Bhu Bharati Telangana: Land Records After Dharani, Bhudhaar, EC, Mutation and Appeals (2026)

Bhu Bharati replaced Dharani as Telangana's land records portal on 14 April 2025, when the Telangana Bhu Bharati (Record of Rights in Land) Act, 2024 came into force. Live statewide since 2 June 2025, it cuts Dharani's 33 modules to six, lets you appeal to the RDO and Collector instead of going straight to a civil court, and ties every parcel to a Bhudhaar number and a surveyed map.

Key takeaways

• Viewing is free: land details, the prohibited-lands list, market value and the encumbrance search on bhubharati.telangana.gov.in cost nothing.
• Appeals now run through the tahsildar, RDO, Collector and a Land Tribunal, with 30- or 60-day windows depending on the order.
• The one-year fast window to correct Record of Rights errors ran out on 13 April 2026. Late corrections go through appeal instead.
• A licensed surveyor's map is becoming compulsory for agricultural registrations, starting with pilot mandals.
• The portal has had outages and an e-challan fraud with losses the revenue department has put at Rs 52 crore. Pay only through official channels and keep every receipt.

What changed from Dharani

Dharani went live in October 2020 under the Telangana Rights in Land and Pattadar Pass Books Act, 2020. It made registration of farmland quick, but it froze a great deal of private patta land as "prohibited" or assigned land. It couldn't handle several co-owners on one parcel. And it gave owners no route to fix a wrong entry except a civil suit. The count of stuck cases differs by source: one puts pending applications at over 2.45 lakh, another counts 6.46 lakh grievances. Either way, the backlog is why the law was replaced.

About 18 lakh acres sat in Dharani's "Part B", entries parked because of disputes, which meant no pattadar passbook and no Rythu Bandhu for many owners. The new government made those cases a priority. For the headline change, our land records guide has a short summary; the rest of this page is the detail.

Checking a parcel before you pay anything

All the look-up tools sit under Information Services on the home page. Use the official address, because a dozen private sites use near-identical names.

Land Details Search

Search by Bhudhaar number, by pattadar passbook number, or by choosing district, mandal and village and typing the survey or sub-division number. The result gives the pattadar's name, khata number, extent in acres and guntas, land classification, the Bhudhaar and parcel-map status, and any section 22-A flag. From here you can view the pahani and the 1-B Record of Rights, which is what a lender will ask for.

Prohibited Lands Details

Section 22-A of the Registration Act lets the state bar registration of government land, assigned land, and waqf and endowment property. If your survey number is on this list, no sub-registrar or tahsildar will register the sale, whatever the seller promises. Check it on the day you sign and again before registration.

Encumbrance and market value

For agricultural land, search the EC on Bhu Bharati, which holds the farmland transaction history from about 2018. For urban or converted (NALA) land, the EC comes from the registration department's IGRS portal, whose digital records go back to 1983. Land that was farmed and later converted can have entries in both, so pull both. The market value check gives the government's value for stamp duty; the rates themselves are covered in our Telangana stamp duty guide.

Bhudhaar and the survey map

Bhudhaar is the parcel's permanent ID. A temporary number is given while geo-referencing is pending; the permanent one follows once a drone survey is verified at a village-level revenue sadassu. Sources describe it as 11 digits with a separate parcel-map number, or as a 14-digit code aligned with the national ULPIN. Copy it exactly as the portal prints it.

The bigger change is the map. The Act allows the government to make a survey or sub-division map compulsory for registration and mutation from a date it notifies, drawn by a licensed surveyor. The state has recruited around 5,000 licensed surveyors, and pilot mandals now need a surveyor-certified boundary map attached to every agricultural registration. Expect that to spread. For a buyer it is good news: the extent in the deed will finally be tied to a boundary on the ground.

Mutation, succession and slot booking

Agricultural land in Telangana is registered at the tahsildar's office, where the tahsildar also acts as joint sub-registrar. You file online, pay, and book a slot; at the slot both parties appear, the deed is registered and the mutation follows. Guides expect a registered sale to reach the pahani and 1-B within about 7 to 15 days after verification.

Succession runs through the mutation module: log in, fetch the land, enter the legal heirs, upload the death certificate and family documents, pay, book a slot, and the application goes to the tahsildar. If you have a court decree or a partition, attach it.

