Last verified 28 Oct 2026 against the official Bhu Bharati, IGRS Telangana and GHMC portals.
Quick answer: The Dharani portal no longer works. Telangana replaced it with Bhu Bharati (bhubharati.telangana.gov.in) in April 2025, and that is where you now check Pahani and ROR-1B land details. Open Details of Land, select District, Mandal and Village, then search by Survey No./Sub-Division No. or Pattadar Passbook Number.
A clean portal record shows who the revenue record names as pattadar. It does not show court cases, mortgages created by handing over title deeds, or a broken chain of title, so it is the first check, not the last.
Is the Dharani portal still working in 2026?
No. Bhu Bharati went live on 15 April 2025 and the Dharani portal was deactivated at the same time, as reported by Deccan Chronicle. When we tried dharani.telangana.gov.in on 28 Oct 2026, the server refused the connection.
Old Dharani-era data was not lost. It now sits on Bhu Bharati:
- Land and pattadar details: Details of Land
- Transactions done at the Tahsildar office since Dharani: Encumbrance Details
- Older transactions: EC Details Before Dharani
The law behind the new portal is the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. Bhu Bharati also handles registration, mutation, succession, passbook corrections and NALA (agricultural to non-agricultural) applications for agricultural land.
How to check land details (Pahani / ROR-1B) on Bhu Bharati
The Land Details Search form asks for no payment.
- Go to bhubharati.telangana.gov.in.
- Under Information Services, click Details of Land (the Land Details Search page).
- Under Search By, choose Survey No./ Sub-Division No. or Pattadar Passbook Number.
- Select District, then Mandal, then Village.
- Pick the Survey No./Sub-Division No. and Khata No. from the dropdowns, or enter the passbook number. The form may also ask for the first four digits of the pattadar's Aadhaar.
- Submit. The result opens under Land Record Details.
Read the result against the seller's documents. Check four things:
| Field | What to match it against |
|---|---|
| Pattadar name | The seller's name in the sale deed and ID |
| Extent | The area in the sale deed and on the ground |
| Survey / sub-division number | The schedule of the sale deed |
| Land classification and nature | Whether the land can be sold and used as you plan |
The same page lets you download the electronic Pattadar Passbook (ePPB) copy, according to the Bhu Bharati FAQ.
Other checks on the same portal
- Prohibited Lands Details: is the survey number on the government's prohibited list?
- Market Value for the specific land: the government value used for stamp duty.
- Registered document details: look up a registered document.
- ROFR Lands Details: the separate list for ROFR (forest-rights) lands.
Why does Bhu Bharati show "No Records Found"?
An empty result usually means the search did not match, not that the record is gone. Try these in order:
- Recheck the village. The District, Mandal and Village must match the revenue record exactly. A neighbouring village with a similar name returns nothing.
- Switch the search key. If the survey number fails, search by the Pattadar Passbook Number, or the reverse.
- Pick the exact sub-division. The dropdown lists survey and sub-division numbers separately (for example 123 and 123/A). Choose the one in the sale deed schedule.
- Call the help desk. The official Bhu Bharati help line is +91 40-29313999, 10 AM to 5 PM.
- Visit the Tahsildar (MRO) office if the record is still missing.
Do not pay a token advance on land whose record you cannot pull up. Ask the seller to fix it first.
How to check the owner name of a house or flat in Telangana online
Bhu Bharati covers agricultural land. For a house, flat or urban plot, use two other portals:
- IGRS Telangana (registration.telangana.gov.in): open Encumbrance Search (EC) under Online Services. The EC lists each registered deed on the property (sale, gift, mortgage, partition and so on) with the names of the parties, so you can see who sold to whom. Our Telangana EC guide walks through the search.
- GHMC property tax (onlinepayments.ghmc.gov.in): look up the record by PTI Number or Registered Mobile No. There is a "Know Your PTI Number" link if you do not have it.
A tax record shows who pays the tax, not who owns the property. A property tax receipt in a different name is common after a sale and does not prove title either way. The registered sale deed and the EC carry more weight.
Where to get an encumbrance certificate (EC) in Telangana
Which portal holds the EC depends on where the deed was registered:
| Where the deed was registered | Where to search |
|---|---|
| Sub-Registrar Office (flats, houses, urban plots, and farmland before Dharani) | IGRS Telangana: Encumbrance Search (EC) |
| Tahsildar office, agricultural land, since Dharani (late 2020) | Bhu Bharati: Encumbrance Details |
| Older agricultural land transactions | Bhu Bharati: EC Details Before Dharani |
For farmland, search both IGRS and Bhu Bharati. A deed registered at one office may not show on the other office's EC. Check the current EC fee on the portal before you pay; the department says payments are made only through its own slot-booking module or the eSTAMPS/Meeseva app, and "No link will be sent to you as SMS for payment."
