Bhu Bharati Portal: Telangana Land Records Management Syestem

The Telangana government has introduced the Bhu Bharati Portal to change the way land records are managed in the state. The portal replaces the earlier Dharani system and brings land-related services under a new system for citizens, buyers, sellers, NRIs, institutions and revenue officials.

Table of Contents

Introduction to Bhu Bharati Portal

The Telangana government introduced the Bhu Bharati Portal, officially known as the Record of Rights (RoR) portal, to replace Dharani. The move comes under the Telangana Bhu Bharati (Record of Rights in Land) Bill, 2024.

The main aim is to correct the problems seen in the earlier system and make land records easier to access and manage. The portal brings several land-related services under one platform.

Implementation Date

The Bhu Bharati Act came into effect in March 2025. The Act provides the legal framework for land administration and the new Record of Rights system.

Key Objectives of Bhu Bharati Portal

The Bhu Bharati initiative focuses on improving land records and protecting land rights in Telangana. Its main objectives include:

• Establishing Revenue Tribunals and Appellate Authorities for land record disputes and appeals.
• Rectifying and updating Record of Rights for greater accuracy.
• Adjudicating ‘Part-B’ land entries.
• Conducting resurveys and preparing updated Records of Rights.
• Streamlining mutation processes.
• Documenting Abadi and non-agricultural lands.
• Issuing Bhudhar Identification Numbers and Bhudhar cards.
• Regularizing Sada Bainamas.
• Developing an online system for accessing land records.
• Protecting government lands from encroachment.
• Conducting enjoyment surveys.
• Establishing appellate authorities for registration and mutation complaints.
• Notifying family members in succession cases.
• Addressing pending Sada Bainama applications filed up to November 10, 2020.
• Appointing village-level revenue officers.
• Storing and updating manual land records.

These measures are aimed at making land administration more transparent and improving the way land records are maintained across Telangana.

Transition from Dharani to Bhu Bharati

Addressing the Shortcomings of Dharani

The Dharani portal was launched in 2020 for land records and registration services. However, users reported problems with the system, including difficulties in accessing services and delays in processing land transactions.

The Bhu Bharati Portal has been introduced to address these issues. The new system focuses on simpler access to land records and more structured processes for land-related applications.

Legislative Backing

The Telangana Legislative Assembly passed the Telangana Bhu Bharati (Record of Rights in Land) Bill, 2024. The legislation provides the framework for the new land records system and the transition from Dharani.

Full services list on Bhu Bharati Portal

Category	Main Service	Actions
Transactional Services	1. Registration	Registration; Ratification / Cancellation of Registered Documents
	2. Mutation	Succession including assigned lands; PPB Court cases and other mutations; Pending Mutation
	3. ROR Corrections	Passbook Data Correction; Grievance relating to Prohibited Properties List; Court Cases & Intimation
	4. Miscellaneous	GPA/SPA/Executed GPA; PPB by Institution
	5. NALA	NALA; NALA without Passbook; Pending NALA
	6. Appeal	Application for Appeal
Information Services	1. Market Value	View Market Value of Lands for Stamp Duty
	2. Land Details	Land Details Search
	3. Prohibited Lands	View Prohibited Lands
	4. eChallan / Application Status	eChallan; Application Status
	5. Registered Document Details	Check Registered Document Details
	6. Encumbrance Details	View Encumbrance Details before Dharani
	7. Online Dashboard	Access Online Dashboard
	8. Downloads	Download Forms, Certificates and Guidelines

How to use the portal — practical step-by-step for citizens

Sign up & login

1. Go to https://bhubharati.telangana.gov.in → Click Login → choose a role such as Citizen, NRI, Bank or Organisation.
2. For Citizens, sign up with your name and mobile number. Get the OTP and complete e-KYC through MeeSeva or Aadhaar when required.

Expert tip: Use a single mobile number for all your land work. It makes tracking easier and reduces OTP mixups.

Transactional services

1. Registration (sale deed / conveyance / gift / partition / mortgage)

Steps

1. Login as Citizen on the portal.
2. Choose Registration Application and pick the deed type.
3. Fill in party details, property identifiers and deed details.
4. Upload scanned documents such as the deed draft, ID proofs, PAN and sale agreement if required.
5. Pay registration fees through e-challan and download the transaction summary.
6. Book a slot at the sub-registrar for biometric authentication and signing.
7. Visit the sub-registrar with the original documents on the scheduled date. Complete biometrics and signing and collect the acknowledgement and certified copy.