A worked example: inheriting 2 acres 20 guntas

Three siblings inherit 2 acres 20 guntas from their father. They want the mutation done and one wrong survey sub-division on the 1-B corrected.

• Extent in acres: 20 guntas is 20 ÷ 40 = 0.5 acre, so 2.5 acres.
• Succession mutation at the reported Rs 2,500 per acre: 2.5 × Rs 2,500 = Rs 6,250.
• Correction application: Rs 1,000.
• If the tahsildar rejects it and they appeal: another Rs 1,000.
• Total paid to the state: Rs 7,250, or Rs 8,250 with an appeal.

The per-acre rate is the figure news reports and farmer groups objected to; one guide gives a range of Rs 100 to Rs 2,500 per acre by land type, so the payment screen decides. Because the one-year correction window closed on 13 April 2026, the tahsildar may treat the correction as time-barred and send them to appeal.

Fixing a wrong entry, and where Dharani cases stand

The Bhu Bharati Rules took effect on 14 April 2025. First appeals must be filed within 30 days for orders under sections 4(5), 4(6), 7(2), 9(2) and 10(2); for orders under sections 6(2) and 8(2), the RDO or Collector hears the appeal within 60 days. Second appeals also carry a 30-day limit. Farmers pay Rs 1,000 to file a correction or an appeal.

To clear the Dharani backlog, the state ran revenue sadassulu, village meetings, in 593 mandals between April and June 2025, collecting 8.58 lakh applications. Over 3.27 lakh had been uploaded at the last public count, with more than 60% of issues resolved, excluding sada bainama cases. Those, about 9.74 lakh farmers' worth, were cleared for processing after the High Court lifted its stay. Applicants need 12 years' possession and a transaction before 2 June 2014.

If you bought, or are buying, land whose record changed during the Dharani years, ask why it changed. A name that appeared between 2020 and 2025 without a registered deed behind it is the pattern the new law was written to catch.

What can go wrong on Bhu Bharati

• Outages. Glitches have halted registrations, mutations, slot bookings and EC downloads statewide, with data-migration failures and records stuck in "processing". One district reported two weeks without registrations. Build slack into your dates.
• Payment fraud. Some private service-centre operators manipulated e-challans so that farmers paid in full while a fraction reached the treasury: about 4,800 suspect transactions and 15 arrests. The state has ordered a security overhaul. Pay online yourself and match the challan against the portal.
• Shifting deadlines. Owners have complained that Bhu Bharati dates keep moving. Check the current notice before you rely on any window.
• A record is not title. The 1-B shows who the state records as owner. Title rests on the registered chain; see our chain of title guide.

For what land costs around the city, see our Hyderabad property rates page.

Frequently asked questions

Has Dharani been replaced by Bhu Bharati?

Yes. The Bhu Bharati Act and its rules came into force on 14 April 2025, and the portal has run statewide since 2 June 2025 after a pilot in a few mandals. Old Dharani records were carried over. Use bhubharati.telangana.gov.in for land details, EC, prohibited lands and mutation; any site still using the Dharani name is not the state's current portal.

How do I see the map of my land with its survey number?

Open the map view on Bhu Bharati and search by survey number or Bhudhaar. Parcels that have been drone-surveyed and verified show a land parcel map with GPS-anchored boundaries; others show the older village cadastral map. If the map and the extent on the 1-B disagree, get a licensed surveyor's sketch before you sign.

How do I get an encumbrance certificate for farmland in Telangana?

Under Information Services on Bhu Bharati, choose the EC search, select district, mandal and village and enter the survey number. It shows agricultural transactions from about 2018. For earlier years, or if the land was ever converted, also search the registration department's IGRS portal, which holds records from 1983.

My Dharani application was never decided. What now?

Applications received at the 2025 revenue sadassulu were uploaded for tahsildars to decide under the new Act. Check the status with your application number on the portal or at the mandal office. If you get an order you disagree with, appeal within 30 days, or 60 days for orders under sections 6(2) and 8(2).

Can I still correct a wrong entry after April 2026?

The express correction route under sections 4(5) and 4(6) was open for one year and closed on 13 April 2026, with no extension announced. You can still apply, but the tahsildar may treat it as time-barred and direct you to the appeal or Land Tribunal route. Keep the registered deeds and old pahanis that prove the error.

If you are weighing farmland or a plot outside Hyderabad and want its Bhu Bharati record, EC and survey status read before you pay, send us the survey number and we'll tell you what to check.