Last verified 28 Oct 2026 against bhunaksha.goa.gov.in, dslr.goa.gov.in (Directorate of Settlement & Land Records, Goa, incl. its Citizen's Charter and the 5 Jan 2026 NAKSHA public notice), goaonline.gov.in (Revenue Department services), the Dharani-IV land records system page, the Citizens Charter for the Collectorates of North and South Goa on goa.gov.in, kushavati.goa.gov.in, registration.goa.gov.in, and the text of the Goa, Daman and Diu Mundkars (Protection from Eviction) Act, 1975.
For Bhu Naksha Goa, open bhunaksha.goa.gov.in/bhunaksha, pick the district, taluka and village, and click your plot to see its map and Plot Info. For land records in Goa, open dslr.goa.gov.in → Land Records (RoR) and view Form I and XIV by survey number and subdivision. Both are for information only. A digitally signed Form I & XIV or survey plan comes from goaonline.gov.in after you pay online.
Land records Goa at a glance
| What you need | Where to get it | Login? |
|---|---|---|
| Land map (Bhu Naksha Goa) | bhunaksha.goa.gov.in/bhunaksha, or dslr.goa.gov.in → Maps | No |
| Form I & XIV (rural record of rights), information copy | dslr.goa.gov.in → Land Records (RoR) → Form I and XIV | No |
| Form D (city survey record), information copy | dslr.goa.gov.in → Land Records (RoR) → Form D | No |
| Digitally signed Form I & XIV | goaonline.gov.in → Revenue Department → Form I And XIV | Yes |
| Digitally signed survey plan | goaonline.gov.in → Revenue Department → Digitally Signed Survey Plan | Yes |
| RoR + map + registration in one view | goaonline.gov.in → Revenue Department → Property Register | No for preview |
| Mutation status | dslr.goa.gov.in → Mutation Status (Form I and XIV, or Form D) | No |
| Mutation and partition notices | dslr.goa.gov.in → Notices (Mutation), Public Notices (Mutation), Notices (Partition) | No |
Districts: the DSLR and Bhu Naksha drop-downs now list North Goa, South Goa and Kushavati. Kushavati district was created on 31 Dec 2025 from part of South Goa. Its official website lists four talukas: Dharbandora, Sanguem, Quepem and Canacona. Land in those talukas may now sit under Kushavati.
What are Form I and XIV in Goa?
"1 and 14" is what most people in Goa call their land record. It has two parts:
- Form I is the record of rights for a survey number and subdivision. DSLR shows it under "View Record of Rights Information".
- Form XIV is the register of cultivators. The Collectorates' Citizens Charter says the Talathi visits the field and records crops in Form XIV for the kharif and vaingon seasons.
For a mutation, the same charter asks the applicant to name the occupants, tenants and other right holders. The objection notice then goes to every person whose name appears in Form I & XIV. So read every name on the record, not just the owner's.
Form D is the urban equivalent. The DSLR Citizen's Charter says computerised Form D is issued by the City Survey offices for city areas.
What is not a "Dharani-Goa" portal: Dharani-IV is the Revenue Department's land records management system, built by NIC Goa. Its login page is for officials, banks and other departments. Citizens use the DSLR website and Goa Online.
How do I use Bhu Naksha Goa? Step by step
- Open the map. Go to bhunaksha.goa.gov.in/bhunaksha. The state is set to Goa.
- Select the location. Choose District, Taluka and Village. Leave the sheet as the village sheet, or pick a sheet number if the village has more than one.
- Find your plot. Zoom in and click the survey number on the map.
- Read Plot Info. The side panel shows the details for that plot. Use Show FMB Layers and Layers to see more of the map.
- Cross-check on DSLR. Open dslr.goa.gov.in → Maps. Choose Rural or Urban, then district, taluka, village, survey number and subdivision, enter the captcha and click View Details.