Required documents

• Scanned deed draft / document.
• ID proofs such as Aadhaar, Passport or Voter ID.
• PAN of buyer/seller, if applicable.
• Previous passbook / PPB or proof of title.
• Payment receipt / e-challan.

What to expect

• A booked slot date and time.
• Biometric verification at the sub-registrar.
• Final registered document and certified copy.

Expert tip

• Use the same mobile number for all applicants. It reduces OTP confusion and keeps the transaction linked.

Common pitfalls

• Not carrying originals on slot day can stop the registration process.

1b. Ratification / Cancellation of Registered Documents

Steps

1. Login and choose Ratification / Cancellation.
2. Select the registered document reference.
3. Choose Ratify or Cancel.
4. Give the reason and upload supporting documents.
5. Pay the required fee and download the transaction summary.
6. Track the application until the department updates the RoR or issues a cancellation order.

Required documents

• Registered document reference/copy.
• Court order or mutual agreement form, if applicable.
• ID proofs of parties.

What to expect

• Department verification.
• Possible departmental or legal scrutiny.
• Updated RoR after processing.

Expert tip

• Attach a short cover note explaining why ratification or cancellation is requested. It helps the reviewer understand the matter.

Common pitfalls

• Missing the registered document reference can delay the application.

2. Mutation

2a. Application for succession including assigned lands (with or without PPB)

Steps

1. Login and select Succession.
2. Choose whether a PPB exists.
3. Fill in the deceased owner’s details and heir details.
4. Upload the death certificate, heir proofs, family tree and assignment orders where required.
5. Pay the mutation fee through e-challan and download the transaction summary.
6. Track the application. After approval, the RoR gets updated with the new owners.

Required documents

• Death certificate.
• Identity proofs of heirs.
• Legal heir certificate or family tree affidavit.
• Original PPB, if available.
• Supporting documents for assigned lands.

What to expect

• Department verification.
• Possible field verification or local enquiry.
• RoR update after approval.

Expert tip

• When there are several heirs, attach a clean numbered list with their relationship and IDs. It reduces back-and-forth.

Common pitfalls

• Missing or mismatched names between documents.
• Not including the government assignment order where required.

2b. Application for PPB Court cases & other mutations

Steps

1. Login and select PPB Court Cases / Special Mutation.
2. Enter the court case number or mutation reason.
3. Upload the court order, legal notices and supporting documents.
4. Fill in the required details and pay the fees.
5. Track the application through Application Status.

Required documents

• Certified court order.
• Identity proofs.
• Earlier PPB or related documents.

What to expect

• Administrative or legal verification.
• The department applies the court order to the RoR after its checks.

Expert tip

• Add a short chronological note about the court case. Mention the dates and bench where relevant.

Common pitfalls

• Uploading non-certified court copies.
• Not specifying the exact survey or khata linked to the order.

2c. Application for Pending Mutation

Steps

1. Login and choose Pending Mutation.
2. Enter the original application reference or submit a new request referring to the previous sale.
3. Upload the sale deed, e-challan, identity and PPB details.
4. Pay any outstanding fee and download the transaction summary.
5. Track the application through Application Status.

Required documents

• Sale deed / transfer instrument.
• Payment receipts, if available.
• PPB / passbook copy.

What to expect

• Department queue processing.
• Local revenue officer verification may be required.

Expert tip

• If the mutation remains pending for a long time, use the grievance module and attach the pending application screenshot.

Common pitfalls

• Filing duplicate applications without referring to the earlier request.
• Missing transaction receipts.

3. ROR Corrections

3a. Application For Passbook Data Correction

Steps

1. Login and choose Passbook Data Correction.
2. Select the correction type.
3. Upload proof documents such as earlier deeds, measurement slips or mutation orders.
4. Complete e-KYC if required and pay the fee.
5. Track the application. After approval, the ePPB or physical PPB will reflect the correction.

Required documents

• Proof of correct data.
• ID proof and PPB copy.
• Court order if the correction follows a judgment.

What to expect

• Verification by revenue staff.
• Corrected ePPB link or instructions for printing the physical PPB.

Expert tip

• Keep a one-page cover PDF showing the old and new values. It makes the correction easier to understand.

Common pitfalls

• Uploading poor-quality scans can lead to rejection.

3b. Grievance relating to inclusion in Prohibited Properties List

Steps

1. Login and go to Grievance → Prohibited Properties.
2. Enter the property details and explain why it is wrongly included.
3. Upload title documents, no-objection letters or previous RoR.
4. Pay the fee if required and submit the grievance.
5. Track the grievance and respond to departmental queries.

Required documents

• Title / sale deed copy.
• Government order or communication, if applicable.
• ID proof.

