department's software behind it, where patwaris and tehsils enter changes.
- The jamabandi is rewritten every four years, with mutations entered in between. Read the mutation copies, not just the latest jamabandi.
- Namantaran (mutation) follows sections 133 and 135 of the Rajasthan Land Revenue Act, 1956, and every entry sits in the P-21 register.
- Land of a Scheduled Caste or Scheduled Tribe khatedar sold to anyone outside those groups is void under section 42 of the Rajasthan Tenancy Act, 1955. Check before you buy.
- Section 136 fixes only clerical and admitted errors. A disputed entry needs a revenue case.
What Apna Khata shows, and what e-Dharti is
e-Dharti is the system in which Rajasthan's revenue staff maintain the jamabandi, mutations and maps; Apna Khata is the site and app through which the public reads them. When a patwari enters a mutation in e-Dharti and the tehsildar approves it, Apna Khata shows it.
From the Apna Khata home page you can:
- View the jamabandi nakal by khata number, khasra number or the khatedar's name. The name search is handy when a seller won't give numbers, but confirm the father's name.
- Apply for namantaran online, and track it by token number under the option for the current status of an application.
- Check namantaran status for a village, to see pending and decided mutations.
- Order e-signed copies of the jamabandi, mutation orders and the map, directly or through an e-Mitra kiosk.
The map sits on bhunaksha.rajasthan.gov.in. Choose district, tehsil and village, enter the khasra or click the parcel, and the portal highlights it with its neighbours; its "nakal" option gives a PDF. Viewing is free.
Reading a Rajasthan jamabandi
Under the Rajasthan Land Revenue (Land Records) Rules, 1957, the jamabandi is quadrennial. The patwari writes it in Form P-26 once every four years, village by village, on a schedule the Collector sets, and changes between rewrites are recorded through the mutation register. So a jamabandi can be fresh or nearly four years old, and the mutation copies fill the gap.
The jamabandi records everyone liable to pay revenue or rent, the land they hold or cultivate, and the nature of their tenure. For a buyer, three things matter most:
- Khatedar or gair-khatedar. A khatedar tenant has heritable, transferable rights. A gair-khatedar's rights are narrower, and buying from one needs a lawyer's opinion first.
- Every name and share on the khata. Rajasthan holdings are often joint. If the khata lists four brothers, one of them cannot sell a marked field.
- Each khasra and its area, in hectares, matched against the draft agreement and the map. Local bigha measures vary, so do the sum in square metres.
The khasra is the field number, and our khasra number explainer shows how it differs from the khata.
Free nakal, e-signed copy and e-Mitra: what each costs
| Copy | Where | Government fee (as guides report it) | Accepted for |
|---|---|---|---|
| Jamabandi nakal, informational | Apna Khata, free view and print | Nil | Your own checks only |
| Jamabandi nakal, e-signed | Apna Khata or e-Mitra | Rs 10 | Banks, courts, registration |
| Map (Bhu Naksha) copy, certified | Apna Khata or e-Mitra | Rs 20 | Loan files, demarcation, disputes |
| Mutation order (P-21), e-signed | Apna Khata or e-Mitra | Rs 20 | Proving how the seller got the land |
| Any of the above at an e-Mitra kiosk | e-Mitra operator | About Rs 15 to Rs 25 all-in, by one guide | Same as the e-signed copy |
We found these fees only in bank and portal guides, not a government schedule, so go by the payment screen.
Worked example: what a record check costs against what it protects
A plot near Jaipur's outer ring road sits in khasra 87, which the jamabandi shows at 0.60 hectare held in equal shares by three khatedars. One of them offers you his share at an illustrative Rs 3,000 per sq m.
- His share: 0.60 ÷ 3 = 0.20 hectare, or 0.20 × 10,000 = 2,000 sq m.
- Price: 2,000 × Rs 3,000 = Rs 60 lakh, for an undivided third, not a marked field.
- Records: one e-signed jamabandi (Rs 10), one map copy (Rs 20) and the two P-21 mutation orders that brought the land to the three brothers (2 × Rs 20 = Rs 40). Total Rs 70 in government fees.
Rs 70 against Rs 60 lakh is about 0.001% of the price. Those three documents tell you whether the shares are equal, whether the brothers inherited from someone whose own entry is sound, and whether the land is where the seller points. The price you negotiate should still be checked against the DLC rate, which our DLC rate guide explains, and the registry cost is covered in our Rajasthan stamp duty guide.
