Bhu Bharati Portal – All-in-One Guide

Bhu Bharati Portal: Land Records Management in Telangana

The Telangana government has introduced the Bhu Bharati Portal, a transformative initiative aimed at overhauling the state’s land records management system. This move seeks to address the challenges posed by the previous Dharani portal and enhance the efficiency, transparency, and accessibility of land-related services for citizens.

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Introduction to Bhu Bharati Portal

The Telangana government has introduced the Bhu Bharati Portal, officially known as the Record of Rights (RoR) portal, to replace the existing Dharani portal. This initiative stems from the Telangana Bhu Bharati (Record of Rights in Land) Bill, 2024, introduced by the Congress government to reform land legislation in the state. The primary objective is to rectify the shortcomings of the previous system and provide a more user-friendly platform for land record management. 

Implementation Date:

The Bhu Bharati Act, which simplifies land administration and replaces the Dharani portal, came into effect in March 2025.

Key Objectives of Bhu Bharati Portal:

The Bhu Bharati initiative aims to enhance land management and protect land rights in Telangana. Its key objectives include:

• Establishing Revenue Tribunals and Appellate Authorities: Setting up bodies to address disputes and appeals on land records.
• Rectifying and Updating Land Records: Correcting and updating the Record of Rights for accuracy and transparency.
• Adjudicating ‘Part-B’ Land Entries: Resolving issues concerning lands listed under ‘Part-B’.
• Conducting Resurveys: Preparing new and updated Records of Rights through comprehensive resurveys.
• Streamlining Mutation Processes: Simplifying procedures for timely ownership updates.
• Documenting Abadi and Non-Agricultural Lands: Creating Records of Rights for residential and non-agricultural lands.
• Issuing Bhudhar Identification Numbers: Assigning unique IDs to land parcels and issuing Bhudhar cards.
• Regularizing Sada Bainamas: Formalizing unregistered sale agreements to secure land transactions.
• Developing an Online Portal: Maintaining and accessing land records through a user-friendly platform.
• Protecting Government Lands: Safeguarding government-owned lands from encroachment.
• Conducting Enjoyment Surveys: Ensuring rightful land enjoyment and resolving disputes permanently.
• Establishing Appellate Authorities for Complaints: Providing avenues to lodge complaints on registrations or mutations.
• Notifying Family Members in Succession Cases: Serving notices to family members to reduce disputes.
• Addressing Pending Sada Bainama Applications: Resolving the backlog filed up to November 10, 2020.
• Appointing Village-Level Revenue Officers: Managing land records and addressing local issues.
• Storing Manual Land Records: Regularly updating and securely storing manual land records.

These objectives aim to create a transparent, efficient, and user-friendly land administration system in Telangana, safeguarding land rights and streamlining land processes.

Transition from Dharani to Bhu Bharati

Addressing the Shortcomings of Dharani

The Dharani portal, launched in 2020, faced criticism due to its complex interface and inefficiencies in handling land transactions. Users reported difficulties in accessing services, leading to delays and dissatisfaction. The Bhu Bharati Portal aims to address these issues by offering a more streamlined and user-friendly platform. 

Legislative Backing

The Telangana Legislative Assembly passed the Telangana Bhu Bharati (Record of Rights in Land) Bill, 2024, to facilitate the transition to the Bhu Bharati Portal. This legislation outlines the framework for the new system, emphasizing transparency, efficiency, and decentralization in land records management. 

Full services list on Bhu Bharati Portal

Category	Main Service	Actions
Transactional Services	1. Registration	– Registration – Ratification / Cancellation of Registered Documents
	2. Mutation	– Application for succession including assigned lands (with or without PPB) – Application for PPB Court cases & other mutations – Application for Pending Mutation
	3. ROR Corrections	– Application for Passbook Data Correction – Grievance relating to inclusion in Prohibited Properties List – Court Cases & Intimation
	4. Miscellaneous	– Application for GPA/SPA/Executed GPA – Apply for PPB by Institution
	5. NALA	– Application for NALA – Application for NALA without Passbook – Application For Pending NALA
	6. Appeal	– Application for Appeal
Information Services	1. Market Value	– View Market Value of Lands for Stamp Duty
	2. Land Details	– Land Details Search
	3. Prohibited Lands	– View Prohibited Lands
	4. eChallan / Application Status	– eChallan – Application Status
	5. Registered Document Details	– Check Registered Document Details
	6. Encumbrance Details	– View Encumbrance Details (before Dharani)
	7. Online Dashboard	– Access Online Dashboard
	8. Downloads	– Download Forms, Certificates, and Guidelines