What to expect

• Departmental review and local verification.
• Removal from the list if the submitted proof supports the claim.

Expert tip

• State the exact reason clearly and attach dated documents. Keep the explanation factual.

Common pitfalls

• Submitting vague notes without supporting documents.

3c. Court Cases & Intimation

Steps

1. Login and select Court Case Intimation or the relevant module.
2. Enter the case number and court details.
3. Attach the certified court order.
4. State the relief sought and submit the application.
5. Track the application through Application Status.

Required documents

• Certified court order.
• Documents mentioned in the order.
• Identity proofs.

What to expect

• The department applies the court order to the RoR after validation.
• Local compliance or follow-up may be required.

Expert tip

• Provide a short scanned document index. It helps the official see the complete file quickly.

Common pitfalls

• Not uploading a certified court copy.
• Missing the survey or khata reference.

4. Miscellaneous

4a. Application for GPA/SPA/Executed GPA (Power of Attorney workflows)

Steps

1. Login and select the GPA / SPA module.
2. Choose the applicable GPA process.
3. Upload the GPA document and IDs of the donor and attorney.
4. Pay fees through e-challan and download the transaction summary.
5. Book a registration slot if sub-registrar authentication is required. Carry the originals on the slot date.

Required documents

• Power of Attorney.
• IDs of donor and attorney.
• Supporting signature proof, if needed.

What to expect

• Verification of GPA authenticity.
• Registration or record update after approval.

Expert tip

• If the GPA covers several properties, upload a list and map the property references in one PDF.

Common pitfalls

• Not notarizing or witnessing documents as required by law.
• Attaching unsigned or blank GPA forms.

4b. Apply for PPB by Institution

Steps

1. Login using the Institution/Organisation role.
2. Choose Apply for PPB by Institution.
3. Upload authorisation documents such as a board resolution.
4. Provide property identifiers and proof of the institution’s interest.
5. Complete e-KYC for the authorised signatory and pay the required fees.
6. Track the application and collect the ePPB or printed PPB as directed.

Required documents

• Institution registration / certificate.
• Board resolution / authorisation letter.
• ID of authorised official.

What to expect

• Institutional verification.
• ePPB issuance or instructions for physical printing.

Expert tip

• Use the institution’s email and phone number for signup. It keeps the records clear.

Common pitfalls

• Uploading personal proof instead of authorised signatory documents.

5. NALA (conversion to non-agricultural)

5a. Application for NALA

Steps

1. Login and choose NALA Application.
2. Enter property details and the reason for conversion.
3. Upload the title, PPB, land-use proofs and layout plan where required.
4. Pay NALA fees and download the transaction summary.
5. Book a slot if field verification or an office visit is required. Track the application.

Required documents

• Title deed / PPB.
• Layout plan or site plan, if required.
• No-objection certificates, if required.

What to expect

• Local authority review of the proposed land-use change.
• Field verification and final approval or rejection.

Expert tip

• Attach a simple site plan showing the approach road and nearest landmark. It helps local officers identify the property.

Common pitfalls

• Applying without required local no-objection certificates.
• Missing the PPB when the portal requires it.

5b. Application for NALA without Passbook

Steps

1. Login and select NALA without PPB.
2. Provide alternate ownership proof such as the sale deed or tax receipts.
3. Upload the documents and an affidavit explaining the absence of PPB.
4. Pay the fee and submit the application. Track the status.

Required documents

• Sale deed / title documents.
• Owner affidavit.
• Identity proofs.

What to expect

• Additional scrutiny.
• More documents or local enquiry may be required.
• Final conversion order after approval.

Expert tip

• Provide traceable proof such as the bank transaction for the purchase. It helps during verification.

Common pitfalls

• Weak supporting documents can lead to further queries.

5c. Application for Pending NALA

Steps

1. Login and choose Pending NALA.
2. Provide the earlier application reference or submit a request referring to it.
3. Upload receipts, e-challan and updated documents if required.
4. Submit and use grievance or follow-up channels if the application remains pending.

Required documents

• Earlier application reference.
• Payment receipts.
• Updated documents, if circumstances changed.

What to expect

• Department queue processing.
• Local verification may be required.

Expert tip

• Keep a screenshot of the pending application and attach it when escalating through grievance.

Common pitfalls

• Filing a fresh application without referring to the earlier one.

6. Appeal

Steps

1. Login and choose Appeal under the relevant department or section.
2. Enter the decision being appealed.
3. Attach the original order, grounds of appeal and supporting documents.
4. Pay the appeal fee through e-challan and download the transaction summary.
5. Track the appeal through the portal.

