Hyderabad’s Ravi Shankar had spent two years trying to get his inherited land mutation processed on Dharani. The portal marked his land as “Prohibited” — locked for no clear reason. He couldn’t sell it, couldn’t mortgage it. Then Bhu Bharati launched. Revenue Sadassus (public grievance forums) processed 8.5 lakh such stalled applications. His case was resolved. His Pahani was updated. His land was unlocked.
Telangana Bhu Bharati (భూ భారతి — “Land of Bharat”) is Telangana’s new official digital land records management system. Launched in April 2025 by CM A. Revanth Reddy, it replaces the controversial Dharani portal under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. It is developed by NIC (National Informatics Centre) — not a private company.
Official Portal: 👉 bhubharati.telangana.gov.in
💡 Quick Answer: Portal: bhubharati.telangana.gov.in (the Dharani portal has been shut down) Pahani check: Portal → Information Services → Land Records → District/Mandal/Village/Survey Number No login needed for a basic land record view Mutation: Login required → Transactional Services Bhudhaar: 14-digit unique land parcel ID — Telangana’s land Aadhaar Helpline: 1800-599-7480 (Toll-Free) | 040-2338-5525
Dharani to Bhu Bharati — Why the Change
Problems with Dharani (2020–2025):
- 33 complex modules — farmers found it confusing
- Data was held by a private company (TerraCIS) — a security concern
- Records would get “Prohibited” locks for unclear reasons
- Local officials (Tahsildars) had no authority to intervene
- 8.5 lakh+ applications remained stalled with no resolution
What Bhu Bharati (2025) fixed:
| Problem | Dharani | Bhu Bharati |
|---|---|---|
| Modules | 33 complex | 6 simplified |
| Developer | Private (TerraCIS) | NIC (Government) |
| Local authority | Centralized — Collector | Tahsildar + MRO |
| Stalled records | 8.5 lakh locked | Cleared via Revenue Sadassus |
| Land ID | No unique ID | Bhudhaar — 14 digits |
| Survey | Manual chain survey | GPS + drone mapping |
| Pahani columns | 4 minimal | 11 detailed columns |
Bhudhaar — Telangana’s “Land Aadhaar”
Bhu Bharati’s most distinctive feature:
Bhudhaar is a Unique Land Parcel Identification Number — every plot gets a permanent digital identity.
- Temporary Bhudhaar: 11 digits — assigned before geo-referencing is complete
- Permanent Bhudhaar: 14 digits — assigned after GPS/drone mapping fixes exact boundaries
Its benefits:
- All details are instantly available through one Bhudhaar number — no confusion across multiple portals
- Reduced fraud — fake boundaries and duplicate records get eliminated
- Faster bank loans — instant property verification using Bhudhaar
6 Service Modules — What’s Available
Dharani’s 33 modules have been reduced to just 6:
| Module | What It Does | Login Needed? |
|---|---|---|
| Information Services | Land records, ownership, prohibited land checks | ❌ No |
| Registration Services | Property registration — sale deed | ✅ Yes |
| Mutation Services | Ownership transfer | ✅ Yes |
| RoR Correction | Fixing errors in the Record of Rights | ✅ Yes |
| NALA Conversion | Agricultural to non-agricultural land conversion | ✅ Yes |
| Appeals/Disputes | Appeals with the RDO and District Collector | ✅ Yes |
Pahani (Land Record) Online Check — No Login Needed
Step 1: Open bhubharati.telangana.gov.in
Step 2: On the homepage, click “Information Services”
Step 3: Select “Land Records / Pahani”
Step 4: Fill in the details:
- District (జిల్లా)
- Mandal (మండల్)
- Village (గ్రామం)
- Survey Number or Khata Number
Step 5: Submit — your Pahani will appear on screen
The Pahani shows 11 columns, including:
- Pattadar (owner) name
- Khata number
- Survey number and area
- Land type (wet/dry/double crop)
- Water source
- Cultivator details
- Liabilities/encumbrances
- Ownership history
Looking for older CCLA-format land record search or village survey maps? See our CCLA Telangana Land Records Search guide and Telangana Village Survey Number Maps.