Namantaran: how mutation works in Rajasthan
Section 133 of the Land Revenue Act requires anyone who gets land by succession, transfer or otherwise to report it to the village patwari. Under section 135, the tehsildar inquires and, in undisputed cases, records the change in the annual registers. Every such entry goes in the mutation register, Form P-21, whether it comes from a sale, a gift, an inheritance, an allotment or a court order, and it is then carried into the next jamabandi.
In practice you apply for namantaran on Apna Khata after registration, attaching the registered deed, and keep the token number. A notice period follows for objections; if none come, the mutation is attested. Our mutation guide compares the process with other states. Registration makes you the owner in law; the mutation puts you on the jamabandi so that the next buyer, and your bank, can see it.
Girdawari: who is actually farming the field
Rajasthan has moved its crop inspection online. The patwari records each khasra's crop, irrigation and cultivator every kharif and rabi season through the Raj Khasra Girdawari app, with verification up the chain to the tehsildar. Farmers can also register their own crop through the Kisan Girdawari app. You can view a khasra's girdawari on Apna Khata, and the girdawari details form (Form 13) can be downloaded from the state's girdawari portal.
Read the last few seasons before buying farmland. A cultivator other than the seller, recorded season after season, can mean a tenant or an informal sale that the jamabandi hasn't caught.
Two Rajasthan traps a clean jamabandi won't flag
Land of SC and ST khatedars
Section 42 of the Rajasthan Tenancy Act, 1955 makes a sale, gift or bequest of a Scheduled Caste or Scheduled Tribe khatedar's rights to a person outside those groups void. In Rajasthan Housing Board v New Pink City Nirman Sahkari Samiti (1 May 2015), the Supreme Court treated such transactions as void from the start. The Rajasthan High Court has also held that a buyer can't claim khatedari rights by adverse possession over land bought in breach of section 42. A reporting investigation published in January 2026 traced 637 acres and 125 court cases arising from such transfers. If a chain of title passes through an SC or ST khatedar, have a lawyer confirm every later buyer was eligible.
Farmland sold as plots
Using agricultural land for housing needs permission under section 90-A of the Land Revenue Act. A colony plot whose khasra still shows plain agricultural use in the jamabandi, with no conversion order, is a warning. Check the conversion order and the local authority's approval before paying.
Correcting a wrong entry
Section 136 of the Land Revenue Act lets the Land Records Officer correct clerical errors and errors the parties admit, or those an officer notices on inspection. A notice in Form 7-A goes to the parties first. The courts have read the section narrowly: it fixes mistakes and cannot declare anyone's rights. A misspelt name, a wrong father's name or an area typed wrongly can go this way. A dispute over who owns the land needs a revenue suit. A clerical slip in a mutation order can also be corrected before the mutation is incorporated in the jamabandi.
For how Rajasthan's portal compares with other states', see the land records hub.
Frequently asked questions
How do I download jamabandi nakal in Rajasthan?
Go to apnakhata.rajasthan.gov.in, choose district, tehsil and village, and search by khata, khasra or owner's name. The informational nakal is free to view and print. For an e-signed copy, pay the fee online (guides put it at Rs 10 per jamabandi) or visit an e-Mitra kiosk, which prints it with the official stamp.
Can I find a khasra number in Rajasthan by the owner's name?
Yes. Apna Khata's name search lists the khatedar's khata with every khasra on it. Common names return many matches, so confirm the father's name and village. Then open the Bhu Naksha map for that khasra to see where the field lies and who the neighbours are.
How long is a Rajasthan jamabandi valid?
The jamabandi is rewritten every four years under the Land Records Rules, 1957, and mutations approved in between are recorded in the P-21 register. So the latest jamabandi can be up to four years old. Always ask for the mutation copies since the last jamabandi, and take a fresh e-signed nakal close to the registry date.
How do I check namantaran status on Apna Khata?
Use the option for the current status of an application and enter the token number you received when you applied. You can also view the village's namantaran status to see pending and decided mutations. If yours is stuck, the tehsil office handling the village can tell you whether an objection has been filed.
Can a mistake in the jamabandi be corrected online?
You can start through the tehsil, but the correction itself runs under section 136 of the Rajasthan Land Revenue Act, which covers only clerical errors and errors the parties admit. The officer issues a notice in Form 7-A before correcting. If the error is really a dispute over ownership or shares, you need a revenue case instead.
If you're looking at land or a plot in Rajasthan and want its jamabandi, map and mutation history read together, Realty Hunting can help you check it.
