Revenue Department, Government of Karnataka
Bhoomi Online · Bhoomi Karnataka · landrecords.karnataka.gov.in · Bhoomi RTC · Bhoomi Utara
Bhoomi (ಭೂಮಿ) is the Karnataka Revenue Department's land records portal at landrecords.karnataka.gov.in. It is the single source for the RTC (Pahani / Utara) of every agricultural survey number in the state, for the Mutation Register (MR) that records how ownership changed, and for the digitally signed i-RTC that banks and sub-registrars accept.
This page explains what each Bhoomi service actually returns, how to use it without an account, what the statuses mean when a mutation is pending, and — the part every guide skips — what Bhoomi does not cover. Anashwar retrieves from this portal every working day for clients across Karnataka; the steps below are what the portal does today, not what it did in 2019.
Shubham Tiwadi·Partner, Anashwar Property Solutions·Reviewed 26 Aug 2026
Free, on-screen view of the current RTC and the mutation register for any survey number. Watermarked, not accepted as a legal copy.
Get the RTCThe legally valid copy, signed by the Tahsildar's digital certificate and verifiable by QR code. Paid for from the i-Wallet balance.
Get the i-RTC / WalletWhich mutation numbers exist for the survey, at which officer the pending one sits, and the extract of a completed one.
Get the MRRTCs for earlier years — the ownership chain. Needed for a title history and for the "how did the land get to this owner" question.
Get the RTCAffidavit-based conversion requests and orders are tracked on the linked Land Conversion portal, not inside Bhoomi itself.
Get the NA OrderVillage maps, Akarband, Tippan and PT sheets are SSLR records reached through Bhoomi's survey links, not the RTC screen.
Get the Village MapStep by step
Open landrecords.karnataka.gov.in and choose "View RTC and MR". No login is needed for the free view.
Select District, then Taluk, then Hobli, then Village. The lists cascade — a village only appears once its hobli is chosen.
Enter the Survey Number and click Go. The portal lists every Surnoc and Hissa under that survey; pick the one on your document.
Choose the period (current year is the default) and click Fetch Details.
The RTC opens on screen. Print or save it for reference. It carries a "not for legal use" watermark; for a copy a bank will accept, get the signed i-RTC below.
Open the i-Wallet portal (rtc.karnataka.gov.in) and log in with your mobile number and the OTP it sends.
Top up the wallet using the online payment option. The wallet holds a balance; each signed copy is deducted from it.
Choose "RTC", select District, Taluk, Hobli and Village, enter the Survey Number, then pick the Surnoc and Hissa.
Select the period, confirm, and let the fee deduct from the wallet.
Download the PDF. The signature block and QR code on the last page are what a bank or sub-registrar verifies.
On the "View RTC and MR" screen, switch to the MR tab.
Enter the same District, Taluk, Hobli, Village and Survey Number.
The list shows every mutation number raised on that survey with its status. Open a completed one for the extract; a pending one shows which officer it is with.
Do it yourself on the official portal: Bhoomi (Revenue Department, Government of Karnataka)
| Pending with Village Accountant (VA) | The request has been raised but the first field verification has not happened. Usually the longest wait. |
|---|---|
| Pending with Revenue Inspector (RI) | VA report done; RI verification or spot inspection due. |
| Pending with Shirastedar / Tahsildar | Field work is over; the order is awaiting sign-off. Objection notices (30-day) may still be running. |
| Approved / Disposed | The mutation is complete and the RTC now shows the new owner. Download the MR extract and a fresh RTC. |
| Rejected | Returned with a reason — a missing document, an objection upheld, or a defect in the deed. The reason is on the extract. |
| "No record found" on the RTC screen | Wrong hobli or village nine times out of ten; the same survey number repeats across villages. See our troubleshooting guide. |
Non-agricultural property. A converted site, a house in a town or a flat is not on Bhoomi — it is on e-Swathu (gram panchayat), e-Aasthi (municipal) or BBMP e-Aasthi (Bengaluru).
Registered transactions. Bhoomi shows who is the recorded holder, not what deeds were registered. That is the Encumbrance Certificate on Kaveri.
Boundaries. The RTC gives extent in acres and guntas, not where the land is. Boundaries are the SSLR maps, Tippan and PT sheet.
Pre-1990s history. Old manual registers live in the Bhu Suraksha record room, not on the RTC screens.
A guarantee of title. A clean RTC does not rule out a pending court case, a mortgage, or a grant-land (PTCL) restriction.
No. The free view is for information and carries a watermark saying so. For registration, a bank loan or a court, use the digitally signed i-RTC obtained through i-Wallet, or a certified copy from the taluk office.
Not for viewing an RTC or checking mutation status. You need a mobile-number login only for i-Wallet (signed copies) and for raising requests.
Bhoomi is the records portal; i-Wallet is its prepaid payment system for signed documents. Both are run by the Revenue Department; i-Wallet lives on a separate host, rtc.karnataka.gov.in.
Almost always the wrong hobli or village — survey numbers repeat across villages — or a hissa that has been sub-divided (podi) and now carries a new number. Try the parent survey number and check every hissa listed.
Yes. The RTC is generated in Kannada by default; the portal also offers an English rendering of the same record.
Bhulekh is the name used in Odisha, Uttar Pradesh and some other states for their land records portals. Karnataka's is Bhoomi. There is no Bhulekh Karnataka.
Yes. Enter the survey number on the RTC page and we retrieve the record from Bhoomi and send the PDF on WhatsApp — the free RTC at no charge, the signed i-RTC for the portal fee plus a small service charge.
Shubham Tiwadi is a partner at Anashwar Property Solutions in Vijayapura. His team operates the retrieval systems that pull Karnataka land records directly from the Bhoomi, Kaveri Online and e-Aasthi portals, and handles title verification for buyers across Vijayapura district.