How to Check Land Records by Survey Number Bangalore (2026 Guide)
Step-by-step guide to check land records using survey number in Karnataka. Find owner name, RTC, Pahani, mutation records on Bhoomi and Kaveri Online. Updated 2026 process.
Quick Summary (TL;DR)
In Karnataka, land records, including RTC (Pahani), owner name, land area, and encumbrances can be checked online using the survey number on the Bhoomi portal at landrecords.karnataka.gov.in.
You need the district, taluk, hobli, and village name along with the survey number to retrieve records. You do not need to visit any government office.
The Bhoomi portal shows the RTC, owner name, land type, area, irrigation details, encumbrances, and any government liabilities on the land.
For urban properties in Bengaluru, the Kaveri Online Services portal (kaverionline.karnataka.gov.in) is used to check registration records and Encumbrance Certificates using the survey number.
What Is a Survey Number and Why Does It Matter?
A survey number is a unique identification number assigned to a specific parcel of land during the government’s land survey. In Karnataka, survey numbers are assigned by the Survey Settlement and Land Records Department and are the primary identifier for every piece of land in the state. Every RTC, mutation record, sale deed, and government document refers to land using its survey number.
Without the correct survey number, you cannot reliably identify or verify a piece of land in government records.
You want to buy a plot in Karnataka. Someone has given you the survey number. Or you have inherited land and want to know what the records show. Or you are doing due diligence on a property and need to check who actually owns it in government records.
All of this is possible online. Without visiting any government office. Without paying anyone.
The survey number is the key. With it, you can find who owns the land, how much area is recorded, whether any loan or government liability exists on it, and whether the ownership records have been updated after recent transactions.
This guide covers how to check land records using a survey number in Karnataka, through the Bhoomi portal for agricultural and revenue land, and through the Kaveri portal for urban property records.
What a Survey Number Looks Like in Karnataka
Example:
Simple survey number: 123 or 45
With subdivision: 123/1, 123/2, 45/A, 45/B
Hissa number: refers to a subdivided portion of the original survey number
Some urban areas use plot numbers or site numbers instead; these are linked to the underlying survey number in revenue records
A survey number is not the same as a flat number, plot number, or door number. It is the revenue identity of the land parcel as recorded in government records.
How to Check Land Records by Survey Number on Bhoomi Portal
The Bhoomi portal at landrecords.karnataka.gov.in is the primary government platform for Karnataka land records. It gives you access to RTC (Record of Rights, Tenancy and Crops) , also called Pahani , for agricultural and revenue land across Karnataka.
Step 1: Visit the Bhoomi Portal
Open your browser and go to landrecords.karnataka.gov.in. This is the official Karnataka government land records portal. Do not use third-party websites claiming to offer the same service.
Step 2: Click on RTC and MR
On the homepage, you will see multiple options. Click on RTC and MR (Record of Rights, Tenancy and Crops and Mutation Register). This takes you to the land record search page.
Step 3: Select District, Taluk, Hobli, and Village
Land records in Karnataka are organised by district, taluk, hobli, and village. Select each level from the dropdown menus:
Select the District from the first dropdown (example: Bengaluru Rural, Mysuru, Ramanagara)
Select the Taluk within that district
Select the Hobli (a cluster of villages) within the taluk
Select the Village name where the land is located
Step 4: Enter the Survey Number
After selecting the village, enter the survey number in the field provided. If the land has a hissa (subdivision), enter both the survey number and the hissa number.
For a simple survey number: enter “123” in the survey number field
For a subdivision: enter “123” in survey number and “1” in hissa number
If you are unsure of the exact hissa, try entering just the survey number first , the portal will show all hissa numbers under it
Step 5: Click Fetch Details
Click the Fetch Details or Get RTC button. The portal will retrieve the land record associated with that survey number.
Step 6: View and Read the RTC
The RTC (Pahani) will appear on screen. Here is what each section of the RTC tells you:
RTC Section and What It Shows
Survey Number / Hissa: The specific land parcel being viewed
Owner Name: The current registered owner as per revenue records
Land Type: Agricultural, non-agricultural, forest, government, etc.
Land Area: Total area in acres and cents or guntas
Irrigation Source: Whether the land is irrigated, dry, or both
Khata Number: The revenue khata under which this land is assessed
Encumbrances: Any loans, mortgages, or government liabilities on the land
Cultivation Details: Crops grown, if any, relevant for agricultural land
Government Liabilities: Any outstanding dues or government claims on the land
Remarks: Any special notes, including acquisition proceedings or disputes
Step 7: Download the RTC as PDF
The RTC can be downloaded as a PDF for reference. Click the Download or Print option on the RTC screen. Save the PDF to your device.
Note: The RTC downloaded from the Bhoomi portal is for reference only. For official purposes, court proceedings, property registration, and bank loans , you may need a certified copy issued by the Village Accountant or the Tahsildar’s office.
How to Find Land by Owner Name on Bhoomi (Without Survey Number)
If you do not know the survey number but know the owner’s name, the Bhoomi portal allows you to search by owner name.
Click on RTC and MR
Select district, taluk, hobli, and village.
