Odisha Bhulekh: Check RoR by Khata, Plot or Tenant Name, Maps, e-Mutation and Certified Copies (2026)
To check a land record in Odisha, open Bhulekh at bhulekh.ori.nic.in, select district, tahasil and village, and search the Record of Rights (RoR) by khatiyan number, plot number or tenant name. Viewing is free. For a bank, court or registration, get a certified RoR: the e-District form lists a Rs 50 user fee, Rs 10 DeGS charge and Rs 3 application fee, so Rs 63 in all.
Key takeaways
- Bhulekh gives four ways in: khatiyan, plot, tenant name and the unique plot ID. Start with the plot number from the sale deed.
- Read the kisam (land class) and the status column before anything else. Government classes such as abada jogya anabadi can't be sold by a private person.
- Mutation starts on its own: since 1 January 2018 the sub-registrar sends Form-3 to the tahasil online after registration.
- Odisha's village maps are free on Bhunaksha, but a map print is not a surveyed boundary.
- A tribal owner's land can't be sold to a non-tribal buyer without the Revenue Officer's written permission. A sale made without it is void.
Three ways into the RoR, plus one
Odisha isn't covered in our national land records guide, so here is the portal in full. It is run by the Revenue and Disaster Management Department with NIC and covers all 30 districts. After choosing the district, tahasil and village (some guides also list the RI circle), you pick how to search.
By khatiyan (khata) number
The khatiyan is the account: one record listing every plot a tenant, or a group of co-tenants, holds in that village. Search here when you have the seller's khata number from an old RoR or a rent receipt. The result shows every plot on that account, which is how you find out that the "two acres" on offer is really one share of a family holding.
By plot number
The plot is the physical parcel. This is the right search for a buyer, because the sale deed describes land by plot, and the result tells you which khatiyan holds it. If the deed and the RoR point to different khatas, stop and find out why.
By tenant name
"Tenant" on an Odisha RoR simply means the person recorded as holder. It does not mean a renter. A name search is useful to see what else a seller holds, but names are in Odia and often carry a father's name, so a spelling variant can hide a record.
By unique plot ID
The View Plot Details by Unique Plot ID option uses the 14-digit ULPIN, which Odisha piloted early. Its digits encode state, district, tahasil, village and a plot number within the village. Not every plot has one yet.
Reading the front and back page
The RoR has a front page with the tenants, rent and cess, and a back page listing the plots. The fields that change a deal:
- Tenants and shares. Every co-holder signs, or a registered partition comes first.
- Status. Sthitiban means full, transferable ownership. Anything else needs a lawyer's reading.
- Kisam. The land class for each plot. Gharabari is homestead land; agricultural classes need conversion before you build. Abada jogya anabadi (cultivable waste) and rakhit (reserved) are government land.
- Area. Shown in acres to three decimals. One decimal (dismil) is 435.6 sq ft, and 100 decimals make an acre.
- Remarks. Notes of mutation cases, orders and restrictions. A pending case number here is a warning.
Older papers use sabik (earlier) plot and khata numbers; the current ones are hal numbers from the last settlement. When an old deed quotes a sabik plot, get the hal-sabik correspondence from the tahasil before you assume it is the same land.
Maps on Bhunaksha Odisha
The cadastral map sits on a separate portal, bhunakshaodisha.nic.in. Choose district, tahasil, RI circle, village and sheet number, click a plot, and a map report prints its boundary and neighbours. It needs no login and costs nothing. Use it to check that the plot you were shown on site lies where the RoR puts it and touches the road the seller says it does. For a boundary you can rely on, ask the tahasil to have it demarcated on the ground.
Certified copies and what they cost
| Copy | Where | Fee | Use |
|---|---|---|---|
| RoR view and print | Bhulekh | Free | Information only |
| Certified RoR, online | e-District or a Common Service Centre | Rs 63 (Rs 50 user fee, Rs 10 DeGS, Rs 3 application) | Banks, courts, registration |
| Certified RoR, other listing | Service centre, itemised | Rs 65 (Rs 30 government fee, Rs 8 service, Rs 10 printing, Rs 5 scanning, Rs 10 output, Rs 2 DeGS) | Same |
| Map report | Bhunaksha Odisha | Free | Location check |
Sources differ on the break-up, and a centre operator may add a kiosk charge of about Rs 10, so expect Rs 63 to about Rs 73. Some guides say the online certified copy carries a verifiable LR number; others say banks still want the tahasil's seal. Ask your lender which it accepts before you order.