How to use the portal — practical step-by-step for citizens

Sign up & login

1. Go to https://bhubharati.telangana.gov.in → Click Login → choose a role (Citizen/NRI/Bank/Organisation).
2. For Citizens: sign up with name and mobile number. Get OTP. Portal uses OTP/e-KYC via MeeSeva or Aadhaar when required.

Expert tip: use a single mobile number for all your land work. It makes tracking easier and reduces OTP mixups.

Transactional services

1. Registration (sale deed / conveyance / gift / partition / mortgage)

Steps

1. Login as Citizen on the portal.
2. Choose Registration Application → pick deed type (sale/gift/partition/mortgage).
3. Fill party details, property identifiers (survey no / khata / PPB) and deed data.
4. Upload scanned documents (deed draft, ID proofs, PAN, sale agreement if any).
5. Pay registration fees via e-challan. Download the transaction summary.
6. Book a slot at the sub-registrar for biometric authentication and signing.
7. On the scheduled day, visit the sub-registrar with originals. Complete biometrics and signing. Collect acknowledgement and certified copy.

Required documents

• Scanned deed draft / document.
• ID proofs (Aadhaar / Passport / Voter ID).
• PAN of buyer/seller (if applicable).
• Previous passbook / PPB or proof of title.
• Payment receipt / e-challan.

What to expect

• A booked slot date/time.
• Biometric verification at sub-registrar.
• Final registered document and certified copy issued.

Expert tip

• Use the same mobile number for all applicants. It reduces OTP confusion and keeps the transaction linked.

Common pitfalls

• Not carrying originals on slot day — registration fails.

1b. Ratification / Cancellation of Registered Documents

Steps

1. Login → choose Ratification / Cancellation module.
2. Select the registered document reference (use deed number or registered document lookup).
3. Choose action: Ratify (confirm) or Cancel (nullify).
4. Provide reason, upload supporting documents (court order, mutual consent letter, corrigendum).
5. Pay any required fee. Download the transaction summary.
6. Track the application until department updates RoR or issues a cancellation order.

Required documents

• Registered document reference/copy.
• Court order or mutual agreement form (if applicable).
• ID proofs of parties.

What to expect

• Department verification.
• Possible departmental or legal scrutiny.
• Updated RoR once processed.

Expert tip

• Attach a short cover note that explains why ratification or cancellation is requested. It speeds up reviewer understanding.

Common pitfalls

• Missing registered document reference leads to delays.

2. Mutation

2a. Application for succession including assigned lands (with or without PPB)

Steps

1. Login → select Succession.
2. Choose whether PPB exists. If assigned lands or government land, choose the special flow.
3. Fill deceased owner details and heir details. Upload death certificate and heir proofs.
4. Upload family tree / lineage documents and any assignment orders.
5. Pay mutation fee via e-challan. Download transaction summary.
6. Track status. After approval, RoR updates to show new owners.

Required documents

• Death certificate.
• Identity proofs of heirs.
• Legal heir certificate or family tree affidavit.
• Original PPB (if available) or supporting documents for assigned lands.

What to expect

• Department verification.
• Possible field verification or local enquiry.
• RoR updated on approval.

Expert tip

• When heirs are many, attach a clean, numbered list of heirs with relationship and IDs. It cuts back-and-forth.

Common pitfalls

• Missing or mismatched names between documents.
• Not including government assignment order where required.

2b. Application for PPB Court cases & other mutations

Steps

1. Login → select PPB Court Cases / Special Mutation.
2. Enter the court case number or mutation reason.
3. Upload court order, legal notices or any supporting documents.
4. Fill required details and pay fees. Download transaction summary.
5. Portal forwards to the appropriate office; monitor Application Status.

