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Topic guide

Land Records in Telangana

Telangana has no single land records portal. Bhu Bharati (bhubharati.telangana.gov.in), run by the Chief Commissioner of Land Administration, holds the Record of Rights for agricultural land, pattadar passbooks, mutations and land market values. It replaced Dharani on 14 April 2025. The Registration & Stamps Department (registration.telangana.gov.in) holds registered deeds, Encumbrance Search(EC), certified copies, Market Value Search and the Section 22-A Prohibited Property list. For town houses and plots, property tax and mutation records sit with the Hyderabad corporations on onlinepayments.ghmc.gov.in and with other municipalities on emunicipal.telangana.gov.in. TG RERA (rerait.telangana.gov.in) lists registered projects and agents. TG-bPASS and BuildNow hold building and layout permissions, and DTCP lists layout approvals. CERSAI, a Government of India registry, shows registered bank charges. We found no official online portal for village survey maps. Read the records together, because each portal shows only one part of the title picture.

Definition

Land records portals: The official websites on which Telangana departments publish ownership, registration, tax, approval and charge records for land and buildings. Each one holds a single kind of record, so a full check uses several of them.

When you need it

Before you buy any property, to decide which records to pull. Agricultural land needs the Record of Rights on Bhu Bharati and the EC. A flat or town plot needs the EC, the municipal tax and mutation record, the building or layout permission and, in a project, the RERA entry.

Steps

  1. Agricultural land: open Land details search on bhubharati.telangana.gov.in and search by survey number or pattadar passbook number.
  2. Any property: on registration.telangana.gov.in, use Encumbrance Search(EC) for registered deeds and Market Value Search for the government value.
  3. Any property: open Prohibited Property on the same portal, select the district, mandal and village, and click Fetch.
  4. Hyderabad: on onlinepayments.ghmc.gov.in, use Know Your PTI Number and Property Tax Payment to see the owner and dues.
  5. Other towns: on emunicipal.telangana.gov.in, use Property Tax (House Tax) and Mutations.
  6. Projects: on rerait.telangana.gov.in, open Search Project Details and choose Registered Projects.
  7. Approvals: check building permissions under SEARCH > Citizen Search on tgbpass.telangana.gov.in or on buildnow.telangana.gov.in, and layouts under Layout Approvals on dtcp.telangana.gov.in.
  8. Bank charges: run an Asset Based Search on cersai.org.in.

What you need to search

  • Survey number, sub-division and khata number, or pattadar passbook number
  • District, mandal and village
  • Document number, year and SRO of the seller's deed
  • 10-digit PTIN for a town property
  • RERA registration number or project name
  • Building permission file number or layout permit (L.P.) number

Fees

Certified copy of a Record of Rights extract from Bhu Bharati: Rs 10. Pattadar passbook: Rs 300. The Land details search itself has no fee on the page (Schedule B, Telangana Bhu Bharati Rules, 2025).

Land Records fee. Source: bhubharati.telangana.gov.in, as of .

Certified copy of a Record of Rights extract from Bhu Bharati: Rs 10. Pattadar passbook: Rs 300. The Land details search itself has no fee on the page (Schedule B, Telangana Bhu Bharati Rules, 2025). (source: https://bhubharati.telangana.gov.in/assets/images/userManuals/G_O_Ms_no_39_Dated_14_04_2025.pdf, as of 2026-10-22. Verify with sub-registrar.)

How to read it

Read the records against each other. The pattadar in the Record of Rights, the claimant in the last deed on the EC, the owner in the tax record and the applicant in the building permission should be the same person, or linked through registered deeds. The survey or plot number and the extent should match on every record. A mismatch needs a document that explains it.

Red flags

  • The owner differs between the Record of Rights, the EC and the tax record
  • The survey number appears in a Section 22-A prohibited list
  • A plot sold as part of a project that is not among TG RERA's registered projects
  • No layout permit number and no building permission record
  • A CERSAI report showing a security interest that has not been satisfied
  • A deed on the EC that is not reflected in the Record of Rights or the tax record

Questions

Which portal do I use for agricultural land and which for a flat?
For agricultural land, use Bhu Bharati, the RoR portal named in Section 2(25) of the Bhu Bharati Act. A flat or town plot is registered with the Sub-Registrar, and Section 5(9) leaves its mutation to the panchayat and municipal laws, so use the corporation or eMunicipal portal. Deeds and ECs for both are on registration.telangana.gov.in.
What happened to Dharani?
The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 repealed the 2020 Act under which Dharani ran, from 14 April 2025. Section 23(2) replaces the words Dharani Portal in other laws with RoR Portal. On 22 October 2026 dharani.telangana.gov.in did not open, and the old records continue on Bhu Bharati.
Can I get an Encumbrance Certificate on Bhu Bharati?
No. Bhu Bharati has no EC search, and its EC Details Before Dharani link returned an error on 22 October 2026. Get the EC from the Registration & Stamps Department through Encumbrance Search(EC), a MeeSeva centre or the Sub-Registrar. The fee is Rs 500 for up to 30 years and Rs 1,000 for more.
Where can I see village maps or survey sketches online?
We found no official Telangana portal for village maps, tippans or field measurement sketches as of 22 October 2026. The CCLA site's link for cadastral maps of rural areas still points to the old Dharani GIS. The Bhu Bharati Rules will require a licensed surveyor's map with applications from a date the Commissioner notifies.
Are these searches free?
The Bhu Bharati Land details search, the Prohibited Property list, Market Value Search, the DTCP layout list and the TG RERA project search showed no fee on 22 October 2026. Certified documents cost money: Rs 10 for a certified RoR extract, Rs 500 for a certified deed copy, and Rs 10 plus tax for a CERSAI search.
Which helplines can I call?
Bhu Bharati lists +91 40-29313999 from 10 am to 5 pm. The Registration & Stamps Department lists the toll-free number 1800 599 4788 and WhatsApp 8247619983. TG-bPASS lists 1800-599 22 66, and TG RERA lists 040-29394973 and the email rera-maud@telangana.gov.in.

Sources

  1. Bhu Bharati - Integrated Land Records Management System (CCLA, Telangana)
  2. Fee source — as of 2026-10-22

Last reviewed by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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