Bhu Bharati Land Records Check: How to Verify a Survey Number Before You Buy a Plot (2026)
Every plot in South Hyderabad sits on what was once someone’s farmland, and the story of that land decides how safe your plot is. A seller may hand you a faded pahani photocopy and say the survey number is “100% clean”. Bhu Bharati land records let you check the official record yourself, in a few minutes, before a rupee changes hands. We read every screen described here on 17 October 2026 and rechecked the search pages on 22 October 2026, without logging in.
Bhu Bharati land records in short
Key takeaways
- ✓Bhu Bharati replaced Dharani as Telangana’s land records portal. It was launched on 14 April 2025 under the Telangana Bhu Bharati (Record of Rights in Land) Act, Act No. 1 of 2025.
- ✓The Land Details Search needs no login. Search by survey or sub-division number or by pattadar passbook number. On 17 October 2026, the page said records were updated as on 16 October 2026.
- ✓Bhu Bharati holds the record of rights for agricultural land. A plot in a converted, approved layout is registered at the sub-registrar office, so you need both systems.
- ✓The prohibited list is on the registration portal. When we checked, its result panel said the Section 22A data “is under review”, and on 24 September 2026 the state allowed registration of listed properties that hold valid approvals.
What Bhu Bharati is, and what it replaced
Telangana’s online land records began with Dharani, launched on 29 October 2020. From 2 November 2020, agricultural land was registered at tahsildar offices through it. The present government replaced its law with the Telangana Bhu Bharati (Record of Rights in Land) Act, which received the Governor’s assent on 3 January 2025.
The new portal went live on 14 April 2025, first in pilot mandals and then across the state. During the revenue meetings that followed, from 17 April to 20 June 2025, officials received 8.58 lakh applications across 593 mandals, according to the Revenue Minister’s review on 21 June 2025. That number tells you how many records needed correcting, and why you should check yours.
Three features of the Act matter to a buyer:
- The record is presumed correct. Section 11 says every entry in the record of rights is presumed true until the contrary is proved or it is amended. If the record is wrong, the burden is on you to fix it.
- Every parcel gets a Bhudhaar. This is a unique land number, temporary until the parcel is geo-referenced and permanent after.
- There is a formal appeal route. Corrections and appeals go from the tahsildar to the revenue divisional officer, then to the collector or a land tribunal.
How to check land records on Bhu Bharati, step by step
- Open bhubharati.telangana.gov.in and click Details of Land under Information Services, which opens the Land Details Search.
- Under Search By, choose Survey No./Sub-Division No., which is what a plot buyer usually has. The other option, Pattadar Passbook Number, also asks for the first four digits of the owner’s Aadhaar, so it suits owners rather than buyers.
- Select the district, mandal and village. For our part of the city that means Rangareddy district and the revenue mandal, such as Kandukur or Maheshwaram. Take the mandal from the documents, not the brochure: Pulimamidi, for example, is recorded in Kandukur mandal although it is advertised as Maheshwaram.
- Pick the survey or sub-division number, and then the khata number if the page offers more than one.
- Read the record, and save or print it with the date. Compare every detail with the seller’s documents.
If nothing appears, there are three common reasons. The number may be a sub-division you have not selected, the owner may have used the portal’s Right to Privacy option to hide the details, or the record may simply be missing. In each case, ask the seller to show the record from their own login or obtain a certified copy from the tahsildar.
What the record shows, and how to read it
The search brings up the record of rights for that parcel. Screens can change, but the official FAQ and the Act name the fields that matter, and each one answers a question about risk.
| Field | What it tells you | Red flag |
|---|---|---|
| Pattadar name and khata | Who the revenue record treats as owner | A name that does not match the seller or the link documents |
| Extent | How much land the record holds against that survey number | Less land than the seller is selling |
| Land nature | Patta, or a category such as assigned or government land | “Assigned” land, which carries transfer restrictions |
| Land classification and land type | How the land is classed in the revenue record | A class that conflicts with the layout’s conversion order |
| Manner in which land was acquired | Purchase, inheritance, assignment | Assignment, which needs legal advice before any purchase |
| Transaction status | Whether the parcel is free to transact | Notes such as “marked as assigned land”, acquired land or a court case block |
| Notional khata | Land recorded under government, irrigation, roads or house sites | Any plot land shown in a notional khata |
Looking for the old pahani? When we checked, the portal had no separate pahani download. What you can see online is the record of rights extract, and Section 12 of the Act provides for certified copies on payment of a prescribed fee.