Required documents

• Court order copy (certified).
• Identity proofs.
• Earlier PPB or related documents.

What to expect

• Administrative or legal verification.
• Department applies court order to RoR after checks.

Expert tip

• Add a short chronological note of the court case (dates/bench) as a PDF. It helps officials find the matter faster.

Common pitfalls

• Uploading non-certified court copies.
• Not specifying exact survey/khata linked to the order.

2c. Application for Pending Mutation

Steps

1. Login → choose Pending Mutation service.
2. Enter original application reference or submit a new mutation request noting previous sale.
3. Upload sale deed, e-challan if earlier paid, identity and PPB details.
4. Pay any outstanding fee and download transaction summary.
5. Track via Application Status and follow up if pending too long.

Required documents

• Sale deed / transfer instrument.
• Payment receipts (if any earlier).
• PPB / passbook copy.

What to expect

• Department queue processing.
• May require local revenue officer verification.

Expert tip

• If mutation is long pending, use the grievance module and attach the pending-application screenshot.

Common pitfalls

• Filing duplicate applications without referencing earlier pending request.
• Missing transaction receipts.

3. ROR Corrections

3a. Application For Passbook Data Correction

Steps

1. Login → choose Passbook Data Correction.
2. Pick the correction type: owner name, survey no., area, survey entries.
3. Upload proof documents (correct document copies, measurement slip, mutation order).
4. Complete eKYC if required. Pay fee via e-challan.
5. Track application. On approval, ePPB or physical PPB will reflect corrections.

Required documents

• Proof of correct data (earlier deed, measurement slip).
• ID proof and PPB copy.
• Court order if correction follows judgment.

What to expect

• Verification by revenue staff.
• Corrected ePPB link or instruction to print physical PPB.

Expert tip

• Keep a one-page cover PDF that maps old vs new values. Officials appreciate it.

Common pitfalls

• Uploading low-quality scans. Officials may reject unclear images.

3b. Grievance relating to inclusion in Prohibited Properties List

Steps

1. Login → go to Grievance → choose Prohibited Properties.
2. Enter property details and explain why it’s wrongly included.
3. Upload proof (title docs, no-objection letters, previous RoR).
4. Pay fee if portal requires, then submit.
5. Track grievance status and respond quickly to departmental queries.

Required documents

• Copy of title / sale deed.
• Any government order or communication.
• ID proof.

What to expect

• Departmental review and local verification.
• Outcome: removal from list if proof stands.

Expert tip

• Highlight exact reason: e.g., “this is private land, not government-reserved.” Be factual and attach dated documents.

Common pitfalls

• Submitting vague or emotional notes. Keep it factual and document-backed.

3c. Court Cases & Intimation

Steps

1. Login → choose Court Case Intimation or relevant module.
2. Enter case number, court details and attach certified copy of the order.
3. State the exact relief sought (e.g., mutation per court order).
4. Pay fees if applicable and submit. Track via Application Status.

Required documents

• Certified court order.
• Copies of documents mentioned in the order.
• Identity proofs.

What to expect

• Department applies court order to RoR after validation.
• May require local compliance or follow-up.

Expert tip

• Provide a short scanned index of documents (one page) so the official sees everything at a glance.

Common pitfalls

• Not uploading certified court copy.
• Missing explicit survey/khata reference in the upload.

4. Miscellaneous

4a. Application for GPA/SPA/Executed GPA (Power of Attorney workflows)

Steps

1. Login → select GPA / SPA module.
2. Choose whether it’s executed GPA or registration via GPA.
3. Upload GPA document, ID proofs, and identity proof of attorney.
4. Pay fees via e-challan and download the transaction summary.
5. Book registration slot if execution requires sub-registrar authentication. Visit with originals on slot day.

Required documents

• Power of Attorney (scanned).
• IDs of donor and attorney.
• Supporting proof of signature (if needed).

What to expect

• Verification of GPA authenticity.
• Registration or record update upon approval.

Expert tip

• If GPA covers multiple properties, upload a list and map references in one PDF.

Common pitfalls

• Not notarizing or witnessing as required by law.
• Attaching unsigned or blank GPA forms.

