Last verified 28 Oct 2026 against ilrms.assam.gov.in (Integrated Land Records Management System and "Dharitree Services for Citizen"), landhub.assam.gov.in, bhunaksha.assam.gov.in, basundhara.assam.gov.in, ngdrs.assam.gov.in, the Sewa Setu service pages of the Revenue and Disaster Management Department (sewasetu.assam.gov.in), the Basundhara services SOP, the Directorate of Land Requisition, Acquisition and Reforms page on protected belts and blocks, and the Bodoland Territorial Council land information page (bwiswmuthi.bodoland.gov.in) on section 164.
For bhu naksha Assam, open bhunaksha.assam.gov.in, pick the district, circle and village, and find your dag on the map. For land records Assam, open Dharitree Services for Citizen at ilrms.assam.gov.in/dhar and search the jamabandi by patta number or dag number. Viewing is free. For a certified jamabandi or chitha, apply on Sewa Setu: the application fee is ₹20 plus a ₹10 convenience fee, as of 28 Oct 2026. An online jamabandi alone does not clear a property for purchase in Assam. A sale also needs an NOC.
Land records Assam at a glance
| Question | Answer (as of 28 Oct 2026) |
|---|---|
| Land map (bhu naksha) | bhunaksha.assam.gov.in |
| Jamabandi (record of rights) | ilrms.assam.gov.in/dhar ("Dharitree Services for Citizen") |
| Jamabandi in other languages | landhub.assam.gov.in/jamabandiLanguage (22 languages) |
| Search by | Patta number or dag number (landhub page) |
| Viewing fee | Free |
| Certified jamabandi or chitha | Sewa Setu: ₹20 application fee + ₹10 convenience fee, 5 days |
| Non-encumbrance certificate | Sewa Setu: ₹20 per year searched + ₹20 RTPS fee + ₹10 convenience fee, 15 days |
| Deed registration | NGDRS Assam: ngdrs.assam.gov.in |
| Run by | Revenue and Disaster Management Department, Government of Assam. Built by NIC Assam |
Dharitree, ILRMS, Basundhara: which portal is which?
Searchers still type "Dharitree", but the citizen service now sits inside ILRMS, the Integrated Land Records Management System. On the ILRMS home page:
- Dharitree is listed "For Government" as "An online system for updation of land records". Officials use it to update records.
- Dharitree Services for Citizen is the public jamabandi view, at ilrms.assam.gov.in/dhar.
- Bhunaksha is "A cadastral mapping software", at bhunaksha.assam.gov.in.
- Basundhara is "An online system to deliver services under Mission Basundhara".
- Sewa Setu delivers the paid, certified services.
- NGDRS handles deed registration.
How do I check land records Assam online? Step by step
- Open Dharitree for citizens. Go to ilrms.assam.gov.in/dhar.
- Select the location. Choose the District, then the Circle, then the Village/Town. A letter filter helps you find the village name.
- Find the record. Follow the next screens to your patta or dag and open the jamabandi. If you have the patta or dag number ready, the landhub page below takes it directly.
- Read and save it. Note the patta number, patta type, pattadar names and the dags under the patta.
Prefer English or another language? Use landhub.assam.gov.in/jamabandiLanguage. It shows the jamabandi in 22 languages. Select District, Sub-Division, Circle, Mouza/Porgona, Lot and Village. Then choose the Patta type and search By Patta No or By Dag no.
The Dharitree page gives two notes. It says that "to get the certified copy of Jamabandi or Record of Rights, please go to https://rtps.assam.gov.in/". It also says: "If your record is missing in the online dharitree please don't panic and contact your circle office."
Bhu naksha Assam: how to see your dag on the map
- Open bhunaksha.assam.gov.in.
- Choose the district. The map zooms to it.
- Choose the circle, then the village.
- Click your dag on the map. The portal shows dag details taken from Dharitree, including the patta number, patta type and pattadar name.
Match the dag on the map with the dag numbers in the jamabandi and the sale deed. The online map is for reference. For boundaries on the ground, Sewa Setu has a Demarcation of Land service. For other states' map portals, see our state-wise Bhu Naksha guide.