These maps are not official copies. The DSLR Maps page says: "The map is provided for information purpose only." For a plan you can file with a bank or authority, use the digitally signed survey plan on Goa Online (below). For how Bhu Naksha works in other states, see our Bhu Naksha state-wise guide.
How do I check land records Goa online (Form I & XIV)?
- Go to dslr.goa.gov.in and click Land Records (RoR).
- Choose Form I and XIV for rural land, Form D for city survey land, or Non Promulgated, a separate option the page offers.
- Select District, Taluka and Village.
- Select the Survey Number and Subdivision Number.
- Enter the captcha and click View Details. The record opens as a PDF.
Phone users: the page warns that some smartphones may show a cached, older RoR. Use your browser's Save/Download option and open the latest file from your Downloads folder.
The page also says this copy is "for information purpose only". An official copy comes from Goa Online after payment.
How do I get a digitally signed Form I & XIV on Goa Online?
Goa Online lists this as Application for Form I and XIV under the Revenue Department. Its published procedure:
- Register on goaonline.gov.in with your email ID, mobile number, name, address and date of birth, and verify the OTP.
- Log in and go to Services → All Services → Revenue Department → Form I And XIV.
- Select District, Taluka, Village, Survey Number and Sub Division Number.
- Click Preview to see the Form I and XIV.
- Click Proceed to Payment, confirm the request and click Pay Now.
- After payment, the digitally signed copy is available to download in your Goa Online Inbox.
| Detail | As published on Goa Online, 28 Oct 2026 |
|---|---|
| Processing time | Two days, under the Right of Citizens to Time-bound Delivery of Public Services Act |
| Documents needed | None |
| Designated officer | Mamlatdar |
| Appellate authority | Dy. Collector / Sub Divisional Officer |
| Fee | Shown at the payment step. Check it on the portal before you pay |
How do I get a digitally signed survey plan in Goa?
On Goa Online, go to Revenue Department → Digitally Signed Survey Plan. Enter the service, plan type, district, taluka, village, survey number or PT sheet number, and subdivision or chalta number. Pay the processing fee shown. The concerned ISLR (Inspector of Survey and Land Records) processes it, and the signed plan arrives in your Inbox.
What is the Property Register on Goa Online?
Property Register shows the Record of Rights, the map and registration details for one land parcel on one screen. Select the taluka, village, survey number or PT sheet, and subdivision or chalta number, enter the captcha and click Search. Download preview gives a PDF for information. Get extract of property register gives an extract after you pay the notified fee. If you are not logged in, Goa Online asks for your name and a validated mobile number first.
How do I check mutation status in Goa?
Go to dslr.goa.gov.in → Mutation Status. Choose Form I and XIV (rural) or Form D (city survey). Select the taluka, enter the mutation number and the captcha, and click View Status. The result fields are applicant name, request date, status of mutation case and certification date.
How mutation works in Goa (Citizens Charter for the Collectorates of North and South Goa, goa.gov.in):
- The buyer applies to the village Talathi under Section 96 of the Goa Land Revenue Code, 1968, with a fresh Form I & XIV and a certified copy of the deed.
- The Talathi issues an acknowledgement in Form VIII.
- The Talathi sends a Form X notice inviting objections within 15 days to everyone named in Form I & XIV.
- After verification, the Awal Karkun, Joint Mamlatdar or Mamlatdar certifies the entry. Disputed cases go to a disputed register and a hearing.
- The charter says the process takes a minimum of 45 days.
This charter predates the 2025 creation of Kushavati district, so steps may have moved online. The Dharani-IV page now notes that online mutation applications are received from citizens through Goa Online, and that Dharani is integrated with property registration (NGDRS). Check the current route with your Mamlatdar office. Our property mutation guide explains why mutation matters.