4b. Apply for PPB by Institution

Steps

1. Login as Institution/Organisation role.
2. Choose Apply for PPB by Institution.
3. Upload authorisation documents (board resolution / letter of authority).
4. Provide property identifiers and proof of institution’s interest.
5. Complete eKYC for authorised signatory, pay fees, download transaction summary.
6. Track status and collect ePPB or printed PPB as directed.

Required documents

• Institution registration / certificate.
• Board resolution/authorisation letter.
• ID of authorised official.

What to expect

• Institutional verification and separate workflows for bulk requests.
• ePPB issuance or instructions for physical printing.

Expert tip

• Use institution email and phone for signup to keep records clear.

Common pitfalls

• Uploading personal proof instead of authorised signatory documents.

5. NALA (conversion to non-agricultural)

5a. Application for NALA

Steps

1. Login → choose NALA Application.
2. Enter property details and reason for conversion (house site, commercial).
3. Upload required documents: title, PPB, land use proofs, layout plan (if needed).
4. Pay NALA fees and download the transaction summary.
5. Book slot if field verification or office visit is needed. Track application.

Required documents

• Title deed / PPB.
• Layout plan or site plan (if required).
• No-objection certificates (if required).

What to expect

• Local authority review for land use change.
• Field verification and final approval or rejection.

Expert tip

• Attach a simple site plan (sketch) showing approach road and nearest landmark. It helps local officers.

Common pitfalls

• Applying without necessary local no-objection certificates.
• Missing PPB when portal expects it.

5b. Application for NALA without Passbook

Steps

1. Login → pick NALA without PPB flow.
2. Provide alternate proof of ownership (sale deed, tax receipts).
3. Upload documents and an affidavit explaining absence of PPB.
4. Pay fee and submit. Track status; department may request extra verification.

Required documents

• Sale deed / title documents.
• Affidavit of owner.
• Identity proofs.

What to expect

• Additional scrutiny. May require more documents or local enquiry.
• Final conversion order on approval.

Expert tip

• Provide traceable proof (bank transaction for purchase) to speed verification.

Common pitfalls

• Weak supporting papers; portal reviewers will ask for more.

5c. Application for Pending NALA

Steps

1. Login → choose Pending NALA module.
2. Provide earlier application reference or fill a new request referencing the pending one.
3. Upload receipts, e-challan and updated documents if needed.
4. Submit and use grievance or follow-up channels if pending too long.

Required documents

• Earlier application reference.
• Payment receipts.
• Updated documents if circumstances changed.

What to expect

• Department queue processing and possible local verification.

Expert tip

• Keep a screenshot of the pending application and attach it when you escalate via grievance.

Common pitfalls

• Filing a fresh application without referencing the earlier one.

6. Appeal

Steps

1. Login → choose Appeal service under the relevant department/section.
2. Enter the decision being appealed (mutation denial, NALA rejection, PPB correction denial).
3. Attach the original order, grounds for appeal and supporting documents.
4. Pay appeal fee via e-challan and download transaction summary.
5. Track appeal; department forwards to appellate authority and you receive hearing dates or decision online.

Required documents

• Original order/reference you want to appeal.
• Grounds of appeal (brief statement).
• Supporting evidence.

What to expect

• Administrative hearing or review.
• Final order uploaded to portal and RoR updated as needed.

Expert tip

• Keep the appeal focused: list only the factual errors you want corrected. Clear points work better than long narratives.

Common pitfalls

• Not attaching original order or incorrect reference number.

Information services

1. View market value of lands for Stamp Duty

Steps

1. Open portal → select Market Value / Valuation section.
2. Enter survey/area or location parameters. Choose the relevant time frame if offered.
3. View the official market value table or rate. Download if needed for stamp duty calculation or sale agreement.

Required details

• Location / survey number / region.
• Use-case (stamp duty calculation).

What to expect

• Official market value per sq. ft / sq. yd for given location.
• A downloadable PDF or table.

Expert tip

• Use the market value lookup while preparing the sale deed to pre-calculate stamp duty.

Common pitfalls

• Confusing market value with actual negotiated sale price. Banks use actual price + market value checks.