Required documents

• Original order/reference being appealed.
• Grounds of appeal.
• Supporting evidence.

What to expect

• Administrative hearing or review.
• Final order uploaded to the portal and RoR updated where required.

Expert tip

• Keep the appeal focused. List the factual errors you want corrected instead of writing a long narrative.

Common pitfalls

• Not attaching the original order.
• Entering an incorrect reference number.

Information services

1. View market value of lands for Stamp Duty

Steps

1. Open the portal and select Market Value / Valuation.
2. Enter the survey, area or location details.
3. Select the relevant time frame if available.
4. View the official market value and download it if required.

Required details

• Location / survey number / region.
• Use case such as stamp duty calculation.

What to expect

• Official market value for the given location.
• Downloadable PDF or table where available.

Expert tip

• Check the market value while preparing the sale deed. It helps in calculating the applicable stamp duty.

Common pitfalls

• Do not confuse the official market value with the actual negotiated sale price.

2. Land Details Search (ROR search)

Steps

1. Go to Land Details Search or Know Your Land Status.
2. Enter the survey number, khata, PPB number or pattadar name.
3. Click Search and view the RoR and land details.
4. Download the read-only record for your file.

Required details

• At least one accurate identifier such as survey, khata, PPB or name.

What to expect

• Owner name.
• Area.
• Survey history.
• Linked registered documents.

Expert tip

• If several results appear, narrow the search using the survey number and village.

Common pitfalls

• Typos in survey or khata numbers can return the wrong record.

3. Prohibited Lands

Steps

1. Open Prohibited Lands / Restricted Properties.
2. Enter the survey or khata details.
3. Check whether the land appears on the prohibited list and the reason given.
4. Download the report if required.

Required details

• Survey/khata or location.

What to expect

• Status of the property.
• Reason code where available.

Expert tip

• If the land appears on the list incorrectly, use Grievance → Prohibited Properties and submit the relevant title documents.

Common pitfalls

• Do not assume every prohibited entry has the same reason. Check the details shown against the property.

4. eChallan / Application Status

Steps

1. Login and go to Application Status / eChallan.
2. Select the application type.
3. Enter the application number or reference ID.
4. View the payment history, application stage and departmental remarks.
5. Download the receipt or transaction summary.

Required details

• Challan number or application reference.

What to expect

• Application status.
• e-challan details.
• Departmental remarks where available.

Expert tip

• Save the challan PDF immediately after payment. It becomes useful when you need to track the application later.

Common pitfalls

• Not saving the challan can make retrieval difficult later.

5. Registered Document Details

Steps

1. Choose View Registered Documents / Deed Details.
2. Enter the document number, year, district and relevant office details.
3. View the deed information and download a certified copy if the portal provides one.

Required details

• Deed number / survey / owner name.

What to expect

• Deed references.
• Parties.
• Registration date.
• Certified copy link where available.

Expert tip

• Use the deed lookup to cross-check the seller’s claims about previous transactions.

Common pitfalls

• Do not rely only on the seller’s scanned copy. Check the registered document details where possible.

6. Encumbrance Details before Dharani

(This covers ECs and historical encumbrance queries that existed before Dharani integration.)

Steps

1. Open Search Encumbrance Certificate Details.
2. Select the district, mandal, village, survey/khata and date range.
3. Pay the applicable fee and generate the EC.
4. Download the EC PDF and check the transactions and charges.

Required details

• Survey/khata and date range.

What to expect

• Registered transactions.
• Registered mortgages or other charges for the selected period.

Expert tip

• Ask the seller for an EC covering the full period of their ownership.

Common pitfalls

• A short or incorrect date range can leave older transactions out of the search.

7. Online Dashboard

Steps

1. Login and open your Dashboard.
2. Check active applications, pending actions, e-challan history and department messages.
3. Use the dashboard to open applications, edit drafts or print receipts.

Required details

• Login credentials.

What to expect

• A single view of your portal activity.
• Quick access to applications and receipts.

Expert tip

• Check the dashboard regularly when you have multiple property matters.

Common pitfalls

• Ignoring portal messages can delay applications when the department asks for clarification.

8. Downloads

Steps

1. Open the Downloads section for GOs, Acts, forms, manuals and print templates.
2. Download the required form and fill it offline if needed.
3. Keep the downloaded PDFs for future reference.

Required details

• Some resources may not require login.

What to expect

• Official forms.
• Manuals.
• User guides.
• Sample documents.

Expert tip

• Keep the latest manual and a checklist of required documents in one folder.

Common pitfalls

• Using an outdated form. Always check the latest version available on the portal.

