Checking Land Records in Madhya Pradesh Online: Bhulekh, RCMS, SAMPADA and MP RERA

A plot purchase in Indore or Bhopal normally begins with two questions. Whose name is on the record, and does anything stand against the plot? Madhya Pradesh answers most of this online, but through four government portals that seldom share data. The sections below take each portal in turn, explain what the record really proves, and name what no portal will ever show.

LegiScore has run thousands of MP title searches, and the same pattern keeps recurring. The usual buyer opens the khasra, notes the seller's name and goes no further. A revenue court case on RCMS and a lien on SAMPADA go unnoticed, and most of the disputes we meet start from those two omissions.

Which land records does Madhya Pradesh hold online?

Field-level records in Madhya Pradesh take the form of the khasra, one for each plot of agricultural land. It states the khasra number, area, soil class, current crop, irrigation source and recorded holder (bhumiswami). A single plot gets a single khasra, and when heirs split a survey number each share has its own entry.

The state keeps four families of records online, spread over four portals:

• Bhu-abhilekh (revenue records): MP Bhulekh holds the khasra, khatauni and B1.
• Registration records: SAMPADA 2.0 holds sale deeds, encumbrance data and e-stamps.
• Revenue litigation: RCMS lists partition, mutation and boundary cases.
• RERA filings: MP RERA shows the status of registered projects.

Each one proves a different fact, and none proves all of them. We take them one by one.

Finding the khasra and khatauni online

The official portal of the Commissioner Land Records, Madhya Pradesh, is mpbhulekh.gov.in. In its free-services area the khasra, khatauni, B1 and bhu-naksha (plot map) can be opened with no login. Follow these steps.

• Go to mpbhulekh.gov.in and press Free Services, the public path that needs no login.
• Choose District, then Tehsil, then Village (an RI circle and patwari halka may appear as well).
• Look up by Khasra number, by owner name or by Khata number.
• The record then loads. For ownership choose the khasra/B1 view, and for the outline of the plot and the plots next to it choose the bhu-naksha view.

What you get free is for information. A certified nakal, signed digitally and usable in law, is available for around Rs. 30 from MP e-District or the MPOnline RCMS copy service. Banks and sub-registrars accept nothing less, and a screenshot is no substitute.

Khasra, khatauni and B1: what each proves

People use these three terms loosely, so settle their meanings before you read any record.

• Khasra is plot-centric. It covers one plot with its area, soil, crop and recorded holder, and it answers 'what is this plot and who holds it'.
• Khatauni is holder-centric. It lists every plot a person holds in the village and the total holding, and it answers 'what does this person own here'.
• B1 (Bhu-adhikar evam Rin Pustika) is the record of holding and loans. It shows the bhumiswami, the total area and any loan or charge entered against the holding, and it answers 'is a registered agricultural loan outstanding on this'.

A clean khasra together with a clean B1 is the minimum. Where the B1 records a co-operative or bank loan on the land, closing the sale has to wait until that charge is cleared. At the registry counter, deals have fallen apart for this very reason, after buyers read the khasra and passed over the B1.

Reading an MP khasra entry

Work through the columns from left to right. The first is the khasra number, which names the plot. Rakba is its area, in hectares and decimals (0.405 hectare is an acre). Bhumiswami holds the recorded owner, and where several names carry fractions the holding is joint and every co-owner must sign the deed of sale. Tenure appears under bhu-adhikari shreni (class of land right). Be careful with entries marked shasakiya (government), aam rasta (common path) or abadi, since none of them is agricultural land that can be sold freely. The columns for crop and irrigation matter less for title, but they confirm that the land is what the seller says it is.

Suppose the holder named in the khasra is not the name found in the chain of sale deeds. You then have a mutation gap, which usually exists as an open case on RCMS, the next portal.

Looking for revenue court cases on RCMS

At rcms.mp.gov.in the Revenue Case Management System (RCMS) serves as the state's online register of revenue-court litigation. Mutation disputes, partition (batwara), boundary fixing (seema-ankan) and diversion cases heard by Tehsildars, SDMs and Collectors are all in it. An encumbrance certificate omits them all, because the registration office has nothing to do with revenue courts. Of all the checks in MP due diligence, this is the one most often skipped.

• Go to rcms.mp.gov.in and select the case-search option.
• Search by case number, party name or, where your district's build allows, khasra and land details.
• Note the case type, the court (Tehsildar/SDM/Collector), the present status and the date of the next hearing.

Why bother? A plot can show a perfect registration history while the seller and his brothers fight a live partition suit over it. The deed transfers no more than the seller lawfully owns. Should a revenue court decide that he owned half, the 'full plot' you paid for shrinks to half a plot. Before money moves, run the khasra and the seller's name through RCMS. For litigation checks in general, our guide on how to check pending court cases on a property is the place to look.

Checking registration and encumbrance on SAMPADA 2.0

The IGRS Madhya Pradesh portal is SAMPADA 2.0, and it offers e-registration of deeds, e-stamping and document search. The Inspector General of Registration and Stamps runs it under the Commercial Tax Department. It replaced the earlier SAMPADA system in 2024, and it is where registered sale deeds and the encumbrance record officially live. The address is mpigr.gov.in.

