How to Check Land Records Online: State-by-State Guide to Bhulekh, Bhoomi, Mahabhumi, AnyROR and More

To check land records online, open your state's revenue portal (UP Bhulekh, Mahabhumi, Bhoomi, Apna Khata, Tamil Nadu e-services, Bhu Bharati, Bihar Bhumi, MP Bhulekh or AnyROR), choose district, tehsil and village, and search by survey, khasra or khata number. Viewing is free almost everywhere; a digitally signed copy a bank will accept costs roughly Rs 10 to Rs 30.

Key takeaways

• Every state keeps its own record of rights under its own name: khatauni, 7/12, RTC, jamabandi, patta. The fields are similar; the portals and fees are not.
• The free online view is for information. For a loan, a court or a registration, get the digitally signed copy or a certified copy from the tehsil.
• A revenue entry is not proof of title. The Supreme Court held in 2021 that mutation is only for fiscal purposes.
• Rural land is well covered; flats and urban plots usually sit in municipal or city-survey records instead.
• Look for the 14-digit ULPIN (Bhu-Aadhaar) on the record. More than 40 crore parcels had one by August 2026, but not all.

What an online land record actually is

Each state's revenue department maintains a record of rights for agricultural and village land: who holds each parcel, its area, its class of tenure, the revenue due, and any charges or restrictions noted against it. Most states also keep a mutation register, the running log of every change of name after a sale, inheritance or partition, and a village map. Under the Digital India Land Records Modernisation Programme these registers were computerised, and about 95% of rural records across more than 6.26 lakh villages are now online, by one recent count.

What you see on a portal is a copy of those registers. It is a good first screen: it tells you whether the seller's name is there, whether the area matches, and whether a bank loan or a restriction is noted. It cannot tell you whether the chain of sale deeds behind that name is sound.

State by state: portals, records and signed-copy fees

Fees are small and change often, so treat these as a guide and go by the payment screen. For Haryana and Punjab, our page on jamabandi and fard covers the process.

Uttar Pradesh: khatauni and khasra

On UP Bhulekh you search by khasra or gata number, khata number or owner's name. The khatauni lists every holder on an account; the khasra describes the plot. The portal also shows a real-time khatauni that reflects mutations as they happen, but it is not accepted in court. For a loan or litigation, lenders and lawyers ask for the certified copy from the tehsil.

Maharashtra: 7/12 and property card

The free Mahabhulekh view is for reference. The signed copy from Digital Satbara costs Rs 15 and carries a QR code and a 16-digit verification number. City-surveyed urban land has a property card instead of a 7/12. Our 7/12 extract guide reads it field by field.

Karnataka: RTC or pahani

The RTC (record of rights, tenancy and crops) shows the owner, survey number, extent in acres and guntas, soil type, crop, tenure and land revenue. The free view is not accepted by banks or courts; the signed i-RTC with a QR code is. In Bengaluru's urban areas the civic khata matters as much; see A-khata vs B-khata.

Rajasthan: Apna Khata

Search by khata, khasra or name to see the jamabandi nakal and track a namantaran (mutation) application. The informational nakal is free; the e-signed copy is the one to file.

Tamil Nadu: patta and its companions

Tamil Nadu splits the picture across the patta, the A-register, the FMB boundary sketch and, in surveyed towns, the TSLR. The portal also has a check for whether a survey number is government land. Our patta chitta guide explains how they fit.

Telangana: Bhu Bharati after Dharani

The Telangana Bhu Bharati (Record of Rights in Land) Act, 2024 came into force on 14 April 2025 and replaced the Dharani portal, which had faced allegations of being misused for land grabs. The new portal has 6 modules against Dharani's 33, and parcels are being given a Bhudhaar number tied to a mapped boundary. Records that changed during the Dharani years deserve a second look.

Bihar: jamabandi and the special survey

Bihar Bhumi shows the jamabandi (Register II), khata and khesra details, the map, dakhil kharij (mutation) status and parimarjan (correction) requests. The state is also running a special land survey, with self-declarations and family trees (vanshavali) uploaded by landholders; its deadline has been extended more than once, so check the current status for your village before relying on older records.

