Karnataka Land Records
Karnataka keeps its land records in four separate systems, and no single one of them proves a clean title. The RTC (Pahani) on Bhoomi says who holds the land and how much. The Encumbrance Certificate on Kaveri says what is registered against it. Mojini holds the survey work that says where the boundary actually runs. Urban property is not on Bhoomi at all — it sits on e-Aasthi. Everything starts from the survey number.
Which record lives on which portal
| Record | Portal | What it proves |
|---|---|---|
| RTC / Pahani / Utara | Bhoomi | Who holds the land, its extent, classification and crops |
| Mutation Register (MR) | Bhoomi | How the current holder acquired it — sale, inheritance, partition |
| NA / DC conversion order | Land Conversion (Bhoomi) | That agricultural land may lawfully be built on |
| Encumbrance Certificate (EC) | Kaveri Online | Every registered transaction — sales, mortgages, gifts — since 2004 |
| Certified copy of the sale deed | Kaveri Online | The registered deed itself, as the SRO holds it |
| 11E sketch, Podi, Tippan, Akarband | Mojini V3 (Bhoomojini) | Where the boundary runs and what the settlement extent was |
| Village map, PT sheet | SSLR Revenue Maps | The parcel in relation to its neighbours, roads and government land |
| e-Khata / e-Aasthi | e-Aasthi (Urban Local Body) | Municipal assessment for urban property |
| Form 9 / Form 11B | e-Swathu | Gram panchayat property register and tax demand |
How to pull a record by survey number
- Take the district, taluk, hobli and village from the current RTC or the sale deed — not from memory.
- Open the portal that holds the record you need, from the table above.
- Drive the dropdowns in order. The cascade is district → taluk → hobli → village; skipping the hobli is how people pull the wrong parcel.
- Enter the survey number, then pick the Surnoc and Hissa from the options the portal offers rather than typing a remembered value.
- Check the free view first. If a bank, a court or the Sub-Registrar is going to see it, order the digitally signed copy instead.
Frequently asked questions
What are land records in Karnataka?
They are the state's record of who holds a parcel, how big it is, how it may be used, and what is registered against it. There is no single document: the RTC (Pahani) on Bhoomi records the holder and extent, the Encumbrance Certificate on Kaveri records registered transactions, the survey records on Mojini record the boundary, and urban property sits on e-Aasthi instead. A clean title needs several of them read together.
How do I check land records online in Karnataka?
Start from the survey number. On Bhoomi (landrecords.karnataka.gov.in) choose View RTC and MR, then select district, taluk, hobli and village and enter the survey number with its surnoc and hissa. For the Encumbrance Certificate use Kaveri Online Services and search by property details at the correct Sub-Registrar Office. The free views are marked for information only; banks and sub-registrars require the digitally signed copies.
Which portal has Karnataka land records?
Four, by record type. Bhoomi holds the RTC, Mutation Register and conversion orders. Kaveri Online holds the Encumbrance Certificate and registered deeds. Mojini V3 (Bhoomojini) holds survey work — 11E sketches, Podi, Tippan and Akarband. e-Aasthi and e-Swathu hold urban and gram-panchayat property records. No portal holds all of them.
Are land records proof of ownership?
No. The Supreme Court has held that revenue records do not by themselves establish title. The RTC is strong evidence of possession and revenue entitlement; ownership is established by the registered deed, read alongside the Encumbrance Certificate and the Mutation Register.
Do I need the hobli to find my village?
Yes, and it is the step most people skip. Village codes are not unique within a taluk — two different villages in one taluk can carry the same number — so the full cascade of district, taluk, hobli and village is the only safe key. Picking the wrong hobli returns a real record for somebody else's land.
Land records by district
Every district, with its Bhoomi code and the taluk, hobli and village list you need to drive the portal dropdowns.