Login and Registration — Step by Step
Login is required for transactional services like mutation and RoR correction:
Step 1: On bhubharati.telangana.gov.in, click “Login” (top right)
Step 2: Select “Citizen” (a separate option is available for NRIs)
Step 3: Click “Sign Up” and enter your name, mobile number, and email
Step 4: Verify via OTP — your account is now ready
Step 5: Log in and select the service you need
Are you an NRI? Select the “NRI” option and verify using an international mobile number or your Aadhaar-linked email.
Mutation (Ownership Transfer) Online
Bought land, inherited it, or received it as a gift — here’s how to update the ownership name:
Step 1: Log in and go to “Mutation Services”
Step 2: Select the mutation type:
- Sale mutation (after purchase)
- Inheritance mutation
- Gift/Partition
Step 3: Enter your Bhudhaar number or Survey number
Step 4: Upload documents:
- Registered Sale Deed
- Previous Pahani
- Aadhaar Card
- Death certificate (for inheritance cases)
Step 5: Submit — you’ll receive an application number
Check mutation status: bhubharati.telangana.gov.in → Information Services → Mutation Status → enter your application number
Timeline: 15–30 days (normal cases) | Disputed cases: appeal with the RDO
Prohibited Land — Why Is My Record Locked?
During the Dharani era, 8.5 lakh+ records were locked as “Prohibited.”
What Bhu Bharati did about it:
- Revenue Sadassus (public forums) were organized in every district
- Officers met farmers directly and resolved cases on the spot
- 8.5 lakh+ stalled applications were cleared
If your record is still locked: Go to bhubharati.telangana.gov.in → Information Services → “Prohibited Land” to check the reason, then visit your nearest Tahsildar office with your application number.
ROR 1-B vs Pahani — Which One Do You Need
The most common source of confusion in Telangana:
| ROR 1-B (Record of Rights) | Pahani (Adangal) | |
|---|---|---|
| What it is | Legal ownership certificate | Seasonal cultivation record |
| Maintained by | Mandal Revenue Office | Village Revenue Officer |
| Bank loan (property) | ✅ Mandatory | ❌ Not sufficient |
| Crop loan/KCC | ✅ Supporting | ✅ Primary |
| Crop insurance | — | ✅ Required |
| Rythu Bandhu | ✅ Name must appear on the ROR | Supporting |
| Property sale | ✅ Must be verified | — |
Simple rule: For property or a loan, use ROR 1-B. For farming or crop-related matters, use Pahani.
Pattadar Passbook Download
The Pattadar Passbook (Green Passbook) is legal proof of ownership:
Step 1: Log in to bhubharati.telangana.gov.in
Step 2: Go to “Transactional Services” → “Passbook”
Step 3: Enter your Survey Number or Bhudhaar Number
Step 4: Complete eKYC (Aadhaar OTP)
Step 5: Your passbook details will appear — download the PDF
Name missing from the passbook? Complete a Mutation or RoR correction first at the Tahsildar office — the passbook will then update.
EC (Encumbrance Certificate) — Before Buying Property
An EC tells you whether a property has any outstanding loan, mortgage, or legal claim against it:
There are two portals in Telangana — don’t get them confused:
| Property Type | Where to Get the EC | Portal |
|---|---|---|
| Agricultural land | Bhu Bharati | bhubharati.telangana.gov.in → Information Services → EC |
| Non-agricultural (plot/flat) | IGRS | igrs.telangana.gov.in → EC Search |
Steps for agricultural land EC: bhubharati.telangana.gov.in → Information Services → Encumbrance Details → select District/Mandal/Village/Survey Number → choose a date range → Submit
Before buying property: Check the EC for the last 30 years — this will reveal any pending loan or court case.
