How is a property card different from a 7/12?

A 7/12 is the village record of rights for a survey or gat number, kept by the village revenue officer. A property card is the city survey record for a CTS number, kept by the city survey office. Mahabhulekh offers both, and you choose 7/12, 8A or Property Card when you search.

How do I get a purchase or mortgage entered on the card?

Apply through e-PCIS (epsit.mahabhumi.gov.in), or the separate e-PCIS for Mumbai. The FAQ lists five types of application: heirship, purchase, gift, mortgage or charge, and release deed. Create the login with your own mobile number, because you cannot apply from another person's login. The helpline is 020-25712712.

Is there a fee for a digitally signed property card?

The Mahabhumi portal's help guide says there is currently no fee for the property card, while 7/12 and 8A downloads cost Rs 15 each. The guide is not dated, so check the amount the portal shows before you pay. Money paid into the portal wallet is not refunded.

What are NAKSHA and SVAMITVA?

NAKSHA is a central pilot under the Digital India Land Records Modernisation Programme, started on 29 September 2024, to survey urban local body areas and prepare GIS maps and property cards. SVAMITVA does the same for village sites (gaothan) in rural areas. Both produce GIS maps and property cards.

Record guide

Property Card in Maharashtra

A property card (malmatta patrak or milkat patrika) in Maharashtra is the land record for a property in a city survey area, identified by its city survey (CTS) number. The city survey office of the Land Records Department keeps it. The department's FAQ describes the property card as the form in which records of rights are prepared for urban properties under the NAKSHA programme, and for village sites (gaothan) under SVAMITVA. Changes to the card for a purchase, gift, heirship, mortgage or release are applied for online through e-PCIS (epsit.mahabhumi.gov.in), with a separate e-PCIS for Mumbai. You can view a property card free on Mahabhulekh (bhulekh.mahabhumi.gov.in), but that copy is for viewing only. The department's FAQ says the digitally signed property card from the Mahabhumi portal can be used for all government and legal purposes. Each card carries a QR code that you can scan to check it.

Definition

Property Card: The city survey record for one city survey (CTS) number, kept by the city survey office. Under the NAKSHA programme, records of rights for urban properties are prepared in this form, with GIS maps that fix each property's boundary and area.

When you need it

Before you buy a plot, house or building on city survey land, to confirm that the seller is the holder of the CTS number and that any mortgage or charge on the card has been released. Sub-Registrars keep an extra Index-II card for each city surveyed property under the Maharashtra Registration Rules, 1961, so compare the card with e-Search results.

Steps

Open Mahabhulekh (bhulekh.mahabhumi.gov.in) and choose Property Card (malmatta patrak).
Select the district, the city survey office and the village, or enter the 11-digit property UID or ULPIN if you know it.
Enter the CTS number, your mobile number and the captcha, and view the card.
For an official copy, log in to the Mahabhumi portal (digitalsatbara.mahabhumi.gov.in/dslr) and open the property card download.
Select the region, district, office and village, enter or pick the CTS number, and click Download.
Scan the QR code on the card to check that it is genuine.
To record a purchase, gift, heirship, mortgage or release on the card, apply through e-PCIS with a login on your own mobile number.

What you need to search

Region, district and city survey office
Village or city survey area
CTS (city survey) number, or the property UID or ULPIN
Mobile number and captcha

How to read it

Match the CTS number, village and area on the card with the sale deed. Check that the holder named on the card is the seller. Read the mutation entries for the latest purchase, gift or heirship, and look for any mortgage or charge entry and a later release. Then compare the card with the Index-II entries for the same CTS number on e-Search.

Red flags

The holder on the card is not the seller
A mortgage or charge entry with no later release
The area or CTS number differs from the deed
A registered sale on Index-II that is not yet entered on the card
Only a Mahabhulekh view copy is offered as proof

Questions

How is a property card different from a 7/12?: A 7/12 is the village record of rights for a survey or gat number, kept by the village revenue officer. A property card is the city survey record for a CTS number, kept by the city survey office. Mahabhulekh offers both, and you choose 7/12, 8A or Property Card when you search.
Is the property card on Mahabhulekh valid for official use?: No. Mahabhulekh states that what it shows cannot be used for government or legal purposes. The Land Records Department's FAQ says the digitally signed property card from the Mahabhumi premium services can be used for all government and legal purposes. Download it from digitalsatbara.mahabhumi.gov.in.
How do I get a purchase or mortgage entered on the card?: Apply through e-PCIS (epsit.mahabhumi.gov.in), or the separate e-PCIS for Mumbai. The FAQ lists five types of application: heirship, purchase, gift, mortgage or charge, and release deed. Create the login with your own mobile number, because you cannot apply from another person's login. The helpline is 020-25712712.
Is there a fee for a digitally signed property card?: The Mahabhumi portal's help guide says there is currently no fee for the property card, while 7/12 and 8A downloads cost Rs 15 each. The guide is not dated, so check the amount the portal shows before you pay. Money paid into the portal wallet is not refunded.
What are NAKSHA and SVAMITVA?: NAKSHA is a central pilot under the Digital India Land Records Modernisation Programme, started on 29 September 2024, to survey urban local body areas and prepare GIS maps and property cards. SVAMITVA does the same for village sites (gaothan) in rural areas. Both produce GIS maps and property cards.

Sources

Mahabhulekh - Land Records Department, Maharashtra

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 8 of 6 required sections filled. General information only, not legal advice.