Practical tips, common pitfalls and expert advice

Always get and save receipts

• Download the e-challan and transaction summary immediately after payment. These documents help during slot booking and follow-up.
• If you lose them, recovering the records can take time.

Verify both registered documents and EC

• Registered deeds show the details of registered transactions. The EC shows registered charges and mortgages.
• Use both when checking a property. Never skip the EC before purchasing land.

Use exact identifiers

• Enter the survey number, khata, passbook number or pattadar name correctly.
• Even a small typo can bring up the wrong record.

Mutation before major actions

• If a sale happened but mutation remains incomplete, file the mutation.
• Banks and buyers may ask for updated mutation records before closing a transaction.

Keep originals organized for registration day

• The portal allows registration details to be prepared before the slot.
• However, you must carry the original documents for biometric verification.
• Missing documents can stop the registration process.

NRI and institution workflows

• NRIs have specific e-KYC flows.
• Institutions have separate logins for their work. Select the correct role during signup.

Grievances and court cases

• For court orders, use the relevant PPB court case module and upload the court decree.
• Sensitive matters may require action by the concerned revenue authorities.

Expert anecdote

A banker once asked me for an EC and an original passbook copy that the buyer had. The buyer only had a scanned PPB, but not the original.

The loan processing then stalled for two weeks.

We tell clients to keep a printed folder of key documents. Keep digital copies in one folder as well. They save time during registration and loan processing.

Legal & policy context — the Bhu Bharati Act and what changed

Telangana passed the Telangana Bhu Bharati (Record of Rights in Land) Act, 2024, which provides the legal framework for the new land records system.

The Act sets out provisions for Record of Rights, record management and various land-related processes.

Key legal points:

• The portal operates under a statutory framework for Record of Rights.
• The Act provides processes for records, maps, conversions, succession and court orders.
• The government is conducting surveys in villages where maps and records need to be prepared or updated.
• The state has planned phased survey work and the use of geo-referenced maps and trained survey personnel.

The portal will therefore continue to expand as the survey and record-updating work progresses.

What this means for buyers and banks

The new legal framework gives the land records system a statutory basis. However, buyers still need to carry out proper due diligence.

Download ECs and obtain certified copies where required. For disputed or missing records, use the relevant grievance or court-related process.

Who should care and how they will use the portal

Buyers and sellers

• Buyers can check ROR and EC details before purchasing property.
• They can also ask for updated ePPB or RoR records.
• Sellers should complete mutation after a sale and keep all e-challans and transaction summaries.

Banks and financiers

• Banks can use EC and relevant land record services to check registered charges on property.
• The portal also provides workflows for banker-related land record requirements.

NRIs and institutions

• NRIs can use the available NRI workflows and e-KYC options.
• Institutions can use separate organisation-based processes for their land records and PPB requirements.

Revenue officers and survey teams

• Revenue officials can use application histories and case queues through the portal.
• Survey work will add more maps and land records to the system over time.

Frequently Asked Questions (FAQ)

Q: What is the Bhu Bharati Portal?
A: Telangana’s official portal for land records and revenue services.

Q: How do I sign up as a citizen?
A: Go to the portal, click Login → Sign Up, enter your name and mobile number, and complete the OTP process.

Q: Can I view land details without login?
A: Some read-only services, including Land Details Search, are available without login.

Q: How do I get an EC?
A: Use the EC service, enter the survey or khata details and date range, pay the fee and download the EC.

Q: What is ePPB?
A: It is the electronic Pattadar Passbook.

Q: How do I book a registration slot?
A: Complete the application and payment, then choose a slot at the sub-registrar for biometric verification and signing.

Q: Can NRIs use Bhu Bharati?
A: Yes. The portal provides NRI workflows for PPB, mutation and related services.

Q: What if my land appears in the Prohibited list by mistake?
A: File a grievance through the portal with supporting property documents.

Q: How long do mutations take?
A: The processing time varies depending on the district and workload.

Q: Can I edit registration application after payment?
A: Yes. Registration details can be edited up to the scheduled registration date.

Q: What supporting documents are needed for succession?
A: The requirements include a death certificate, legal heir proofs and identity documents.

Q: Does the portal replace printed passbooks?
A: It provides an ePPB, and applicants can also apply for a physical or duplicate printed passbook.

Q: Is the portal backed by law?
A: Yes. The Telangana Bhu Bharati Act provides the legal framework for the land records system.

Q: What if EC shows a bank charge?
A: It indicates a registered loan or charge. Ask the seller for the relevant discharge proof.

Q: Where do I get help?
A: Use the helpdesk number provided on the official Bhu Bharati Portal.