Patta, dag and pattadar: the terms in an Assam land record
| Term | How the portals use it |
|---|---|
| Dag number | The plot number. Bhunaksha and Dharitree both search by it |
| Patta number | The holding the dags are recorded under. Dharitree searches by it |
| Pattadar | The person recorded on the patta. Sewa Setu says the applicant for a certified jamabandi "has to be an existing pattadar" |
| Jamabandi | Sewa Setu calls it the "Records of Right" |
| Chitha | A separate record. Sewa Setu lists it in the same certified-copy service as the jamabandi, and also offers an instant "e-Chitha" for the current year |
| Khajna (land revenue) | The yearly land revenue. Paid through e-Khajana. Most services ask for an up-to-date receipt |
People in other states search "khasra khatauni". In Assam the matching words are dag and patta.
Types of land patta in Assam: annual or periodic?
Check the patta type on the jamabandi before anything else.
- Annual patta (AP): The Basundhara services SOP describes this as land "settled for one year".
- Periodic patta (PP): After conversion from AP to PP, the SOP says the land owner "shall have permanent, heritable and transferable right of use and occupancy". It adds that rural AP to PP conversion carries no premium.
If the seller holds an annual patta, ask why it was not converted, and get a lawyer's view before you pay.
How do I get a certified jamabandi, chitha or NEC in Assam?
All three are Sewa Setu services under the Assam Right to Public Services (ARTPS) framework. Register on sewasetu.assam.gov.in, log in, apply online, upload documents and pay. You can also apply at a Public Facilitation Centre (PFC) or Common Service Centre (CSC).
| Service | Fee (official, 28 Oct 2026) | Time | Key requirement |
|---|---|---|---|
| Certified Copy of Jamabandi or Records of Right/Chitha | ₹20 application fee + ₹10 convenience fee | 5 days | Applicant must be an existing pattadar. Up-to-date land revenue receipt |
| e-Chitha for Patta Land for Current Year | ₹20 first page, ₹10 each further page | Instant | Pattadar, legal heir, attorney holder or anyone with an interest in the land |
| Application for Non encumbrance Certificate | ₹20 per year searched + ₹20 RTPS fee + ₹10 convenience fee | 15 days | Up-to-date patta and khajna receipt |
| Land Valuation e-Certificate | ₹50 user charge | Instant | Pattadar. Self-declaration of clear title and possession |
At a PFC or CSC, add the ₹30 service charge and printing (₹10 per page) or scanning (₹5 per page) charges. You download the certificate from the ARTPS portal.
Only a pattadar can apply for the certified jamabandi. As a buyer, ask the seller to apply and share the certified copy. For NEC details, see our EC guide for Assam and other states.
How is land sold in Assam? NOC, registration and mutation
A sale in Assam runs through Sewa Setu's Composite Land Sale Transfer service. It bundles the NOC, registration, mutation and partition. The separate No Objection Certificate for Transfer of Immovable Property service currently covers lease, gift and mortgage only.
| Area | NOC | Registration | Mutation | Partition | Total |
|---|---|---|---|---|---|
| Rural | ₹500 | As admissible | ₹200 | ₹200 | ₹900 |
| Urban | ₹1,000 | As admissible | ₹500 | ₹500 | ₹2,000 |
| GMC and SMC | ₹2,500 | As admissible | ₹1,000 | ₹1,000 | ₹4,500 |
Fees from the Sewa Setu Composite Land Sale Transfer page. The page shows registration as "As admissible", so the totals do not include stamp duty or registration fees.
The stipulated time is 45 working days. This includes the notice period. It does not include the time between the NOC and the sale deed, or the auto-mutation period. Documents include:
- an up-to-date land revenue receipt (fetched from e-Khajana),
- proof of citizenship of the purchaser,
- for agricultural land, an affidavit that the purchaser is an agriculturist, "as per pt. 9.2 of Land Policy, 2019",
- PAN of buyer and seller, and
- the seller's self-declaration that the land is free from encumbrance and litigation, with clear title and undisputed possession.