Two cautions. First, a farmer’s name on the parent survey number of a layout is not automatically a problem. The portal FAQ explains that land sold in square yards before Bhu Bharati, but never deducted from the farmer’s account, may still show in the original khata until a correction is made. Second, the record shows what the revenue department believes, not what a court may later decide, so it is one check among several.
Want a second pair of eyes? Send us the village and survey number and we will check the Bhu Bharati record with you, free.
Survey number status and the prohibited list
The single most expensive mistake is buying land that cannot be registered. Section 22-A of the Registration Act lists the classes of property barred from registration. The registration department’s FAQ quotes them:
- land whose transfer is prohibited by a state or central law
- government land transferred by people not empowered to do so
- endowment and wakf land, sold or leased for more than ten years by people not empowered to do so
- land declared surplus under the land ceiling or urban land ceiling laws
- properties the government notifies, including those attached by courts or tax authorities
Bhu Bharati’s Prohibited Lands Details tile sends you to the registration portal’s Prohibited Property page, where you select district, mandal, village and sub-registrar office. When we read that page on 17 October 2026, its result panel carried the notice “Prohibition data is under review. it will be published soon”. So an online check may not show the list at the moment. Ask the sub-registrar’s office for a written check, and ask your advocate to confirm it.
There is also news that helps some owners. On 24 September 2026, the Revenue department allowed registration of plots, houses and flats on the 22-A list that hold valid layout, building or apartment permission from GHMC, HMDA, DTCP, a municipality or another local body. A link document is needed, and Collector-led district committees will examine each case. The Deccan Chronicle reported that nearly one lakh owners stood to benefit. If your survey number was wrongly listed, the portal also has a grievance module for removal.
Bhu Bharati and a plot in a layout: what it can and cannot tell you
This is where many buyers go wrong. Section 5(9) of the Act says that sales of non-agricultural land are registered with the sub-registrar under the Registration Act, and that mutation for such land follows the panchayat and municipal laws. An open plot in a converted, approved layout is non-agricultural land, so its sale deed and encumbrance sit with the registration department, not in Bhu Bharati.
| What you need to know | Where to check |
|---|---|
| Who held the parent land, its nature and any assignment or court block | Bhu Bharati Land Details Search |
| Whether the land was converted to non-agricultural use | The conversion order, and Bhu Bharati’s land status |
| The chain of sale deeds and any mortgage on the plot | The encumbrance certificate from the registration department |
| Whether the survey number is barred from registration | The 22-A prohibited list, with a written check at the SRO |
| Whether the layout is approved | The planning authority’s permission, explained in HMDA vs DTCP approval |
| The government value for stamp duty | Bhu Bharati’s market value tile for farmland, or the registration portal for plots, as our market value guide explains |
In short, Bhu Bharati tells you the story of the land before it became your plot. The other records tell you the story after. Our guide to clear title documents shows how the pieces fit together.
If the record is wrong
Errors are common, as the 8.58 lakh applications of 2025 show. The portal’s Modification Request Application covers wrong names, land nature, classification, extent, missing survey numbers and land wrongly recorded as government land. Under Section 15, an order of the tahsildar can be appealed to the revenue divisional officer within 60 days, and further appeals lie with the collector or a land tribunal. If you are buying, the seller should complete any correction before registration, not after.
Why checking now beats checking at the registration desk
A record problem found on registration day is the most expensive kind. Here is what waiting costs, with no price forecast in it.
- Corrections take time. The 2025 revenue meetings drew 8.58 lakh applications, and an appeal against a tahsildar’s order has its own 60-day window. The seller should finish any correction before registration.
- The registration clock. Once a deed is signed, the registration department’s FAQ gives four months to present it, or eight with a penalty of up to ten times the fee. Duty is charged on the higher of the price and the government value. Values were revised by orders of July 2021 and January 2022, and again from 5 June 2026. No next date has been announced, but a deed registered after any revision pays on the new value.
- The other checks take days to weeks. An EC, a title opinion and a loan sanction each take time, and a layout that needs LRS can wait months, as our LRS status guide shows. Late starters get pushed to pay an advance before the checks finish, and an advance is hard to recover.
- Choice in a layout. East-facing, corner and park-facing plots are usually chosen first in any approved layout. That is how buyers choose, not a count of what is left.
