Land Records Bihar: Bihar Bhumi Jamabandi and Bhu Naksha Online

Land Records Bihar: Bihar Bhumi Jamabandi and Bhu Naksha Online (2026)

Last verified 28 Oct 2026 against biharbhumi.bihar.gov.in (Bihar Bhumi portal, its Jamabandi FAQ and Mutation FAQ), the online Jamabandi register on emutation.bihar.gov.in, BhuNaksha Bihar (bhunaksha.bihar.gov.in), the Bhu-Abhilekh portal, the Bhu-Lagan portal, the Directorate of Land Records and Survey (dlrs.bihar.gov.in), Bhumijankari, eNibandhan, India Code (Bihar Special Survey and Settlement Act, 2011), and the Bihar Gazette text of Bihar Act 18 of 2026 (via PRS India).

Land records Bihar are online on Bihar Bhumi (biharbhumi.bihar.gov.in), the portal of the Department of Revenue and Land Reforms, Government of Bihar. Click जमाबंदी पंजी देखें (View Jamabandi Register). Choose the district, anchal (circle), halka and mauza (village). Then search by raiyat name, khata number, plot (khesra) number or jamabandi number. For the land map, open BhuNaksha Bihar at bhunaksha.bihar.gov.in.

The jamabandi tells you who the circle office records as the holder and what land rent is due. It is one important check. It does not prove clear title by itself.

Land records Bihar at a glance

What is a jamabandi in Bihar?

The department's own Jamabandi FAQ calls the jamabandi register an important land record. It is kept village by village. It shows:

• the raiyat's (holder's) name and address,
• the khata number and khesra (plot) number,
• the rakba (area) and chauhaddi (boundaries),
• the land rent fixed, and the rent paid.

Where it came from. The FAQ says the Bihar Land Reforms Act came in 1950 and circle (anchal) offices were set up in 1952. The first jamabandi entries were made from the original khatiyan (record of rights) and zamindari returns. The register was first made to collect land rent. Since then, every change is made through dakhil kharij (mutation).

When it went online. The registers were digitised in 2017-2018 and put on Bihar Bhumi. So the portal has two kinds of jamabandi:

1. Old online jamabandi: entries made before online mutation started, then digitised.
2. Jamabandi from online mutation: after an online mutation is decided, the area moves from the old holder to the new holder automatically.

The FAQ lists errors that can creep in when the old registers were digitised: a wrong name, father's name or address, a wrong or missing khata, khesra, boundary or area, and wrong rent entries. That is why the checks below matter.

How do I check land records online in Bihar? Step by step

1. Open Bihar Bhumi. Go to biharbhumi.bihar.gov.in and click जमाबंदी पंजी देखें. (The register page runs at emutation.bihar.gov.in.)
2. Choose the district and anchal. All 38 districts are in the list.
3. Choose the halka and mauza. The mauza is the revenue village.
4. Pick one search option. The page offers: bhag and page number, raiyat name, plot number, khata number, jamabandi number, computerised jamabandi number, or "view the whole Register-II by name".
5. Enter the security code and search.
6. Click "view" (देखें) against the right jamabandi. The full jamabandi page opens.

The home page also links a version of the register "in all 22 languages of India".

What else the jamabandi page shows

The FAQ lists four extra sections that sit with the jamabandi. Read all of them:

The FAQ adds a limit: only mortgage and revenue-court matters that have been put online appear. A blank section is a good sign, not a clearance.

Bhu Naksha Bihar: how to view the land map online

1. Open bhunaksha.bihar.gov.in and click the button to view the map.
2. Choose District, Sub Div, Circle and Mauza.
3. Choose the Survey Type: SS (Special Survey), RS (Revisional Survey) or CS (Cadastral Survey).
4. Choose the Map Instance and Sheet No.
5. Click your plot to see Plot Info.

On 28 Oct 2026 we could open the map viewer without a login. The "Login" button on the site is for officials.

Read the map stage. Under Special Survey, the site counts six stages: First Map, Boundary Verified Map, Khanapuri Updated Map, Draft Published Map, Draft Final Published Map and Final Published Map. A draft map can still change after claims and objections. For a national overview of map portals, see our Bhu Naksha state-wise guide.

Need a printed map? Use the Door Step Delivery of Revenue Maps service (राजस्व मानचित्रों की डोर स्टेप डिलीवरी) linked on the Bihar Bhumi home page.

Is there an official Bhu Naksha Bihar app? We found no app link on the official Bhu Naksha or Bihar Bhumi pages on 28 Oct 2026. The website works in a phone browser. Be careful with apps that are not published by the government.

Khatiyan, scanned records and digitally signed copies

Scanned copies of revenue records are on the Bhu-Abhilekh portal. The portal says the scanned images can be treated as valid for all practical purposes, and the typed data is only a search aid.

1. Open bhuabhilekh.bihar.gov.in and click Public Login.
2. Log in with your mobile number and OTP. New users register first.
3. Choose the document type. Fill in what applies: district, anchal, mauza, case number, year, khata, khesra or party name. Click Search.
4. Click View to see the scanned record. Click Apply for Download Copy for a digitally signed copy.

Some old Bihar records are written in Kaithi script. Bihar Bhumi offers a Kaithi document translation service and a Kaithi script textbook (PDF). Use them before you rely on your own reading of an old khatiyan.

People often search "khasra khatauni Bihar". Khatauni is the Uttar Pradesh word. In Bihar, ask for the khatiyan, the khata and khesra numbers, and the jamabandi. For the UP record, see UP Bhulekh and circle rate guide.

