Karnataka Land Records · 12 guides
We operate the retrieval systems that talk to Bhoomi, Kaveri Online, E-Aasthi and Mojini every day. These guides cover what those portals do when they fail, and what each record does not tell you — the parts nobody writes down.
B-Khata property is cheaper for a reason. The discount is the market pricing in a financing problem, a construction problem and an exit problem that the seller is hoping you will not price.
Read guideKarnataka opened agricultural land to non-farmers in 2020. Sellers now describe it as unrestricted. Four separate restrictions still apply and any one of them can void your purchase.
Read guideThe Bhoomi portal says your survey number does not exist. It almost always does. Here are the nine reasons the lookup fails and what to do about each one.
Read guideEvery other land record starts with a survey number. Dishaank is the one that starts with a location — which makes it the tool you need when the number is exactly what you have lost.
Read guideThe E-Khata is mandatory for registration, home loans and plan approval. Most rejections have nothing to do with the application — they are problems in the underlying E-Aasthi record.
Read guideEveryone tells you to get an EC. Almost nobody tells you that a clean EC is not a clean title — and that the years it does not cover are exactly where the problems live.
Read guideMost title risks are visible in the Encumbrance Certificate. This one is not, it survives multiple honest resales, and a good-faith purchaser is not protected.
Read guideAn RTC that reads "2-15" means two acres fifteen guntas, not two point one five. Getting that wrong changes the extent by a third and it happens constantly.
Read guideVijayapura throws two problems no state-level guide covers: a taluk reorganisation the portals lag behind, and a city that answers to two names across forty years of documents.
Read guideBoundary disputes are the most common property litigation in Karnataka. The survey sketch is the document that settles them — and almost nobody explains which of the four records to ask for.
Read guideA conversion order is granted for a specific extent and a specific purpose. Buyers routinely assume it covers the whole survey number and any use. It usually does neither.
Read guidePublished rate tables for Vijayapura are guesswork. This one is computed from our own live listing book — 113 plots quoted per square foot across 11 zones, with the sample size shown for each.
Read guideAnashwar Docs
RTC, Encumbrance Certificate, Mutation Register, survey sketches and E-Khata — fetched from the Karnataka government portals and delivered as PDFs in minutes.