On SAMPADA, the encumbrance check lists the registered transactions on a property for any period you pick: sales, gifts, mortgages, leases, partitions and releases. If it is clean for the last 13 to 30 years, no registered loan or competing sale stands against the property. Unregistered claims lie outside it, a limit discussed below.

• Go to mpigr.gov.in and enter SAMPADA 2.0.
• Use the property or document search to pull the history of registered deeds for the property.
• To see the encumbrance position, run the EC search for the property across the years you select.
• Compare the registered owner on SAMPADA with the bhumiswami on the khasra. They ought to match, and if they do not, find out why.

MP levies stamp duty and registration charges on a sale deed, and the SAMPADA valuation tool displays the guideline (collector) rate, which sets the floor for the stamp calculation. For the EC process and the forms, read our Madhya Pradesh encumbrance certificate guide. For the real cost of duty, see stamp duty and registration charges by state.

Aabadi land and agricultural records: why they differ

Aabadi (abadi) land means the inhabited settlement area of a village, with its houses, lanes and common spaces, as against the agricultural khasra plots around it. Different record systems hold the two. The trap is to buy a built house on aabadi land after checking only agricultural khasra records, which do not cover it. The central SVAMITVA scheme is surveying aabadi parcels and issuing property cards for them, and district record-room copies stay as the older paper backup. Anyone buying a house in a village abadi should specifically ask for the aabadi record or the SVAMITVA property card, and get the district record-room copy if the digital entry is thin. Settlement-area purchases get no protection from a khasra search by itself.

Verifying an MP RERA project before you book

Before paying any booking amount for a flat or plot under construction in an MP township, look the project up on rera.mp.gov.in, the MP RERA portal. Registration under the Real Estate (Regulation and Development) Act, 2016 is compulsory once a project exceeds 500 square metres or eight units, which makes an unregistered project a warning sign by itself.

• Go to rera.mp.gov.in and open Registered Projects, under the Projects section.
• Search by project name (a partial match works) or enter the full registration number, in the form RERA-MP/{district}/{year}/{serial}.
• Confirm that registration is current (the proposed completion date has not gone by) and that the PAN of the promoter agrees with your agreement.
• Read the latest Quarterly Progress Report. If the QPR is over 90 days old, the project may have stalled.
• Look at the Complaints tab for pending or disposed complaints against the promoter.

What RERA registration shows is that the project is filed and that the promoter answers to the authority. Title to the land beneath the project is not confirmed by it, and that still depends on the Bhulekh, SAMPADA and RCMS checks described earlier. See our state-wise RERA verification guide for how registration numbers work in other states.

What MP land records cannot prove

This part costs people money. Online records show what has been written down. They do not show the physical and human reality on the ground. Blind spots gather in three places, and three things stay invisible:

• Possession. Who actually farms or lives on the plot is not told by the khasra, which only names a holder. Tenants, encroachers and people claiming adverse possession leave nothing in the record.
• Unregistered claims. SAMPADA carries registered documents only, so spoken family arrangements, unregistered agreements to sell and shares promised to relatives never appear.
• Family disputes still brewing. RCMS cannot show a succession quarrel that has not reached a revenue court, and a contested will stays off the khasra until mutation happens.

The defence is to layer the checks. Read the registered record, read the litigation register, then inspect the site and talk to the neighbours. Our pre-purchase document verification checklist sets out the whole sequence, and for farmland in particular, the agricultural land purchase legal checks explain MP's rules on tenure and ceilings.

The MP land record portals side by side

• Khasra / Khatauni · Portal: MP Bhulekh (mpbhulekh.gov.in) · Proves: details of the plot and its recorded holder · Cost / time: free to view, about Rs. 30 if certified
• B1 (Rin Pustika) · Portal: MP Bhulekh (mpbhulekh.gov.in) · Proves: agricultural loans or charges on the holding · Cost / time: free to view, takes minutes
• Sale deed / Encumbrance · Portal: SAMPADA 2.0 (mpigr.gov.in) · Proves: transactions and liens on record · Cost / time: small search fee, same day
• Revenue court cases · Portal: RCMS (rcms.mp.gov.in) · Proves: suits for partition, mutation and boundaries · Cost / time: search is free and takes minutes
• RERA project status · Portal: MP RERA (rera.mp.gov.in) · Proves: project registration plus complaints · Cost / time: no fee, minutes
• Aabadi / settlement · Portal: district record room or SVAMITVA · Proves: who owns village settlement land · Cost / time: varies, and a counter visit is needed
• Bhu-naksha (map) · Portal: MP Bhulekh (mpbhulekh.gov.in) · Proves: outline of the plot and of its neighbours · Cost / time: view free, minutes

Automated search across portals compared

Done manually, the full MP check means four portals, a few charges for certified copies and a revenue-litigation search whose existence most buyers never suspect. The portals do not refer to each other, which means one clean result says nothing about the rest. LegiScore exists to close this gap.

One pass of LegiScore covers 15+ government portals and more than 18,000 courts. The khasra, B1, encumbrance and revenue-case status are fetched together, and a structured legal opinion follows within 15 minutes for Rs. 199 per title search. The gain is more than speed: RCMS and the encumbrance register are searched without being asked, which catches the litigation and lien gaps that manual checks let through. How this works across Indian states is covered in our note on automated government land-record search.

Start with a portal screenshot, but do not stop there. A bank, an NRI buyer or any person paying lakhs for a plot needs a title opinion that reconciles all four families of records.