Bhu lagan: land rent online in Bihar

Pay or check land rent at www.bhulagan.bihar.gov.in. Type the "www": on 28 Oct 2026 the address without it did not open. Search your jamabandi and click Pay Online Lagaan.

The portal gives one clear warning: if a payment fails, do not pay again. First open Failed Transaction Status (लंबित भुगतान देखें), enter the Transaction ID and press Verify. If the payment succeeded, the receipt is issued.

Before you buy, ask the seller to show the latest rent position for the exact jamabandi.

Dakhil kharij (mutation) in Bihar

Mutation updates the jamabandi after a sale, gift, partition, inheritance, will or court order. The Mutation FAQ says it runs under the Bihar Land Mutation Act, 2011 and the Bihar Land Mutation Rules, 2012.

• Online only. Apply on Bihar Bhumi with a mobile-number login. The FAQ advises applicants to apply from their own login, so they see every later step.
• 90 days. Apply within 90 days of acquiring the right. After that, attach a delay condonation petition. The Circle Officer decides it.
• Documents. For a sale or gift, the registered deed. For inheritance, the death certificate and vanshavali (family tree).
• Token number. After the buyer's mobile OTP check and final submit, you get an acknowledgement with a token number. The FAQ says to check the token under Mutation Defect Check Status (दाखिल ख़ारिज त्रुटि जांच). The home page also has "दाखिल ख़ारिज आवेदन स्थिति देखें".
• Fee and time. As of 28 Oct 2026, the FAQ says mutation is free. The Circle Officer should decide a case with no objection within 35 working days, and a case with objections within 75 working days.

The department's FAQ asks every citizen to buy land only from the jamabandi raiyat. Two rules in the FAQ matter most to a buyer:

1. The seller's jamabandi must be online, and it must hold enough area in that khata and khesra for the land being sold. If not, the mutation cannot go through.
2. If the seller is not the recorded raiyat (for example, an heir), you must also attach the vanshavali, proof of the seller's relationship to the recorded raiyat, and a consent letter from the other sharers.

For the all-India view, read our property mutation guide.

Fixing a wrong jamabandi: Parimarjan Plus

If the online jamabandi has a wrong name, khata, khesra, area, boundary or rent, or if the jamabandi is missing, the holder applies with evidence on Parimarjan Plus. The Circle Officer corrects it after inquiry.

If a jamabandi was put online in the wrong mauza, the FAQ says to apply offline to the Circle Officer.

For a buyer: if the seller's jamabandi needs correction, get it corrected before you register the sale. A pending correction can block your mutation.

Bihar special survey: your village record may be changing

Bihar is running a special survey under the Bihar Special Survey and Settlement Act, 2011. On the DLRS services page you can check your village's survey status, see the khanapuri parcha, view the draft and finally published record of rights and maps, and file a claim or objection.

If the village is under survey, compare the survey record with the jamabandi. A different holder name or area is a question for the seller before you pay.

What to check before buying land in Bihar

Land conversion rules changed in 2026. Bihar Act 18 of 2026 (Bihar Gazette, 3 August 2026) repealed the Bihar Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2010. On 28 Oct 2026 the land conversion portal (landconversion.bihar.gov.in) showed a closure notice. Ask the circle office and the local planning body which land-use rules now apply to the plot.

Bhumijankari stops at 15 December 2024. For later deeds, the site points to the certified copy module of eNibandhan, which also has an Encumbrance Certificate service. See our EC guide for Bihar and other states.

For civil suits, search eCourts by the seller's name. A suit does not show in the jamabandi. See lis pendens and pending lawsuits. For the full list of steps, use our property due diligence checklist.

How LegiScore helps

LegiScore prepares title search reports and legal opinions for property in Bihar and other states. Each report reads the land records and deeds together and flags the gaps above. Start a title check. For what a full report contains, see the 30-year title search report format.

Frequently asked questions

How do I check land records online in Bihar?

Open biharbhumi.bihar.gov.in and click जमाबंदी पंजी देखें. Choose the district, anchal, halka and mauza. Search by raiyat name, khata, plot or jamabandi number, enter the security code, and click view.

What is the official Bihar land records government website?

Bihar Bhumi, biharbhumi.bihar.gov.in. The Department of Revenue and Land Reforms, Government of Bihar, provides its content. NIC Bihar built it.

Is Bhu Naksha Bihar free? Do I need a login?

On 28 Oct 2026 we opened the map viewer at bhunaksha.bihar.gov.in without a login or a fee. The login on that site is for officials. Printed maps by post come through the DLRS door step delivery service.

Can I check if land in Bihar is mortgaged?

Partly. Read the land mortgage section of the jamabandi, and run the department's encumbrance search by computerised jamabandi number. Only mortgages put online appear, so check the deeds and the EC too.

How do I pay land rent (lagan) in Bihar online?

Go to www.bhulagan.bihar.gov.in, search your jamabandi and click Pay Online Lagaan. If a payment fails, check its status with the Transaction ID before you pay again.

Is the jamabandi proof of ownership?

Treat it as one record, not the whole answer. The jamabandi was first created to collect land rent. Check the chain of registered deeds, the khatiyan, the map, and court records as well.

This guide is general information, not legal advice. Portal steps can change, so confirm on the official portal before you act.

Related guides

• Land Records Jharkhand: Jharbhoomi Khata, Register-II, Bhu Naksha
• Bhu Naksha Online: How to View and Read a Land Map, State-Wise