Rythu Bandhu — Its Connection to Bhu Bharati
Rythu Bandhu provides ₹10,000/acre/year to Telangana farmers.
Your name must appear on ROR 1-B to be eligible for Rythu Bandhu.
Common reasons for missing out on Rythu Bandhu:
- Your name isn’t on ROR 1-B — a mutation may be pending
- The land has “Prohibited” status
- There’s a survey number mismatch
Fix: bhubharati.telangana.gov.in → Login → Mutation Services → update your name on the ROR → once the Tahsildar approves it, Rythu Bandhu will resume from the next season.
Neighbouring Andhra Pradesh runs a similarly named but separate system — see our AP Bhu Bharati guide if you also hold land there.
Bhudhaar — 11-Digit vs 14-Digit Clarification
An important distinction — the two are not the same:
| Type | Digits | When You Get It |
|---|---|---|
| Temporary Bhudhaar | 11 digits | Assigned before geo-referencing is complete |
| Permanent Bhudhaar | 14 digits | Assigned after GPS/drone mapping fixes exact boundaries |
As of 2026, most properties still have the Temporary 11-digit Bhudhaar. It will automatically convert to the Permanent 14-digit version once the drone survey is complete.
Common Errors + Fix Guide
Error 1: “Survey Number Not Found”
Fix:
- Try your Bhudhaar number if the survey number doesn’t work
- Double-check the village name spelling in the dropdown
- If the old Dharani survey number has changed, confirm the new Bhudhaar number with your Tahsildar
Error 2: “Portal Not Loading / Slow”
Fix:
- Try between 7–9 AM or after 9 PM
- Use Chrome Incognito mode: Ctrl+Shift+N
- The only official URL is bhubharati.telangana.gov.in — beware of fake clone sites
Error 3: “OTP Not Received During Login”
Fix:
- Wait 5 minutes, then click Resend OTP
- Use your Aadhaar-linked mobile number
- Try the “Login with Aadhaar” option
Error 4: “Record Still Shows Dharani Data”
Fix:
- Migration is still in progress for some records
- If it’s still the same after 30 days, visit your Tahsildar office with your Bhudhaar number
FAQ
Has the Dharani portal in Telangana been shut down? Yes — the Dharani portal has been officially replaced. Now use only bhubharati.telangana.gov.in. Records that were on Dharani are being migrated to Bhu Bharati.
How do I check Pahani online? Go to bhubharati.telangana.gov.in → Information Services → Land Records → enter District/Mandal/Village/Survey Number → Submit. No login is required.
What is Bhudhaar? A 14-digit Unique Land Parcel Identification Number — Telangana’s land Aadhaar. Every plot gets a permanent digital identity, with boundaries fixed via GPS and drone mapping.
How do I apply for a mutation? Log in → Mutation Services → select the type → upload documents → Submit. Check status under Information Services → Mutation Status.
How do I find my Dharani data on Bhu Bharati? Search using your survey number or khata number on the portal. If you can’t find it, contact your Tahsildar for your Bhudhaar number.
Helpline: 1800-599-7480 (Toll-Free) | 040-2338-5525
Official Links
| Purpose | Link |
|---|---|
| Bhu Bharati Portal | bhubharati.telangana.gov.in |
| Land Records/Pahani | Portal → Information Services → Land Records |
| Mutation Status | Portal → Information Services → Mutation Status |
| Prohibited Land Check | Portal → Information Services → Prohibited Land |
| IGRS Telangana | igrs.telangana.gov.in |
| Helpline | 1800-599-7480 (Toll-Free) |
Ravi Shankar’s land was unlocked. His mutation went through. He sold the property within a month.
If you own land in Telangana — check your Pahani at bhubharati.telangana.gov.in. Don’t use the Dharani portal — it has been discontinued.
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- CCLA Telangana Land Records Search 2026
- Telangana Village Maps with Survey Numbers
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