If the buyer applies for mutation separately, Mutation after deed registration costs ₹500 and takes 60 working days. The buyer declares that they hold no land above the limit in the Assam Fixation of Ceiling on Land Holdings Act, 1956.
What to check before buying land in Assam
| Check | Where | Red flag |
|---|---|---|
| Seller is the pattadar of every dag being sold | Dharitree jamabandi | Seller is a co-pattadar selling the whole dag |
| Patta type | Jamabandi, patta type | Annual patta offered as freely saleable |
| Dag on the map matches the deed | Bhunaksha Assam | Dag in the deed differs from the map |
| Khajna is paid up | e-Khajana receipt | No up-to-date receipt. Most services need one |
| No registered charges | Sewa Setu NEC | Mortgage with no release |
| Past registrations | Basundhara "legacy records of property registration" (search by district, office, village and dag) | A deed for the same dag in another name |
| Tribal belt or block | Circle office | Land in a notified belt or block, and the buyer is not of a notified protected class |
| Sixth Schedule council area | KAAC, Dima Hasao or BTAD services on Sewa Setu | Using the state service for council land |
| No pending suit | eCourts (services.ecourts.gov.in) | A suit or revenue case on the dag. See lis pendens |
Tribal belts and blocks. The Directorate of Land Requisition, Acquisition and Reforms says belts and blocks are created under Chapter X of the Assam Land and Revenue Regulation, 1886. Section 164 provides for "Restriction on transfer of land by way of sale, mortgage, lease, agreement etc." A Bodoland Territorial Council summary of section 164 says a land-holder in a belt or block may not transfer land to a person outside the classes notified under section 160, or to a person who is not a permanent resident of that belt or block. Some transfers need the prior permission of the Deputy Commissioner. Ask the circle office whether the village falls in a notified belt or block before you sign.
Council areas. Sewa Setu lists separate land services for the Karbi Anglong Autonomous Council, the Dima Hasao Autonomous Council and the Bodoland Territorial Area District. Use the council's own service for land there.
For the full list, use our property due diligence checklist and the 30-year title search report guide.
Frequently asked questions
How do I check bhu naksha Assam online?
Open bhunaksha.assam.gov.in, select district, circle and village, and click your dag. The portal shows dag details from Dharitree, such as patta number, patta type and pattadar.
Can I check land records Assam online for free?
Yes. Viewing the jamabandi on ilrms.assam.gov.in/dhar or landhub.assam.gov.in is free. A certified copy from Sewa Setu costs ₹20 plus a ₹10 convenience fee.
How do I check a patta number in Assam?
On Dharitree for citizens, select district, circle and village, then search by patta number. The landhub page also lets you choose the patta type first.
Is the old Dharitree website still working?
ILRMS now lists Dharitree under "For Government", as the system officials use to update records. Citizens view the jamabandi at ilrms.assam.gov.in/dhar.
Can I download the land record Assam map as a PDF?
The Bhunaksha portal is a map viewer for reference. For a certified record, use the Sewa Setu jamabandi, chitha or e-Chitha services. For boundaries on the ground, apply for Demarcation of Land.
What if my land record is missing on Dharitree?
The portal says: "please don't panic and contact your circle office."
How long does a certified jamabandi take in Assam?
Five days under the ARTPS citizen charter, per Sewa Setu. The e-Chitha for the current year is instant.
Do I need an NOC to buy land in Assam?
Sales run through the Composite Land Sale Transfer service, which includes the NOC. The NOC fee is ₹500 rural, ₹1,000 urban and ₹2,500 in GMC and SMC areas.
Does a clean jamabandi mean the title is clear?
No. It shows the current record, not court cases, unregistered deals or a broken deed chain. Read it with the NEC, the deeds and a court check.
LegiScore offers title search and legal opinion reports for Assam property at legiscore.in.
This guide is general information, not legal advice. Fees and portal steps can change, so confirm on the official portal before you pay.
Related guides
- Land Records Punjab: Check Jamabandi, Fard and Mutation Online
- Bhu Naksha Online: How to View and Read a Land Map, State-Wise
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