Karnataka Land Record Portals - Bhoomi, Kaveri, Mojini, e-Swathu

Karnataka splits its land records across several state portals, and a complete due-diligence file needs all of them. Bhoomi holds the RTC (Pahani) and the mutation register for agricultural land. Kaveri Online Services issues Encumbrance Certificates and certified copies of registered deeds. Mojini and Dishaank hold survey sketches including the 11E. e-Swathu issues Form 9 and Form 11 for rural non-agricultural property, while urban property sits with the municipal body as a Khata or e-Khata. No single portal shows the full picture, and each answers a different legal question.

All karnataka portals guides

What Is an 11E Sketch / FMB / Phodi and When Do You Need It (Karnataka)

An 11E sketch shows the exact boundary of a sub-divided portion of a survey number and is required to register part of a parcel; the FMB (Field Measurement Book) is the authoritative survey map.

7 min read

How to Do Due Diligence Before Buying Agricultural Land in Karnataka (Vamshavruksha + Conversion)

For Karnataka farmland confirm the RTC shows agricultural use, trace the 30-year title, get the family tree (Vamshavruksha) and heir consent, verify NA-conversion if needed, check post-2020 Land

12 min read

How to Get a Certified Copy of a Registered Sale Deed Online from Kaveri

On kaveri.karnataka.gov.in start a New Application > Certified Copy, enter District, SRO, document number, book type and year, pay and download in ~2-5 days. Anyone with the registration number can

11 min read

What Is the Land Ceiling Limit in Karnataka — How Many Acres Can One Family Own?

After the 2020 amendment the ceiling rose to 20 units per individual — roughly 108 acres of dry land or 54 acres of irrigated, with a 20-unit family cap. Plantation crops are exempt under Section 104;

7 min read

How to Verify Gram Panchayat Property in Karnataka: e-Swathu Form 9 & Form 11

For non-agricultural property in gram panchayat limits, Form 9 (property register / panchayat A-Khata) and Form 11 (tax) from eswathu.karnataka.gov.in evidence ownership. A valid Form 9 must be

11 min read

What Is DC Conversion of Agricultural Land in Karnataka (Section 95) — Cost, Process, 2026 Reforms

DC conversion changes land use under Section 95 of the Karnataka Land Revenue Act via the Deputy Commissioner. Official fees are small, but real-world cost (lawyer, betterment charges) runs to

10 min read

What Is the Phodi (Podi) Process for Splitting a Survey Number in Karnataka — and the Joint-Khata Risk

Phodi officially splits one survey number into sub-numbers (e.g. 75/1, 75/2). Until Phodi is done the land is 'joint khata' and every owner is a co-owner of the whole block — a major risk when buying

10 min read

What Is Kharab Land (A-Kharab vs B-Kharab) in a Karnataka RTC and How It Shrinks Buildable Area

Kharab is uncultivable land in the RTC/Akarband: A-Kharab stays with the owner's title, but B-Kharab is reserved for public use (roads, tanks, burial grounds) and belongs to the government — so

7 min read

How to Verify a Builder and Project on K-RERA Before Booking (Karnataka)

On rera.karnataka.gov.in > Registered Projects, search by project, promoter or registration number to see the completion date, approved plan, escrow details and complaints. Builders can't legally

10 min read

How to Verify Land Boundaries and the 11E Sketch in Karnataka (Mojini + Dishaank)

On Mojini V3 (bhoomojini.karnataka.gov.in) apply for the 11E sketch — the pre-mutation sketch required to sell a portion of a survey number; use the Dishaank GPS app to confirm the survey number

11 min read

The Complete Karnataka Land-Buying Document Checklist (4-Pillar, Source-Backed)

Verify with sources: RTC/Pahani (Col.11), mutation, mother deed + 30-year chain, EC (Kaveri), khata/e-Khata, tax receipts, DC conversion order, 11E/Phodi sketch, RERA, CERSAI, and eCourts/HC/NCLT —

12 min read

How to Download an Encumbrance Certificate Online from Kaveri in Karnataka (Form 15 vs Form 16)

On kaverionline.karnataka.gov.in register, choose Online EC, search by property or party name, pay and download. Form 15 lists encumbrances; Form 16 (Nil) means none found — but a Nil EC only covers

11 min read

How to Check Karnataka Land Records (RTC/Pahani) by Survey Number on Bhoomi

On landrecords.karnataka.gov.in choose View RTC and MR, pick District-Taluk-Hobli-Village, enter Survey No + Surnoc + Hissa and fetch the RTC (owner, extent, crop, liabilities). Viewing is free; the

11 min read

How to Verify DC Conversion of Agricultural Land in Karnataka (and Spot a Fake Order)

Verify a DC conversion order on Bhoomi using the conversion/affidavit number and confirm the RTC nature-of-land column now reflects non-agricultural use — the RTC is the ultimate proof. The 2026

10 min read

Is e-Khata Mandatory in Bangalore? How to Get and Verify e-Khata on e-Aasthi (2026)

Since late 2024-25, a valid e-Khata is mandatory for BBMP property registrations, transfers, loans and plan approvals. Apply on bbmpeaasthi.karnataka.gov.in; always insist on a Final (not Draft)

11 min read

Can a Non-Farmer Buy Agricultural Land in Karnataka in 2026? (79A/79B Repeal Explained)

Yes — the 2020 amendment repealed Sections 79A/79B/79C (reaffirmed by the Supreme Court in Aug 2025), so any Indian citizen can buy agricultural land in Karnataka. But a seller's pre-2020 illegal

8 min read

How to Read a Bhoomi RTC (Pahani): All 13 Columns and the Column 11 Red Flags

An RTC has 13 columns; Column 9 lists owners, Column 11 records loans, mortgages and court charges on the parcel. Reading Col.11 is the first-line encumbrance check for revenue land.

11 min read

Bhoomi RTC for Karnataka Land Acquisition: A Developer's Guide

How to read a Bhoomi RTC for Karnataka land due diligence — the 13 columns explained, red flags to watch, and how to cross-reference with Kaveri EC.

11 min read

Kaveri Online 2.0: Pulling Encumbrance Certificates and Deeds for Developer Due Diligence

How developer legal teams use Kaveri Online 2.0 to pull encumbrance certificates, registered deeds, and detect undisclosed charges on Karnataka properties.

11 min read

Key terms

Encumbrance Certificate (EC)RTC (Record of Rights, Tenancy and Crops)KhataSale DeedDC ConversionKharab Land11E SketchPhodi (Podi)Form 9 and Form 11RERALand CeilingBhoomi

Frequently asked questions

Which portal shows land ownership in Karnataka?
Bhoomi shows the RTC (Pahani) for agricultural land, which records the cultivator and the owner. But the RTC is a revenue record, not a title document - ownership is proved by registered deeds obtained from Kaveri Online Services.
Is a Khata proof of ownership in Karnataka?
No. A Khata is a municipal tax record identifying who pays property tax on a holding. It is an identity-and-revenue entry, not a title document, and a Khata transfer does not by itself transfer ownership.
What is the difference between Bhoomi and Kaveri?
Bhoomi is the revenue-department record of agricultural landholding (RTC and mutations). Kaveri is the registration-department portal for registered instruments - sale deeds, gift deeds, mortgages - and the Encumbrance Certificate derived from them.

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Deedwise pulls every record above from the relevant government portal, reconciles names across languages, builds the chain of title, and prepares an evidence-linked report for your lawyer to review and sign.

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