UP Bhulekh Khatauni: Check Land Records, Shares and Maps Online
To check a khatauni in Uttar Pradesh, open upbhulekh.gov.in, choose "khatauni (adhikar abhilekh) ki nakal dekhein", select district, tehsil and village, and search by gata (khasra) number, khata number or khatedar's name. Viewing is free and needs no login. The printout is unattested; for a loan or a court, get a certified copy through the tehsil or a Jan Seva Kendra.
Key takeaways
- The portal shows three different things that people call "khatauni": the fasli-year copy, the real-time khatauni, and the ansh nirdharan (share) copy. Know which one you are reading.
- Column 18 records bank mortgages and their release; column 19 carries remarks, earlier orders and the number of any revenue case pending on the land.
- Co-owners' shares are now being fixed gata by gata rather than village by village, after an October 2025 Board of Revenue direction.
- Mutation is ordered by the tehsildar under section 34 of the UP Revenue Code, 2006; errors are corrected on an application under section 38.
- Buying one co-owner's share buys an undivided fraction, and you pay duty on that fraction's value.
The upbhulekh.gov.in home screen, option by option
Most people click the first box and stop, but the others answer different questions.
- Khatauni (adhikar abhilekh) ki nakal dekhein. The record of rights for the current fasli year. Search by gata number, khata number or name, tick the result, then enter the captcha to see the copy.
- Real time khatauni ki nakal dekhein. The same account with orders passed since the fasli copy was prepared, so a recent mutation shows here first.
- Khatauni ansh nirdharan ki nakal dekhein. The version that states each co-holder's share against each gata.
- Gata (unique code) jaanein. The unique code of the plot and the revenue village's khatauni code, useful when a bank or a registry form asks for them.
- Bhukhand/gata ki vaadgrast sthiti. Enter the gata number to see whether a dispute is recorded against it. Run this on every plot before paying an advance.
- Bank login and mortgage view. Banks log in separately; the public view shows mortgage entries noted on a holding.
Bhu Naksha UP
The map sits on a separate site, upbhunaksha.gov.in. Choose district, tehsil and village, then type the gata number or click the parcel. The plot is highlighted with its neighbours and access path, and "Map Report" gives a PDF. No login is needed. Compare the map's shape with what the seller shows you on the ground, because a highlighted parcel on screen is not a demarcation.
Reading a UP khatauni, column by column
The header names the district, tehsil, village code, fasli year and khata number. The fasli year runs from 1 July to 30 June, so a new khatauni is prepared before each July; an older fasli year can mean a stale copy.
The body lists each holder with the father's or husband's name and address, the class of tenure, the holder's share in the khata, and every gata number on the account with its area in hectares. At the foot are two columns buyers skip at their peril:
- Column 18 records mortgages (18.1) and mortgage releases (18.2), with the bank's name or code, the date and the amount. A Kisan Credit Card loan against the land shows here. An entry in 18.1 without a matching release in 18.2 means the land is still charged.
- Column 19 carries remarks, earlier orders and the computerised number of any revenue case pending on the land. A case number here is a stop sign until your lawyer has read the file.
A village under consolidation, or one whose rebuilt khatauni isn't yet digitally signed, may not show online at all. That isn't suspicious in itself, but you then work from the tehsil.
Fasli copy, real-time khatauni or certified copy?
| Version | What it reflects | Use it for | Cost |
|---|---|---|---|
| Khatauni (fasli-year copy) | The record as prepared for the current fasli year | First look at holders, shares and area | Free online |
| Real-time khatauni | Orders passed since, such as a new mutation | Checking a mutation you are waiting on; spotting a recent sale | Free online |
| Ansh nirdharan copy | Each co-holder's share against each gata | Buying from one co-owner; family division | Free online |
| Certified copy (nakal) | The record, attested by the revenue office | Bank mortgage, court, government schemes | A small counter fee; sources quote roughly Rs 15 to Rs 50 |
The free copy is marked for information only; banks and courts want the attested one.
Ansh: the share column, and what changed
Most UP land is held jointly by families, and many khataunis listed co-holders without stating shares, so the state has been fixing them in the record. An August 2024 letter dealt with correcting undisputed share errors. In October 2025 the Board of Revenue told divisional commissioners to fix shares gata by gata rather than locking the whole village, so inheritance entries on other plots don't stop meanwhile. For a buyer: read the ansh copy, and make sure the seller's share is stated against the gata you are buying.
Worked example: buying one co-owner's share
Gata 145 in a village near Lucknow measures 0.6320 hectare. The ansh copy shows three co-holders: Ram with 1/2, Shyam with 1/4 and Sita with 1/4. Shyam offers to sell you "his part". Assume an illustrative circle rate of Rs 1,200 per sq m, and a male buyer.
