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Karnataka Bhoomi Portal Data

Bhoomi Karnataka - RTC / Pahani & Mutation Status Online 2026

Search Karnataka land records by district, taluk, hobli, village and survey number. View owner details, extent, soil type, and download the official RTC PDF - free, no login required.

Karnataka Land Experts

Need help with Karnataka land records or a purchase?

Reading an RTC is just the first step. Our Karnataka land experts help you go further - whether you are buying, selling, verifying, or dealing with a disputed parcel.

  • Verify ownership and encumbrances before purchase
  • Understand Patta type, soil class, and extent readings
  • Guide on mutation, Khata transfer, and name correction
  • i-RTC documentation for bank loans
  • NA conversion and land use change
  • Legal support for disputed or restricted land

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What is RTC / Pahani in Karnataka?

RTC (Record of Rights, Tenancy and Crops), locally known as Pahani (ಪಹಾಣಿ), is the primary land ownership document for agricultural land in Karnataka. It is maintained by the Revenue Department through the Bhoomi portal at landrecords.karnataka.gov.in.

Every agricultural plot in Karnataka has an RTC that records the owner's name, survey number, land extent (in Acres-Guntas), soil type, crop, tenure type, and annual land revenue (Kandaya). The RTC is the starting point for any land verification before purchase.

The RTC is updated when ownership changes through sale, inheritance, gift, partition, or court order - a process called Mutation. Since 2024, Karnataka has auto-mutation, where registered deeds automatically update the Bhoomi RTC within about 15 days of registration at the Sub-Registrar's Office.

A digitally signed i-RTC (Instant RTC), available from the Bhoomi portal for Rs. 25, is the legally valid version accepted by banks for loans and by courts as ownership evidence.

Understanding RTC Fields

What each field in a Karnataka RTC / Pahani means.

FieldMeaning
Survey No / Surnoc / HissaThe unique plot identity. Survey is the main number, surnoc is a sub-division (* means whole), hissa is the partition within a survey. Together they identify one land parcel.
Extent (ಪ್ರಮಾಣ)Land area in Acre.Gunta format. Example: 1.21.00.00 = 1 Acre 21 Gunta. Do not read this as a decimal - each part has a different unit.
Patta (ಪಟ್ಟ)Nature of land tenure or rights. Indicates whether the land is held under new conditions (Hosa Shartu), old conditions, inam, or other grant types.
Soil Type (ಮಣ್ಣಿನ ವಿಧ)Classification of soil: Ere (black cotton/heavy), Kempunela (red laterite), or Malenu (sandy/loam). Affects agricultural productivity and land valuation.
Kandaya / Land RevenueAnnual government land tax in rupees. Very small for most agricultural plots. Unpaid Kandaya can accumulate as arrears.
Khata Number (ಖಾತಾ)Revenue account number linked to the owner. A single Khata can cover multiple survey numbers belonging to the same owner in a village.
Acquisition (Acqui)How ownership was established - for example Pitrajit (inherited), sale, gift, partition, court decree, or government grant. The date of acquisition is also recorded.
Restriction (ನಿರ್ಬಂಧ)Indicates a court order, alienation restriction, or encumbrance on the parcel. If Y, this land may not be freely transferred. Always verify with the Sub-Registrar before purchase.

Legal Framework

Karnataka Land Laws Governing RTC

Karnataka Land Revenue Act, 1964

ಕರ್ನಾಟಕ ಭೂ ಕಂದಾಯ ಕಾಯ್ದೆ, 1964

The primary legislation governing land records, survey, settlement, and revenue administration in Karnataka. It defines the structure of RTC, mutation, and the powers of revenue officers.

Karnataka Land Reforms Act, 1961

ಕರ್ನಾಟಕ ಭೂ ಸುಧಾರಣಾ ಕಾಯ್ದೆ, 1961

Abolished tenancy and vested cultivated land in the tiller. Defines land ceiling limits, prohibition on non-agriculturists holding agricultural land, and conversion procedures.

Karnataka SC/ST Land Protection Act, 1978

ಕರ್ನಾಟಕ ಪರಿಶಿಷ್ಟ ಜಾತಿ ಮತ್ತು ಪಂಗಡ (ನಿರ್ದಿಷ್ಟ ಭೂಮಿ ವರ್ಗಾವಣೆ ನಿಷೇಧ) ಕಾಯ್ದೆ, 1978

Prohibits transfer of land granted to Scheduled Caste and Scheduled Tribe landholders under government schemes. Violations result in automatic cancellation and reversion of land.

