Maa Bhoomi Telangana Land Records: Dharani, Bhu Bharati & Pahani Online

State governments in India are digitising the land records to provide citizens with a convenient access to check and manage their land records. As a part of this mission, Telangana state government has introduced Integrated Land Records Management System (ILRMS), an online portal called Dharani.

It is a comprehensive land and revenue management system introduced by the Telangana government in 2020. It has been renamed as “Maa Bhoomi”, which is home to a majority of the records pertaining to land plots in Telangana. 

Not only can the citizens access these Maa Bhoomi Telangana land records, but they can also use the platform for performing various land-related transactions, including property registration, mutation of land records, and payment of land taxes. With it, property and land owners of Telangana can now easily gain access to the land records they seek without any hassle.

The data on the ILRMS portal comprises the following:

• The extent of the land

• The survey number

• The name of the owner

• The Pattadar name

• The applicable tax

• The nature of the land

• The nature of the crop
   

With the Chief Commissioner of the Land Administration portal’s assistance, the Pahani record for all the plots of land situated in Telangana can be downloaded as well.

Bhudhaar is a unique identification number assigned to every land parcel in Telangana under the Bhu Bharati system, functioning much like an Aadhaar number does for individuals a permanent digital identity for a piece of land that stays the same even if ownership changes or survey numbers are reorganised.

Sources currently report conflicting digit lengths for the Bhudhaar number; some describe it as an 11-digit ID, while others (including at least one national news report describing an actual issued Bhudhaar card) describe it as 14 digits. This should be confirmed against the Telangana Revenue Department's official documentation before being stated as fact on the page.

You can typically locate your Bhudhaar number by searching your property on the Bhu Bharati portal using your existing survey number or Pattadar Passbook number; the system will then display the linked Bhudhaar ID alongside your Record of Rights.

Newly surveyed parcels may initially show a Temporary Bhudhaar while geo-referencing is in progress, which is updated to a Permanent Bhudhaar once licensed surveyors complete physical boundary verification, per some current sources this distinction is also worth confirming officially.

To apply for a General Power of Attorney (GPA), Durable General Power of Attorney (DGPA), or Agreement of General Power of Attorney (AGPA) related to agricultural land, applicants need to resubmit documents executed before the launch of the TS Dharani portal. Follow these steps:

1. Enter Property Owner Information: Provide the applicant's name, father’s or husband’s name, age, gender, Aadhaar number, and occupation.
   

2. Provide GPA Holder Information: Enter the GPA holder’s name, father’s or husband’s name, age, gender, Aadhaar number, validity period, and type of deed.
   

3. Enter Registration Details: Provide the year of documentation, document number, and SRO office details.
   

4. Enter Property Details: Provide the district, mandal, village, survey number, khata number, Pattadar Passbook (PPB) number, extent available, and extent claimed.
   

5. Upload the Required Document: Submit a copy of the passbook along with the application.

The portal offers an efficient and effective mode for land registration and administration. Given below are some of the significant features of Dharani:

• It is a single source to manage all land records online

• TS Dharani portal ensures transparency and error-free record management due to automated operation

• You can get auto-updates of textual land records, surveys, and maps on a real-time basis using GIS tools

• The portal serves as a transactional information source for land purchase, selling, mortgage, etc.

• Individuals can apply for online registration effortlessly

• Step 1: Visit https://dharani.telangana.gov.in/ and click on the ‘Agriculture’ tab

• Step 2: You will be redirected to the homepage. Select ‘(TMI) Slot booking for Citizens’

• Step 3: Click on ‘CLICK HERE TO CONTINUE’

• Step 4: On the redirected page, click on the ‘Sign Up’ tab at the top right corner

• Step 5: Fill in your details, enter captcha, and click on ‘Validate & Register’ tab
  
  

You have successfully signed up for the portal.

Once you are registered on the portal through the above sign up process, you can directly login to the Dharani portal anytime.

• Step 1: Visit https://dharani.telangana.gov.in/ and click on the ‘Agriculture’ tab

• Step 2: You will be redirected to the homepage. Select ‘(TMI) Slot booking for Citizens’

• Step 3: Click on ‘CLICK HERE TO CONTINUE’

• Step 4: On the redirected page, fill in your details and click on ‘Get OTP’ 

• Step 5: Share the one-time-password(OTP) you received on your registered phone number. Follow the process as prompted further.