2. Land Details Search (ROR search)

Steps

1. Go to Land Details Search or Know Your Land Status.
2. Enter survey no / khata / PPB number or pattadar name.
3. Click Search → view RoR, owner, area, survey details and linked documents.
4. Download the read-only snapshot for your file.

Required details

• At least one accurate identifier: survey/khata/PPB/name.

What to expect

• Owner name, area, survey history and any linked registered documents.

Expert tip

• If the name returns many results, narrow by survey + village to get the exact parcel.

Common pitfalls

• Typos in survey/katha numbers giving wrong results.

3. Prohibited Lands

Steps

1. Open Prohibited Lands / Restricted Properties in the portal.
2. Enter survey/khata or search by village/locality.
3. View if the land is on the prohibited list and reasons (litigation, assigned land, government land etc).
4. Download the report if you need to show it to buyer or bank.

Required details

• Survey/khata or location.

What to expect

• Status whether property is prohibited and reason code.

Expert tip

• If a land is wrongly listed, use the Grievance → Prohibited Properties flow and attach title documents.

Common pitfalls

• Assuming prohibited means permanent; many entries are temporary or under litigation.

4. eChallan / Application Status

Steps

1. Login → go to Application Status / eChallan.
2. Select Application Type
3. Enter application number/reference ID.
4. View payment history, application stage and any departmental remarks.
5. Download receipt or transaction summary for records.

Required details

• Challan number or application reference.

What to expect

• Clear status updates and e-challan download link.

Expert tip

• Save the challan PDF and email it to all parties immediately after payment.

Common pitfalls

• Not saving the challan; retrieval can be slow when you need it quickly.

5. Registered Document Details

Steps

1. Choose View Registered Documents / Deed Details.
2. Enter document number, year, district, Tahsildar/RO.
3. View deed metadata and download certified copies if portal provides them.

Required details

• Deed number / survey / owner name.

What to expect

• Deed references, parties, registration date and link to certified copy (if available).

Expert tip

• Use deed lookup to cross-check seller’s claim about past sales.

Common pitfalls

• Relying only on buyer’s scanned copy without checking registered document through portal.

6. Encumbrance Details before Dharani

(This covers ECs and historical encumbrance queries that existed before Dharani integration)

Steps

1. Open Search Encumbrance Certificate Details.
2. Select district, mandal, village survey/khata and date range (start and end).
3. Pay nominal fee and generate EC. Download the EC PDF.
4. Use EC to check past transactions and any registered mortgages/charges.

Required details

• Survey/khata and date range.

What to expect

• A list of registered transactions and any charges on the property for the chosen period.

Expert tip

• Always ask seller for EC covering the full time since they claim to own the land.

Common pitfalls

• Checking EC for a short or wrong date range and missing older charges.

7. Online Dashboard

Steps

1. Login → access your Dashboard.
2. View all active applications, pending actions, e-challan history and messages from department.
3. Use dashboard links to jump to specific applications, edit drafts or print receipts.

Required details

• Login credentials.

What to expect

• A single view with all your portal activity and quick links.

Expert tip

• Check your dashboard weekly if you have multiple property matters.

Common pitfalls

• Ignoring portal messages; some departments ask for quick clarifications via dashboard notes.

8. Downloads

Steps

1. Use portal Downloads section for GOs, Acts, forms, user manuals and print templates.
2. Download the required form (mutation, succession, NALA, etc.). Fill offline if you prefer and upload later.
3. Keep a saved folder of downloaded PDFs for offline reference.

Required details

• None beyond login for some resources.

What to expect

• Official forms, manuals, user guides and sample documents.

Expert tip

• Keep a folder with the latest manual and a quick checklist of documents for each common transaction.

Common pitfalls

• Using an outdated form version; always download the latest from the portal before applying.

Practical tips, common pitfalls and expert advice

Always get and save receipts

• Download e-challan and transaction summary immediately after payment. These are your proof for slot booking and for the department. If you lose them, recovery takes time.

Verify both registered documents and EC

• Registered deeds show who signed what. EC shows charges or mortgages. Use both. Never skip EC before purchase.