Illustrative: Ravi and Sunitha put off the land record check on a plot near the highway while they saved. When they finally searched, the parent survey number needed a correction and the seller asked for time. Another school year began in the rented flat their son has outgrown. Checking early would have given them those months back.
Already have a survey number? Message us on WhatsApp and we will tell you what to check first.
What is changing around the southern corridor (status as of October 2026)
Bhu Bharati tells the story of the land; the corridor tells you about daily life around it. For South Hyderabad buyers, that belt runs south of the Outer Ring Road along NH-765 towards Bharat Future City. This is where its main projects stood on 22 October 2026; anything proposed may change, or may not happen.
| Project | What it is | Status | Date / source |
|---|---|---|---|
| Bharat Future City and FCDA | 56 villages, 765.28 sq km, planned by the FCDA from Mirkhanpet | Authority operational; master plan in preparation, release planned for December 2026 | G.O.Ms.No.69, 12 March 2025; Deccan Chronicle, 5 August 2026 |
| Young India Skills University, Meerkhanpet | Permanent campus | Under construction | Deccan Chronicle, 5 August 2026 |
| Ratan Tata Greenfield Radial Road | 41.5 km, 100 m corridor, ORR Exit 13 (Raviryal) to Amangal | Under construction; HMDA target May 2028 | Swarajya, 9 September 2026 |
| AWS data centre, Bharat Future City | Data centre campus | Under construction | Work began 15 July 2026 (The News Minute) |
| Airport to Future City metro | 39.6 km line | Proposed; no central approval found | State Cabinet, June 2025; Swarajya, 7 May 2026 |
| RRR, northern part | 161.5 km, Sangareddy to Choutuppal | Announced, not under construction | Deccan Chronicle, 9 October 2026 |
| RRR, southern part | 201 km, proposed through Future City | Proposed; no central decision | Deccan Chronicle, 24 September 2026 |
| Foxconn, Kongara Kalan | Electronics factory | Reported operational | K.T. Rama Rao, 20 May 2026 (ANI) |
| Adibatla aerospace cluster | Aerospace SEZ with Tata units | Operational | Boeing India, 7 September 2026 |
| Fab City, E-City and Hardware Park | Manufacturing parks near Raviryal | Operational | Siasat, January 2026 |
| RGI Airport expansion | Operator plan of about ₹13,800 crore | Announced | Free Press Journal, 24 August 2026 |
Today’s commute runs on NH-765 and the ORR, both built; the Radial Road would add a second route when finished, and the metro and southern RRR have no approved alignment, so plan without them. Jobs exist now at Adibatla, Fab City and E-City, while the AWS campus and the Skills University are being built. Schools, clinics and shops tend to follow homes and jobs over years, so judge a village by what is open today.
Our two HMDA layouts sit in this belt. From Araddhya Future City at Mohammadnagar, Kandukur mandal, Mucherla is 16 minutes (11.2 km) and RGI Airport 32 minutes (23.5 km). From Sai Krishna Vrinda at Pulimamidi, Kandukur mandal, near Maheshwaram, the airport is 36 minutes (23.9 km). We measured these on Google Maps on 14 September 2026, outside the peak. Follow each project in our Future City development tracker, or see how the southern corridors compare.
Want to see the layouts before you drive out? Take the 360° virtual tour of both first.
What this means if you are buying a plot
Illustrative: Anitha, a nurse from Kothapet, was about to pay an advance for a plot when her brother searched the survey number on Bhu Bharati. The land nature read “assigned”. The seller insisted it was “only a technical entry”. She paused, took advice, and learnt that Telangana’s Assigned Lands (Prohibition of Transfers) Act restricts the sale of such land. The advance stayed in her account, and the fear of a disputed plot turned into the relief of a lucky escape.
A clean record is a quiet, reassuring thing: the parent survey number traced, the conversion done, the layout approved and the plot’s own deed chain registered. That is what we look for before we show any plot. Our ventures, Araddhya Future City at Mohammadnagar in Kandukur mandal and Sai Krishna Vrinda at Pulimamidi, near Maheshwaram, are HMDA layouts, and we walk buyers through the survey numbers and records for each. Browse the Kandukur and Maheshwaram area pages, or take the virtual tour first.
Your next step
- Search the survey number on Bhu Bharati and save the record with the date.
- Match every field against the seller’s papers.
- Ask the SRO for a written check of the prohibited list.
- Take a 30-year EC for the plot and read it with the link documents.
- Visit on a weekday at the hour you would travel, and book weekend site visits ahead.