Here’s a step-by-step guide for checking your land records online in Telangana.

• Step 1: Visit the Maa Bhoomi TS official website and tap on ‘Registered Document Details’

• Step 2: Enter the required details like,

Document number/year

District

Tehsildar & jt. Register office

• Step 3: Once you have filled in the details, click on “Fetch”. If required, you can even choose to ‘Reset’ the information accordingly.

• Step 4: Upon submitting, you’ll be able to view your land records

The Chief Commissioner of Land Administration (CCLA) is the primary authority responsible for overseeing land administration and management in the state of Telangana.

• Step 1. Visit the official website of Chief Commissioner of Land Administration (CCLA) https://ccla.telangana.gov.in/landStatus.do

• Step 2. Fill in the necessary details, including:

District

Division

Mandal

Village

Khata number or survey number

• Step 3. After entering the details, click on the "Get Details" button to retrieve the information

• Step 4. Once the information is displayed, you can view and download your ROR-1B or Pahani documents for future reference

Step 1: Visit the Dharani Maa Bhoomi Land Records website to check your application status

Step 2: Click on the eChallan/ Application Status

Step 3: Fill the details like application type and number and Click on ‘Fetch Details’

Bankers can now record Encumbrances for loans or mortgages provided on agricultural properties. Here are the quick steps:

• Step 1: Click on ‘Bankers Portal’ on the TS Dharani portal

• Step 2: Provide username and password to login 

• Step 3: Register the Encumbrance

NALA stands for Non-Agricultural Land Assessment. This is used when you need to convert agricultural land to a non-agricultural type. Applying for NALA is now hassle-free with the Dharani portal. Here’s what you need to do: 

• Step 1: Visit the Dharani Telangana website

• Step 2: Tap on the ‘Application for NALA’ option on the left

• Step 3: You need to fill out the following details now: your personal details and property details. Personal details will include your father’s name, husband’s name, gender, age, address proof, occupation details, etc. For property details, you have to provide the district, village, khata number, mandal, etc.

• Step 4: Provide the registered mobile number and ‘CAPTCHA’ code in the slot booking screen

• Step 5: Enter the OTP and then click on submit. Next, book a slot

To get a certified copy of the land document via the Telangana Dharani website you can follow the below steps: 

• Step 1: Visit the Dharani TS site

• Step 2: Tap on the relevant form

• Step 3: Provide all relevant details and complete it. Then download it

• Step 4: Send the form along with all relevant documents to the nearest tehsil

• Step 5: You will receive a certified copy

• Step 1: Log in to https://dharani.telangana.gov.in/

• Step 2: Navigate to Mutation Services and select the applicable mutation type (sale, gift, inheritance, etc.).

• Step 3: Enter the property and transaction details, and upload supporting documents such as the registered sale deed or succession proof.

• Step 4: Submit the application for review.

• Step 5: The application is processed and approved at the Tahsildar (local Mandal Revenue Officer) level, following field verification where required; this replaces the earlier Dharani-era process, which routed mutations through the District Collector.

• Step 6: Once approved, the updated ownership record reflects in the Record of Rights.

You have to provide these documents when applying for mutation online: 

1. Property details: Details about mandal, village, khata number, survey number, district, etc.

2. Personal details: Details of applicant, husband or father’s name, gender, age, address proof, etc.
   

You need to upload these documents: 

• Encumbrance certificate

• Registration document

• Payment receipts, etc.

Checking the prohibited lands list matters before any purchase, since a parcel flagged under Section 22A cannot be registered, regardless of what the seller may claim about its status.

• Step 1: Visit https://dharani.telangana.gov.in/

• Step 2: Navigate to the Prohibited Lands or Section 22A search section.

• Step 3: Enter the District, Mandal, Village, and Survey Number of the parcel in question.

• Step 4: Review the result to confirm whether the parcel appears on the restricted list.
   

This check is a standard part of due diligence before finalising a property purchase, particularly if you're planning to use the property to secure a home loan, since lenders will not finance a transaction involving a prohibited parcel.

You can apply for succession of land online through the Dharani portal in this way: 

• Step 1: Tap on ‘Application for succession including assigned land’ on the official TS Dharani site
  

• Step 2: Log in with your registered number and OTP
  

• Step 3: Enter details like property details, successor details, payment receipts, etc.
  