Mutation: from sale deed to RoR
After a sale deed is registered, the sub-registrar sends Form-3 online to the tahasil, and a mutation case opens on its own. Online mutation has been mandatory since 1 January 2018. For inheritance, gifts outside the registry or court decrees, you apply yourself on odisharevenueservices.nic.in under Land Record Services, Apply for Mutation, with the land's tahasil, village, khata and plot. Upload the deed or other papers and pay online, and an SMS tells you when the tahasildar takes up the case.
The Mutation Manual sets how long an uncontested case may sit at each desk: up to 10 days with the tahasildar for verification, 30 days with the Revenue Inspector for field work, and 5 days for the final order. That is 45 days end to end. Objections to a notice must be filed within 30 days of service, and a contested case takes longer.
A worked example: a 5-decimal plot outside Bhubaneswar
A seller offers a 5-decimal plot on the city's edge at an illustrative Rs 2,000 per sq ft. The RoR shows the plot as 0.050 acre on a khatiyan with four co-tenants, sthitiban status, and an agricultural kisam.
- Area: 5 × 435.6 = 2,178 sq ft.
- Price: 2,178 × Rs 2,000 = Rs 43,56,000.
- Signatures: all four co-tenants, or a registered partition that puts this plot on the seller's own khata first.
- Certified RoRs for the current khatiyan, the parent khatiyan and one neighbour: 3 × Rs 63 = Rs 189.
The kisam is the bigger cost. Conversion to homestead under section 8A of the Odisha Land Reforms Act, 1960 is applied for at the tahasil, and sources disagree on the fee. An older tiered notification charges 5% of market value in areas not otherwise listed, which here would be Rs 2,17,800. A later simplification reportedly moved to 1% of market value, which would be Rs 43,560. Ask the tahasil which applies to this village, and agree in writing who pays. Our Bhubaneswar market guide covers what plots in these belts sell for, and the cent to square feet guide works through the same unit.
What an RoR proves, and what it doesn't
Section 13 of the Odisha Survey and Settlement Act, 1958 says a finally published RoR, or a certified copy of it, is conclusive evidence of that publication. Section 42 bars civil suits over the preparation and publication of the record itself. That gives a settled RoR more weight than a revenue entry carries in many states. It still records who the state treats as holder. Title rests on the registered deeds behind it, so trace the chain; see our chain of title guide.
- Tribal land. Under section 22 of the Land Reforms Act, a Scheduled Tribe raiyat's land transferred to a non-tribal buyer without the Revenue Officer's prior written permission is void. The registrar must refuse the deed. For a sale, permission is refused if a tribal buyer at market price is available.
- Government land. A plot in a government kisam, or with an encroachment case in the remarks, can't be bought from a private seller, however old his possession.
- Urban plots. Bhubaneswar Development Authority allotments sit in BDA's records. Check the RoR for the underlying land and BDA for the allotment.
- Lag. A deed registered this month may still be a pending mutation case.
Frequently asked questions
How do I find plot details by name on Bhulekh Odisha?
Choose district, tahasil and village, pick the tenant option and type the name as it appears in Odia records. The result lists khatiyans held under that name, with their plots. Try the father's name and alternate spellings. Confirm the plot you are buying through a plot-number search, since two people with the same name are common in one village.
Is there a Bhulekh Odisha app?
The state's portal works on a phone browser, and the maps are on Bhunaksha Odisha. We found no dedicated app announced by the revenue department; apps in the stores that use the Bhulekh name are not the state's own. Use the government web address for anything you rely on, and never pay an app for a certified RoR that e-District issues for about Rs 63.
What is the difference between khata and plot in an Odisha RoR?
The khata, or khatiyan, is the holder's account: one entry that can list many plots. The plot is one physical parcel with its own number, area and kisam. A buyer should always search by plot, because the deed conveys plots, and then read the khatiyan to see every co-holder who must sign.
How long does mutation take in Odisha after registration?
The case opens automatically when the sub-registrar sends Form-3. The Mutation Manual's desk limits for an uncontested case add up to 45 days: 10 at the tahasil, 30 with the Revenue Inspector and 5 for the order. Objections must come within 30 days of notice. Track the case number and chase the tahasil if it stalls.
Can I use a free Bhulekh printout for a home loan?
No. The free print is for information. Lenders ask for a certified RoR, which you can order through e-District or a Common Service Centre for about Rs 63, or collect from the tahasil with its seal. Ask your bank which version it accepts, and get it close to the sanction date.
If you are looking at a plot anywhere in Odisha and want its RoR, kisam and mutation history read before you pay, share the khatiyan and plot numbers with us and we'll tell you what to check.