This guide is general information, not legal advice. Portal screens and rules change, and an online record is not a substitute for certified copies and an advocate’s title opinion. Check the record yourself on bhubharati.telangana.gov.in, and have an advocate confirm the land’s status before you pay an advance.
Families who build on a clean plot remember the day the papers came back right. The worry gives way to happier arguments, such as which way the kitchen window should face.
Plan your next step
Have a survey number and a seller asking for an advance? Araddhya Realty is a TG-RERA registered agent (A02500007890). Send us the village and survey number through our contact form, and we will check the Bhu Bharati record and the prohibited list position with you before you commit. Prefer WhatsApp? Message us on WhatsApp.
Frequently asked questions
Open bhubharati.telangana.gov.in, click Details of Land, choose Survey No./Sub-Division No. or Pattadar Passbook Number, then select the district, mandal and village and the survey number. No login is needed for this search, which we checked on 17 October 2026.
Bhu Bharati replaced Dharani. Dharani was launched on 29 October 2020 under the 2020 Act. The Telangana Bhu Bharati (Record of Rights in Land) Act, Act No. 1 of 2025, repealed that law, and the Bhu Bharati portal went live on 14 April 2025.
Partly. Bhu Bharati holds the record of rights for agricultural land, so it shows the parent survey number’s history. Sales of non-agricultural land, such as a plot in a converted layout, are registered at the sub-registrar office, so check the encumbrance certificate there as well.
Bhu Bharati’s Prohibited Lands tile links to the registration portal’s Prohibited Property page, searched by district, mandal, village and SRO. On 17 October 2026 its result panel said the data was under review, so ask the sub-registrar’s office for a written check.
It is government land allotted to individuals, and the Telangana Assigned Lands (Prohibition of Transfers) Act, 1977 restricts its transfer; the Bhu Bharati Act bars registration where such laws prohibit it. If the record shows assigned land, do not pay an advance until an advocate confirms it can be sold lawfully.
Both are proposals as of 22 October 2026: we found no central approval for the airport to Future City metro, and the Centre had not decided the southern RRR alignment by 24 September 2026. There is no date to wait for. Judge a plot on its approval, land record and measured drive today, and recheck any project’s status.
Apply through the Modification Request Application in the citizen login, which covers names, land nature, classification, extent and missing survey numbers. Under Section 15 of the Act, a tahsildar’s order can be appealed to the revenue divisional officer within 60 days.
No. The record is presumed correct until proved otherwise, but title also depends on the chain of registered deeds, the encumbrance certificate, conversion, the prohibited list and the layout’s approval. Treat Bhu Bharati as one essential check among several.
Sources. Bhu Bharati portal: home page, Details of Land, Prohibited Lands, market value, registered document and application status pages, and FAQ, read 17 October 2026 and rechecked 22 October 2026 · The Telangana Bhu Bharati (Record of Rights in Land) Act, Act No. 1 of 2025, Telangana Gazette, 4 January 2025, via PRS Legislative Research · All India Radio News: Bhu Bharati launched, 15 April 2025 · Siasat: 8.58 lakh applications, 21 June 2025 · ETV Bharat: Dharani launched, 29 October 2020 · Deccan Chronicle: Dharani goes live, 3 November 2020; 22-A relief, 24 September 2026 · Telangana Today: eligible 22-A properties, 24 September 2026 · Registration and Stamps Department: registration FAQ, questions 18 and 21, and Prohibited Property page, read 17 and 22 October 2026 · Corridor: G.O.Ms.No.69, 12 March 2025; FCDA and Skills University websites, read 22 October 2026; Deccan Chronicle on the master plan, 5 August 2026, RRR south, 24 September 2026, and RRR north, 9 October 2026; Swarajya on the metro, 7 May 2026, and the Radial Road, 9 September 2026; The News Minute on AWS, 16 July 2026; Asianet Newsable (ANI) on Foxconn, 20 May 2026; Boeing India, 7 September 2026; Siasat on Premier Energies, January 2026; Free Press Journal on GMR, 24 August 2026; drive times, Google Maps, 14 September 2026.
This article is general information, not investment or legal advice. Figures are dated and change often. Verify approvals and project registration yourself at rera.telangana.gov.in and with the issuing planning authority before any purchase.
Useful next reads. the ten checks before you pay; how the southern corridors compare; which approval applies where; how to test a brochure claim; areas we cover; buyer questions answered; all our guides.
Disclaimer · Privacy policy · Terms of use · Araddhya Realty home