Bhu Bharati is Telangana's land records portal, launched on 14 April 2025 under the Telangana Bhu Bharati (Record of Rights in Land) Act to replace Dharani, which has been switched off. NRIs use it to view RoR and pahani details, track mutation and correction applications, and check prohibited land lists before buying.
What changed: Dharani out, Bhu Bharati in
Dharani went live in October 2020 as Telangana's integrated land records and registration system for agricultural land. It was widely criticised for data errors, a large number of modules, and the absence of a clear appeal route. On 14 April 2025 the state launched Bhu Bharati under the Telangana Bhu Bharati (Record of Rights in Land) Act, first in pilot mandals and then statewide, and the Dharani portal was deactivated.
If you bookmarked Dharani links, saved Dharani screenshots, or followed older online guides (including our own earlier Dharani articles), treat those steps as historical. The official portal today is bhubharati.telangana.gov.in.
| Point | Dharani (2020 to 2025) | Bhu Bharati (from April 2025) |
|---|---|---|
| Law | Telangana Rights in Land and Pattadar Pass Books Act, 2020 | Telangana Bhu Bharati (Record of Rights in Land) Act |
| Portal status | Deactivated | Live statewide |
| Corrections | Largely centralised with the District Collector | Tiered: RDO for land valued below ₹5 lakh, Collector for ₹5 lakh and above |
| Appeals | No clear statutory appeal route | First and second appeals within set timelines |
What you can check on Bhu Bharati
For a buyer or an absentee owner, Bhu Bharati is the first stop for revenue records on agricultural and rural land. The services available include:
- Record of Rights (RoR 1B) and pahani details: the recorded owner, extent and nature of the land.
- Mutation and succession: applications after a sale, inheritance or partition, and their status.
- Record corrections: name, extent, nature of land and similar errors, with the grievance routed to the competent officer.
- Prohibited land lists: survey numbers that cannot be transacted.
- Market values, encumbrance details and registered document information for agricultural land, plus registration slot booking.
How to check a survey number, step by step
Menu labels on government portals change from time to time, so follow the logic rather than exact button names.
- Open the Bhu Bharati portal and choose the land details or information search.
- Select district, mandal and village exactly as they appear on the seller's pattadar passbook.
- Enter the survey number and sub division. Try variations if the first search fails, because sub division formats differ between old and new records.
- Compare three things against the title deed: owner name, extent, and nature of land (patta, assigned, government, inam and so on).
- Run the survey number against the prohibited land list.
- Save the result as a PDF or screenshot with the date visible. Records can change, and a dated copy is your evidence of what you relied on.
Does Bhu Bharati cover your Hyderabad flat?
Usually not. Bhu Bharati is a revenue record system built for agricultural and rural land. An apartment in Gachibowli or a villa in a gated community is urban property. Its transaction history comes from the Sub Registrar records, which you check through an Encumbrance Certificate on IGRS Telangana, and its tax records sit with the municipal corporation.
Note that municipal jurisdiction itself changed in 2026. Since 11 February 2026, the old Greater Hyderabad Municipal Corporation area has been split into three corporations: GHMC, Cyberabad Municipal Corporation and Malkajgiri Municipal Corporation. Check which one now covers your property before you pay tax or apply for a PTIN correction.
Bhu Bharati still matters for urban buyers in one situation: when the apartment or layout sits on land that was agricultural until recently. The revenue history of the underlying survey numbers, and whether they were properly converted to non agricultural use, is part of a complete title verification.
Red flags to act on before you pay
| What you see | What it may mean | Next step |
|---|---|---|
| Owner name differs from the seller | Mutation not done after an earlier sale or inheritance | Ask for the seller's mutation before sale |
| Extent smaller than the deed | Record error, or part sold earlier | Check the EC and the survey map |
| Land shown as assigned or government | Transfer may be restricted or void | Stop and get a legal opinion |
| Survey number on a prohibited list | Registration will be refused | See our Section 22A check guide |
| Pending application or dispute flag | Correction or appeal in progress | Wait for the outcome |
For context on the underlying documents, read our explainer on the pattadhar passbook, adangal and pahani. For land near a lake, also run an FTL and buffer zone check, because revenue records do not show lake boundaries.
Using Bhu Bharati from abroad
Information searches can generally be run from anywhere. Applications such as mutation, succession or corrections may require verification through an Indian mobile number or Aadhaar, supporting documents, and follow up with the Tahsildar or RDO. NRIs typically handle this through a relative or a professional acting under a registered Power of Attorney.
Records created in the Dharani era were carried into Bhu Bharati. If your RoR shows an error that dates from that period, use the Bhu Bharati correction route; the old Dharani grievance modules no longer exist.
A Bhu Bharati printout is a revenue record, not proof of title. Ownership flows from the chain of registered documents. Always combine the portal check with an EC and a full title search before paying an advance.
Frequently asked questions
Is the Dharani portal still working?
No. Telangana deactivated Dharani when it launched Bhu Bharati on 14 April 2025. Land record searches, mutations and corrections for agricultural land now run through bhubharati.telangana.gov.in.
Can NRIs access Bhu Bharati from abroad?
Information searches can generally be done from anywhere. Applications such as mutation or record correction may need an Indian mobile number or Aadhaar based verification and local follow up, so many NRIs use an attorney or a professional service.
Does Bhu Bharati cover apartments in Hyderabad?
Usually not. Bhu Bharati covers agricultural and rural revenue land. For apartments and urban plots, check the Encumbrance Certificate on IGRS Telangana and the municipal tax records with GHMC, Cyberabad or Malkajgiri Municipal Corporation.
Who corrects errors in Bhu Bharati records?
Under the reported framework, Revenue Divisional Officers handle corrections for land valued below ₹5 lakh and District Collectors handle land valued at ₹5 lakh and above, with first and second appeals available.
Is a Bhu Bharati record proof of ownership?
No. It is a revenue record. Ownership comes from the chain of registered documents, which is why a title verification and an Encumbrance Certificate check are still essential.
Official sources checked
- Bhu Bharati portal, Government of Telangana
- IGRS Telangana, Registration and Stamps Department
- Greater Hyderabad Municipal Corporation
This guide is general information for property owners and is not legal, tax or financial advice. Rules change, and your facts matter. Confirm your specific situation with a Chartered Accountant or a Telangana advocate before acting.
Want a Bhu Bharati and title check done for you?
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