Registration Act, 1908 (as applicable in Karnataka)

ನೋಂದಣಿ ಕಾಯ್ದೆ, 1908

Mandates registration of all immovable property transactions above Rs. 100. Registered deeds at the Sub-Registrar's Office trigger the mutation process that updates the Bhoomi RTC.

Bhoomi Act / IT-enabled Land Records

ಭೂಮಿ ಯೋಜನೆ - ಭೂ ದಾಖಲೆ ನಿರ್ವಹಣೆ

The Government of Karnataka's Bhoomi project digitised all land records and created the integrated portal (IPSP / landrecords.karnataka.gov.in). Auto-mutation since 2024 links the Sub-Registrar's registration system directly to Bhoomi.

FAQ

Frequently Asked Questions

What is RTC / Pahani in Karnataka?
RTC stands for Record of Rights, Tenancy and Crops. Locally called Pahani (ಪಹಾಣಿ), it is the primary land ownership document for agricultural land in Karnataka. It records the owner name, survey number, extent, soil type, tenancy status, crop details, and land revenue for every agricultural plot. It is maintained by the Revenue Department through the Bhoomi portal.
What is the Bhoomi portal?
Bhoomi (ಭೂಮಿ) is the Government of Karnataka's land records management system, accessible at landrecords.karnataka.gov.in. Launched in 2000, it digitised over 20 million land records across 31 districts. Through Bhoomi, citizens can view RTC / Pahani, check mutation status, download Mojini extracts, and obtain digitally signed i-RTC documents.
How do I search for an RTC using a survey number?
Select your District, then Taluk, then Hobli, then Village from the dropdowns above. Enter the Survey Number and click Find Parcels. If the survey has multiple hissas (sub-parcels), select the correct one. The RTC details - owner names, extent, soil type, land revenue - will load instantly. You can then view or download the official PDF.
What is the difference between RTC and i-RTC?
A regular RTC view (available free on Bhoomi and here) shows all the current land record data and is useful for verification. An i-RTC (Instant RTC) is a digitally signed, officially certified version obtained from the Bhoomi portal for a fee of Rs. 25. The i-RTC is the only version accepted by banks for loans and by courts as legal evidence of land ownership.
What is a Hissa number?
A hissa is a sub-partition of a survey number. When a survey number is split - due to inheritance, sale of part of the land, or partition - each portion gets a hissa number (1, 2, 3...). The surnoc field (*) typically means no further sub-division. Together, survey/surnoc/hissa uniquely identify one land parcel.
Why does my survey number show multiple parcels?
A survey number may have been partitioned into multiple hissas over time due to sales, family splits, or government acquisition of part of the land. Each hissa is a distinct land parcel with its own owners, extent, and revenue. You need to select the correct hissa to view the right RTC.
What does a Restriction (Y) mean on a parcel?
A restriction flag (Y) means the parcel has a court order, alienation restriction, or encumbrance registered against it. This could mean the land is under litigation, has been attached by a court, or is subject to government restriction under land ceiling or SC/ST protection laws. You should not purchase land with an active restriction without legal advice and a clear encumbrance certificate.
What is a Mutation Record (MR)?
A Mutation Record is the entry in the Bhoomi system that records a change in ownership - for example, when land is sold, inherited, gifted, or partitioned. A mutation is initiated after a registered deed and updates the RTC with the new owner. Since 2024, Karnataka has auto-mutation - registered properties update in Bhoomi within about 15 days of registration.
Can I use the RTC for a bank loan?
For a bank loan against agricultural land, the bank typically requires a digitally signed i-RTC (not a printout of the free view). You must obtain the i-RTC from the Bhoomi portal for Rs. 25 per document. The RTC must show your name as the owner and the land must be free of encumbrances.
What is the extent format in an RTC?
Extents are shown as A.GG.FF format: Acres.Guntas.Fractional-guntas. For example, 1.21.00 means 1 Acre 21 Gunta. 1 Acre = 40 Guntas. Do not read this as a decimal number - 1.21 does not mean 1.21 acres, it means 1 acre and 21 guntas (1.525 acres).

Source: Karnataka Bhoomi Portal (landrecords.karnataka.gov.in)