Use exact identifiers

• Enter survey number, khata/passbook number or pattadar name exactly. Small typos can show wrong records.

Mutation before major actions

• If a sale happened but mutation did not, file mutation first. Many banks or buyers insist on mutation before final closure.

Keep originals organized for registration day

• The portal lets you edit registration data before the slot. But you must bring originals for biometric verification. If you lack documents, the slot will not complete.

NRI and institution workflows

• NRIs use special eKYC flows. Institutions have separate logins for bulk work. Use the correct role during signup.

Grievances and court cases

• For court orders, use the PPB Court Case module and upload the court decree. The district collector will handle sensitive cases.

Expert anecdote

A banker once asked me for an EC and an original passbook copy that the buyer had. The buyer had a scanned PPB but not the original. The loan processing stalled for two weeks. We tell clients: keep a printed folder of key documents and digital copies in one folder. They save time on registration day.

Legal & policy context — the Bhu Bharati Act and what changed

Telangana passed a law titled the Telangana Bhu Bharati (Record of Rights in Land) Act, 2024 (Act No. 1 of 2025 in published copies). The law gives the portal a statutory frame. It sets rules for RoR, record management, and the processes that officials must follow. PRS Legislative Research has the Act text and the bill documents online.

Key legal points:

• The portal now links to a legal framework for RoR. That helps give the digital record legal weight.
• The Act requires records, maps and updated entries. It also sets flows for conversions, succession and court orders.
• The government is surveying villages that lack maps and records. The state plans phased rollouts and more licensed surveyors to collect geo-referenced maps. News reports show pilot surveys and training plans. Use the portal for places where records exist; expect expansion as the survey completes.

What this means for buyers and banks

• The legal backing makes portal records more authoritative. Still, do your due diligence. Download ECs and get certified copies where needed. For disputed or missing records, use the grievance and court case modules.

Who should care and how they will use the portal

Buyers and sellers

• Buyers: run ROR and EC checks. Ask for ePPB or updated RoR. Use registration slot booking to avoid long waits.
• Sellers: ensure mutation is filed after sale. Keep e-challans and transaction summaries.

Banks and financiers

• Use EC and bankers’ encumbrance flows to check charges on property. The portal supports banker-specific lookups.

NRIs and institutions

• NRIs: use the NRI portal flows and eKYC options. Many NRIs can do PPB requests remotely.

Revenue officers and survey teams

• The portal gives case queues and application history. Survey efforts will feed maps into the portal over time, improving coverage. News shows the government recruiting more surveyors and using drone surveys for missing villages.

Frequently Asked Questions (FAQ)

Q: What is the Bhu Bharati Portal?
A: Telangana’s official portal for land records and revenue services.

Q: How do I sign up as a citizen?
A: Go to the portal, click Login → Sign Up, enter name and mobile number, and use the OTP flow.

Q: Can I view land details without login?
A: Some read-only services like Land Details Search are available without login.

Q: How do I get an EC?
A: Use the EC service, enter survey or khata details and date range, pay the fee, and download the EC.

Q: What is ePPB?
A: It is the electronic pattadar passbook.

Q: How do I book a registration slot?
A: After completing the application and payment, choose a slot at the sub-registrar for biometric and sign verification.

Q: Can NRIs use Bhu Bharati?
A: Yes. The portal has NRI workflows for PPB, mutation and related services.

Q: What if my land appears in the Prohibited list by mistake?
A: File a grievance through the portal with proof.

Q: How long do mutations take?
A: Time varies by district and workload.

Q: Can I edit registration application after payment?
A: Yes. You can edit details up to the scheduled registration date.

Q: What supporting documents are needed for succession?
A: Death certificate, legal heir proofs and identity documents.

Q: Does the portal replace printed passbooks?
A: It issues ePPB. You can also apply for a physical or duplicate printed passbook.

Q: Is the portal backed by law?
A: Yes. Telangana passed the Bhu Bharati Act giving it legal backing.

Q: What if EC shows a bank charge?
A: That means a loan or charge exists. Ask the seller for discharge proof.

Q: Where do I get help?
A: Use the helpdesk number listed on the site.