• Step 4: Upload the death certificate with the Joint Agreement of legal heirs. After uploading, tap on ‘Submit’.

If a land-related amendment has been made in the Register and kept in the Registrar’s Office, it can be found on the CCLA website. It can be done by simply entering land-related details on the portal. The changes in amendment details were put into effect after May 30, 2018.

The amendments in the Register can be viewed if one adheres to the following steps: 

• Step 1: Log in to the CCLA website

• Step 2: Click on the button that reads ‘Know Your Land Status’ on the home page

• Step 3: Then, click on the ‘Amendment Register’ link that is given under the heading ‘Record of Rights (RoR)’

• Step 4: Enter credentials, including district, division, mandal, village, and survey number

• Step 5: Next, you must enter the given captcha and click on the ‘View Details’ tab

• Step 6: The amendment details should appear in three columns, namely: 

1. Before Amendment

2. Amendment Details 

3. After Amendment
   

These columns display information such as the survey number/sub-division number, total extent, the Khata (account) number, Pattadar name (name of the father/husband).

Any amendments made after May 30, 2018, can be viewed; otherwise, the system will indicate that no data is available.

Cadastral maps are essentially the maps of an area complete with boundaries that highlight the various subdivisions of lands along with the directions and the lengths. 

To view cadastral maps in Telangana:

• Step 1: Log in to the CCLA website

• Step 2: Click on ‘Know Your Land Status’ on the home page

• Step 3: Click on ‘CADASTRAL MAPS OF RURAL AREAS’

• Step 4: You will be redirected to the ILRMS page https://dharani.telangana.gov.in/Citizen

• Step 5: Now, enter the requested credentials

• Step 6: Next, the relevant survey numbers along with their area should appear on the map

The registration details of any land, layout plots, or apartments that are a part of Telangana can be viewed on the CCLA website. Here’s how you do that:

• Step 1: Log in to the CCLA website

• Step 2: Click on the ‘Know Your Land Status’ on the home page

• Step 3: Click on the ‘Deed Details’ link under the head “Land Transaction Deeds”

• Step 4: One must now enter the required information

The first option asks for “which plot of land do you want the ‘Registration Details of’”. The same has three sub-options that are revealed through a dropdown list.

The sub-options are ‘Document Number’, ‘Layout Plots’, and ‘Apartments’. After selecting the concerned sub-option, further details will need to be entered.

In the event that the ‘Document Number’ gets selected, the Sub-Registrar and the district office are to be selected from the dropdown list. Post that, information such as the document number, the registration number, and the case-sensitive captcha code must be entered.

• Step 5: Once you’ve entered this information, click on ‘Search’
   

The details of the land registration should then appear right after that. 

If ‘Layout Plots’  has been selected, the district, mandal, and village details must be selected from the dropdown list. Post that, the survey number, plot number, and case-sensitive captcha must be entered. Click on the ‘Search’ tab.

The details of registration of the layout plot should appear in a manner that is similar to the details of the ‘Document Number’ search result, as can be seen.

The process for ‘Apartments’ is entirely identical to the methods mentioned thus far.

After this, the details of the Apartment registration should appear, much like the details of the ‘Document Number’ search result.

Lenders typically ask for a defined set of land records when assessing a property in Telangana for a loan:

• Updated Record of Rights (ROR-1B) confirming current ownership

• Pattadar Passbook or Title Deed

• Encumbrance Certificate confirming the property is free of prior charges

• Registered sale deed or succession documents establishing the chain of ownership

• Confirmation that the parcel does not appear on the Section 22A prohibited lands list
   

For the full list of what's typically required, see documents required for a home loan.

Agricultural land in Telangana can, in many cases, be used as collateral for a loan, provided the land's records are current, the ownership is clearly established, and the parcel is not on any restricted list. Lenders will typically cross-check the property against the Bhu Bharati portal's records as part of their due diligence before sanctioning the loan.

See loan against agricultural land for more on eligibility and the specific documentation this route typically requires.

Accessing land records provides buyers with essential details about past ownership, offering transparency and confidence during property transactions. This ensures that property purchases or transfers are conducted with full legal clarity, reducing the risk of disputes and ensuring smoother transactions.

A common problem that a property buyer faces is managing their financial budget to make a home purchase. With a housing loan at Bajaj Markets, one can easily get a loan amount of up to ₹15 Crores at affordable rates.