Instead of entering a survey number, click on the Owner Name Search tab
Enter the owner’s name as registered in the revenue records
The portal will display all land parcels registered under that name in the selected village
Click on the specific survey number to view the full RTC
Important: Names in revenue records are often in Kannada or transliterated. If the search returns no results, try alternate spellings or partial names. For NRIs and outstation owners, verify the exact name as it appears in the original RTC or previous sale deed before searching.
How to Check Urban Land Records by Survey Number on Kaveri Portal
For properties within BBMP/GBA limits in Bengaluru and other urban areas, the Bhoomi portal may not always have complete records. The Kaveri Online Services portal at kaverionline.karnataka.gov.in is the right tool for checking registered documents and encumbrances by survey number.
Checking the Encumbrance Certificate by Survey Number on Kaveri
Click on Encumbrance Certificate
Select your search type, choose By Survey Number
Select the Sub-Registrar’s office jurisdiction for the property
Enter the survey number, district, taluk, and village
Select the period for which EC is required (15 years or 30 years recommended)
Click Search
The portal displays all registered transactions on that survey number during the selected period
The Encumbrance Certificate shows every registered sale deed, mortgage, loan, partition deed, gift deed, or any other registered transaction on that land during the selected period. This is one of the most important pre-purchase verification steps.
An EC search by survey number tells you the full transaction history of the land. If a loan exists on the land, it will appear here. If it was sold recently and the Bhoomi records are not yet updated, the EC will show the latest registered transaction.
Checking Registered Document Details by Survey Number
On Kaveri portal, click on Know Your Property or Document Search
Search by survey number to find all registered documents linked to that land
View document details including sale deed date, buyer and seller names, and registration number
Cross-reference the latest registered owner with the Bhoomi RTC owner name
How to Check Mutation Records by Survey Number
Mutation is the process of updating revenue records after a change in ownership. When a property is sold and registered, the mutation update on Bhoomi ensures the new owner’s name appears in the RTC.
Checking mutation records tells you whether the current ownership in revenue records matches the most recent registered sale deed.
Steps to Check Mutation Records on Bhoomi
Click on RTC and MR (Mutation Register)
Select district, taluk, hobli, and village
Enter the survey number
Click on the MR (Mutation Register) tab instead of RTC
All mutation entries for that survey number are displayed , showing previous and current owners, dates of mutation, and mutation numbers
What a clean mutation record looks like: Each entry shows the date of mutation, the reason (sale, inheritance, partition), the previous owner, and the new owner. If the most recent mutation entry matches the seller’s name in the current transaction, revenue records are updated and consistent.
How to Find Your Survey Number If You Do Not Know It
Several situations arise where the survey number is unknown, such as inherited land, old documents, or a property where only the address or owner's name is available. Here are the ways to find the survey number:
Situation and How to Find the Survey Number
You have the sale deed or title document: The survey number is always mentioned in the property description section of the sale deed
You have the RTC or Pahani from a previous year: The survey number is printed at the top of every RTC
You have a property tax receipt: For Gram Panchayat properties, the survey number may appear on the tax receipt
You know only the owner’s name: Use the owner name search on Bhoomi portal and select the village
You know the location but not the survey number: Visit the Village Accountant’s office with a sketch or description of the land
You have a Pahani from an earlier year: The survey number on the Pahani is the same; it does not change unless subdivision occurs
You have the Kaveri registration document: The survey number is listed in the property description of every registered deed on Kaveri
What Can You Verify in Land Records Using a Survey Number?
Checking land records by survey number gives you a comprehensive picture of the land before any transaction. Here is what you should specifically verify:
What to Check | Why It Matters | Red Flag If |
Owner Name | Confirms who legally owns the land in government records | Seller’s name does not match the RTC owner |
Land Area | Confirms total area matches what the seller claims | Area in RTC is less than area being sold |
Land Type | Confirms whether land is agricultural, non-agricultural, or government | Land is classified as government or forest land |
Encumbrances | Confirms no active loans, mortgages, or government liabilities | Active bank loan or a government acquisition order exists |
Mutation Record | Confirms ownership transitions have been properly recorded | Large time gap between registration and mutation |
Government Liabilities | Confirms no land acquisition, tax dues, or court orders | Acquisition proceedings or court stay orders noted |
EC (via Kaveri) | Confirms no registered transactions missed in Bhoomi | Recent sale or mortgage not yet reflected in Bhoomi RTC |
A clean Bhoomi RTC with the seller’s name as current owner, zero encumbrances, and a matching EC from Kaveri is the strongest pre-purchase verification combination for agricultural and revenue land in Karnataka.
How Vault Proptech Helps With Land Record Verification in Karnataka
Reading a Bhoomi RTC is one thing. Knowing what the entries mean, spotting discrepancies, and cross-verifying across Bhoomi, Kaveri, and the Encumbrance Certificate is where most buyers need support.
Land record verification using survey number on Bhoomi and Kaveri
Encumbrance Certificate procurement and interpretation
Mutation record analysis and discrepancy identification
Cross-verification of RTC with the registered sale deed and EC
Identification of encumbrances, government liabilities, and acquisition orders
Full property due diligence before purchase