- Gata area: 0.6320 × 10,000 = 6,320 sq m.
- Shyam's share: 6,320 ÷ 4 = 1,580 sq m.
- Value at circle rate: 1,580 × Rs 1,200 = Rs 18,96,000.
- Stamp duty at 7%: Rs 18,96,000 × 0.07 = Rs 1,32,720.
- Registration fee at 1%: Rs 18,960.
- Total government cost: Rs 1,51,680.
Most sources give 7% duty for a man and 1% registration in UP; a few quote 3% to 5% for farmland, so confirm the rate on the IGRS calculator before you budget. Our UP stamp duty guide covers the women's concession. What you buy is an undivided quarter of gata 145, not a marked 1,580 sq m strip. Ram and Sita remain co-holders, and a physical division needs their agreement or a division case in the revenue court. Price that in.
Getting a certified copy
You can get the attested nakal at the tehsil computer centre, at a Jan Seva Kendra (CSC) or Lokvani centre, or through the e-District route where your district offers it. Take the gata or khata number and the village name. The fee is small, but we could not find a single official schedule: bank and portal guides quote from about Rs 15 to Rs 50, and CSCs add their own service charge. Ask for the current fasli year, and check that the copy carries the stamp or digital signature before you leave.
Match the gata number and sub-number, the area and the seller's share on the certified copy against the sale deed. Plots on a city's edge, like much of what our Lucknow market study covers, usually need it for a loan.
When the khatauni is wrong, or hasn't caught up
Mutation after you buy
Registration doesn't change the khatauni. The tehsildar orders the mutation (dakhil kharij) under section 34 of the UP Revenue Code, 2006, after the lekhpal's report; track it at vaad.up.nic.in with the registry number and date. Guides put the median wait around 40 days. Fees quoted online vary widely, and some are really municipal fees, so ask the tehsil. See our mutation guide.
Correcting an error
Section 38 of the Code covers errors and omissions in the map, the khasra or the khatauni. The application goes to the tehsildar with your name and parentage, the record to be corrected, the land, the exact nature of the error, and a certified copy of the entry. If the mistake crept in during a later update, certified copies of the earlier fasli years usually prove it. If it goes back to the original entry, you need independent evidence: the family register, school records, PAN or Aadhaar. Don't let a seller close a sale "and fix the name later".
Where UP Bhulekh won't help you
- Authority land. In Noida, Greater Noida and YEIDA sectors, flats and plots are leasehold from the authority. The authority's allotment and transfer records matter; the khatauni of the acquired village doesn't show your flat.
- Consolidation villages. Records may be locked, and old deeds cite pre-chakbandi numbers. See our khasra number explainer.
- Title and litigation. Column 19 shows revenue cases only. Civil suits and registered agreements to sell won't appear. Our land records hub explains why a revenue entry is not title.
- Look-alike sites charge for PDFs the state's portal gives free.
Frequently asked questions
What is real time khatauni on UP Bhulekh?
It is the khatauni with every order passed since the fasli-year copy was prepared, so a new mutation, share correction or mortgage appears there first. Use it to confirm your mutation has gone through or to spot a sale the seller didn't mention. Like the ordinary online copy, it is for information and is not an attested document.
How do I see khatauni ansh (shares) online?
On upbhulekh.gov.in choose "khatauni ansh nirdharan ki nakal dekhein", pick district, tehsil and village, and search by gata, khata or name. The copy shows each co-holder's share against each gata. If shares are blank or look wrong, the correction goes to the tehsil, and you should not buy a share until it is fixed.
Is a khatauni downloaded from UP Bhulekh valid for a bank loan?
Only as a first screen. The portal marks its copy as unattested, and lenders usually want a certified nakal from the tehsil computer centre or a Jan Seva Kendra before they register a mortgage. The bank will also note its charge, which later appears in column 18 of the khatauni.
How can I check if a gata in UP is under dispute?
Use the "bhukhand/gata ki vaadgrast sthiti" option on the portal's home page and enter the gata number. Then read column 19 of the khatauni for a pending case number. Both cover revenue proceedings only, so a lawyer should still search the civil courts before you pay anything substantial.
My name is wrong in the khatauni. How do I correct it?
Apply to the tehsildar under section 38 of the UP Revenue Code, 2006, stating the error and attaching a certified copy of the entry. If the error appeared in a later year, earlier fasli-year copies prove the right name; otherwise attach the family register, school certificate, PAN or Aadhaar. The lekhpal reports, and the correction is ordered.
If you're weighing land in Uttar Pradesh and want someone to read the khatauni with you, Realty Hunting is happy to take a look.