If the EC comes back empty but you still suspect a dispute, read what to check when the EC shows nothing.
What a portal check misses (and how to check each gap)
A portal shows what the revenue and registration departments have recorded. Four risks sit outside those records. Each one has a separate check.
| Gap | Why the portal cannot show it | How to check it |
|---|---|---|
| Mortgage by deposit of title deeds | This type of mortgage needs no registered instrument under Section 59 of the Transfer of Property Act (SCC Online, Oct 2024), so it may never reach the EC | Search CERSAI by asset. The Bhu Bharati land details page itself links to the CERSAI asset-based search. Also insist on seeing the original title deeds, not copies. |
| Court cases | Revenue records do not list suits, injunctions or execution cases | Search eCourts by the seller's name and by the property. See how to check pending court cases. |
| Broken chain of title | Pahani shows today's pattadar, not how each owner got the land | Trace every deed back at least 30 years and match names and extents. See chain of title. |
| Wrong entries carried over from Dharani | A record can be wrong and still look clean | Compare Pahani, passbook, EC and sale deed line by line. A mismatch in name, extent or survey number is a stop sign. |
This is the gap a title search report closes. LegiScore reads the seller's documents, runs the land record, EC and court searches together, and flags every mismatch it finds before you pay an advance.
Can I still correct a wrong entry in my land record?
Yes, but the easy route has closed. Under the Bhu Bharati Act, applications to correct the Record of Rights had to be filed within one year of the Act taking effect on 14 April 2025. Guides that track the Act, such as 1acre, report that this window closed on 13 April 2026. We found no official extension.
What still works today:
- Modification Request Application: The Bhu Bharati FAQ still lists this module for errors in name, extent, land classification, missing survey or sub-division numbers, and notional khata to patta changes.
- Court-ordered changes: These go through the Application for PPB Court Case module.
- Appeals: These run from the Tahsildar to the RDO, then the District Collector, then the Land Tribunal. At launch, the government said corrections on land worth under Rs 5 lakh sit with the RDO and those at Rs 5 lakh and above with the Collector (Deccan Chronicle, Apr 2025).
If you are buying, do not wait for the seller to correct a record after you pay. Make the correction a condition before registration.
What is a Bhudhaar number, and do I have one?
Bhudhaar is a unique ID for a land parcel under the Bhu Bharati Act, often described as "Aadhaar for land". Under the new system it is issued only after a licensed surveyor surveys the parcel and the Tahsildar approves the map. The parcel then gets a Land Parcel Map (LPM) number and a Bhudhaar ID.
That survey-first system started as a pilot on 2 April 2026 in five mandals: Kusumanchi, Aswaraopeta, Amangal, Vatpally and Kosgi (Telangana Today). In those mandals, a survey map is now mandatory for agricultural land registration. We found no announced statewide date. Outside the pilot mandals, search by survey number or passbook number.
Frequently Asked Questions
Are Dharani and Bhu Bharati the same portal?
No. Bhu Bharati replaced Dharani on 15 April 2025, and Dharani was deactivated. Dharani-era records are now on Bhu Bharati.
How do I check Pahani online in Telangana?
Go to bhubharati.telangana.gov.in, open Details of Land, select District, Mandal and Village, and search by survey number or Pattadar Passbook Number. The search form asks for no fee.
How do I check land details in Telangana by survey number?
Use the same Details of Land page on Bhu Bharati, choose "Survey No./ Sub-Division No.", and pick the survey number and khata number from the dropdowns.
How do I check the owner name of a house in Telangana online?
Search the EC on IGRS Telangana to see registered deeds and parties. In Hyderabad, also check the GHMC property tax record by PTI number. Treat the tax record as a cross-check, not proof of title.
Is a Bhu Bharati record enough to buy land safely?
No. It does not show court cases, mortgages by deposit of title deeds, or gaps in the chain of title. Pair it with an EC, a court search, a CERSAI search and a title review.
What is the Bhu Bharati helpline number?
+91 40-29313999, open 10 AM to 5 PM, as listed on the official portal.
Can NRIs check Telangana land records from abroad?
Yes. Land details, EC and property tax lookups are online and need no visit. Registration still needs a booked slot and eKYC, so the owner or a registered Power of Attorney holder must attend in person. See our guide to remote property verification for NRIs.
Related Reading
- How to Get Encumbrance Certificate in Telangana Online
- Property Due Diligence in Telangana
- Property Due Diligence in Hyderabad: Area-Wise Guide
- Property Registration Process in Telangana
- Common Property Scams in Hyderabad and How to Spot Them
- How to Verify a Property Before Paying a Token Advance
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