What should I check in Goa land records before buying?
| Check | Where | Red flag |
|---|---|---|
| Seller is in Form I as occupant | Form I & XIV | Seller's name missing, or several co-occupants and only one signs |
| Tenants and other right holders | Form I & XIV | A tenant or other right holder recorded on the land |
| Mundkar | Form I & XIV, site visit | A house on the land occupied by a mundkar. The Goa, Daman and Diu Mundkars (Protection from Eviction) Act, 1975 protects mundkars against eviction from their dwelling houses and gives them a right to purchase those houses |
| Cultivation | Form XIV | Someone else recorded as cultivating the land |
| Disputed entries | Form I & XIV, Mutation Status | An entry not yet certified, or a mutation sent to the disputed register |
| Pending mutation or partition | DSLR notices | A mutation or partition notice on the same survey number |
| Area and boundaries | Survey plan + Bhu Naksha | Deed area or subdivision does not match the plan |
| Urban re-survey | DSLR NAKSHA notices | Property in an area under the 2026 NAKSHA urban survey (see below) |
| Comunidade or old records | DSLR, Panaji | Land traced to pre-liberation or Comunidade plans. DSLR offers inspection of these at its Panaji office only |
| Conversion | Mamlatdar / Collector | Non-agricultural use without a conversion order. See land conversion |
| Deeds and mortgages | NGDRS Goa + Sub-Registrar | Deed or loan the seller did not disclose |
NAKSHA urban survey, 2026. A DSLR public notice dated 5 Jan 2026 says the Government ordered a survey under Section 56 of the Goa Land Revenue Code, 1968 for Panaji City, Margao City, Cuncolim City and several nearby villages. The survey officer was to start work from 6 Jan 2026. The notice asks house-owners to be present for measurement, and asks mortgagors, mortgagees and others with an interest in the land to make sure their rights are recorded correctly. If you are buying in these areas, check the new survey records as well as the old Form D or Form I & XIV.
Deeds are a separate search. Form I & XIV does not list every sale or mortgage deed. Goa registers deeds on NGDRS Goa (ngdrsgoa.gov.in), and the Registration Department (registration.goa.gov.in) lists a Nil Encumbrance Certificate service. Our EC guide for Goa and other states covers both. Then follow the full property due diligence checklist.
Frequently asked questions
What is the official Bhu Naksha Goa website?
bhunaksha.goa.gov.in/bhunaksha. The DSLR website (dslr.goa.gov.in) also has a Maps page that shows the map by survey number.
What does "land records Goa 1 and 14" mean?
It means Form I and Form XIV: the record of rights (Form I) and the register of cultivators (Form XIV) for a survey number and subdivision.
Is Form I & XIV on the DSLR website valid for a bank?
No. DSLR says its copy is for information only. Get the digitally signed copy from Goa Online, or a certified copy from the Mamlatdar or Talathi.
How long does a signed Form I & XIV take on Goa Online?
Goa Online lists two days under the time-bound delivery of public services law. Delivery is to your Goa Online Inbox.
What is Form D in Goa?
Form D is the record for land in city survey areas. View it on dslr.goa.gov.in → Land Records (RoR) → Form D, and apply for a signed copy on Goa Online.
Is Dharani the Goa land records portal?
Dharani-IV is the Revenue Department's internal land records system. Citizens view records on dslr.goa.gov.in and apply for copies on goaonline.gov.in.
Can I get an encumbrance certificate for Goa online?
The Registration Department lists a Nil Encumbrance Certificate service on registration.goa.gov.in. Deeds are registered on NGDRS Goa. See our Goa EC guide.
My village is missing from the North Goa or South Goa list. Why?
The portals now also list a third district, Kushavati, created on 31 Dec 2025. It covers Dharbandora, Sanguem, Quepem and Canacona talukas. Select it and look for your taluka and village there.
Buying property in Goa? Get a title search or legal opinion on legiscore.in before you sign.
This guide is general information, not legal advice. Portal steps, districts and fees can change, so confirm on dslr.goa.gov.in and goaonline.gov.in before you rely on them.
Related guides
- Land Records West Bengal: Banglarbhumi Khatian & Plot Info (2026)
- Bhu Naksha Online: How to View and Read a Land Map, State-Wise
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