Madhya Pradesh and Gujarat

MP Bhulekh shows khasra, khatauni and maps free for reference, and issues a digitally signed copy that carries legal weight under the IT Act. Gujarat's AnyROR shows the 7/12, the 8A and the VF-6 mutation entries; the signed PDF stays downloadable for 24 hours after payment, and applications to change records go through iORA.

A worked example: the co-owner who sells "his" land

A seller in western UP offers you "0.5 hectare" at an illustrative Rs 2,000 per sq m. The khatauni shows the account at 1.2 hectares held jointly by four brothers, with no partition recorded.

• One hectare is 100 ares of 100 sq m each, so 10,000 sq m.
• With four equal co-holders, each brother's share is 1.2 ÷ 4 = 0.3 hectare, and that share is undivided.
• The price asked: 0.5 × 10,000 × Rs 2,000 = Rs 1 crore.
• What the seller can convey on his own: 0.3 × 10,000 × Rs 2,000 = Rs 60 lakh worth, and not any particular strip of it.
• The gap is 0.2 hectare, or 2,000 sq m, worth Rs 40 lakh.

The fix is either all four brothers signing the sale, or a registered partition first, followed by a mutation that shows the divided shares. A few rupees spent on the record before the advance changes the whole deal.

What online records won't tell you

• Title. In Jitendra Singh v State of Madhya Pradesh (6 September 2021), the Supreme Court restated that a mutation entry confers no right, title or interest and is for fiscal purposes only, following Balwant Singh v Daulat Singh (1997). Title comes from registered deeds, which is why our title and legal check guide starts with a 30-year search.
• Recent changes. Mutation lags registration. A sale last month may not show, and a pending objection may not be visible.
• Encumbrances outside the revenue system. A mortgage registered with the sub-registrar may not appear on the record of rights. Pull the encumbrance certificate separately.
• Planning status. Nothing on a khatauni tells you whether a layout was approved. A plot in an unapproved colony can have a clean record and still be unbankable; read our note on unapproved colony plots.
• Urban flats. Most apartments are recorded by the municipal body and the registration department, not the tehsil.
• Look-alike sites. Many private sites mimic the official portals. Use the government address, and never pay a third party for a "certified" copy the state issues itself.

A five-step routine before any land deal

1. Pull the record of rights and the map on the official portal using the survey or khasra number in the draft agreement.
2. Match every name, share and area against the seller's documents and ID.
3. Read the mutation history behind the current names.
4. Buy the signed or certified copy and keep it with the file.
5. Hand everything to a local property lawyer for the title search and encumbrance check.

Frequently asked questions

Is a land record downloaded online legally valid?

The free view on most portals is marked for information only and will not satisfy a bank, a court or a sub-registrar. Digitally signed copies from Maharashtra's Digital Satbara, Karnataka's i-RTC, Rajasthan's e-signed nakal, MP Bhulekh and Gujarat's AnyROR are accepted because they carry a signature under the IT Act. In UP, get a certified copy from the tehsil.

Can I search land records by owner name?

Yes, on most portals. UP Bhulekh and Apna Khata let you search by name as well as by khasra or khata number. A name search is useful for spotting other land a seller holds, but spellings vary between records, so confirm the final result using the survey or khasra number printed in the agreement.

What is ULPIN or Bhu-Aadhaar?

It is a 14-digit code assigned to a land parcel from its geo-coordinates, under the national land records programme. It stays with the parcel whoever owns it. More than 40 crore parcels had one by August 2026. Its absence on a record is not a warning sign in itself, since mapping is still under way in many villages.

Why doesn't my flat show up on the state land records portal?

Revenue portals cover agricultural and village land by survey number. A flat in a city is usually recorded through the municipal body's property register, a city-survey property card or the builder's land records, and your ownership rests on the registered sale deed. Check the land under the project on the revenue portal, not the flat itself.

What should I do if the online record shows the wrong owner or area?

Apply for correction through the state's own route: parimarjan in Bihar, a correction application at the taluk in Tamil Nadu, the tehsil or the portal's module elsewhere. Attach the registered deeds and earlier records. Don't complete a purchase while the error stands, because the lender and the next buyer will both read the same record.

If you are weighing a plot in any state and want a second pair of eyes on its records, share the survey number with us and we'll tell you what to check next.