Land Investment

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Land Investment

Maharashtra Land Records Portals: The Complete Directory of Government Websites

By Girish Chhalwani,July 17, 2026July 20, 2026

Key Takeaways

Maharashtra’s land record ecosystem spans multiple independent government portals — no single website covers ownership records, registration history, valuation, and mapping all at once.
This directory lists every major portal a land buyer needs, organized by what each one actually does, so you know exactly where to look for a specific piece of information.
Bookmark this page as a reference — it links out to our detailed guides on each portal for step-by-step instructions.

Reading time: 8 min | Last updated: July 2026 | By Girish Chhalwani, Founder & CEO, THE EDGE Developments

Maharashtra land buyers need to work across several independent government portals, since no single website consolidates ownership, registration, valuation, and mapping data in one place. This directory organizes every major portal relevant to land due diligence in the state, along with what each one actually does and a link to our full guide on using it.

Ownership & Land Holding Records

Portal	What It Provides
Mahabhulekh (bhulekh.mahabhumi.gov.in)	7/12 extract, 8A holding extract, mutation (E-Ferfar) status — read our 7/12 guide and 8A extract guide
Property Card System (via Mahabhumi/City Survey offices)	Urban land ownership records (Malmatta Patrak) — read our Property Card guide

Registration & Transaction History

Portal	What It Provides
IGR Maharashtra (igrmaharashtra.gov.in)	Index II search, Encumbrance Certificate, registered document search — read our IGR Maharashtra guide and Encumbrance Certificate guide
eASR (via IGR Maharashtra)	Ready Reckoner rate lookup for stamp duty calculation — read our Ready Reckoner rate guide

Mapping & Boundary Verification

Portal	What It Provides
Bhunaksha Maharashtra (mahabhunaksha.mahabhumi.gov.in)	Cadastral GIS maps showing plot shape and boundaries — read our Bhunaksha guide
MRSAC-derived zoning maps (via municipal/regional planning authorities)	Development Plan and Regional Plan zoning classification — read our MRSAC zoning guide

Municipal Property Tax Portals

City	Portal / Guide
Mumbai (BMC/MCGM)	portal.mcgm.gov.in — read our guide
Pune (PMC) & Pimpri-Chinchwad (PCMC)	Separate portals per corporation — read our guide
Thane, Nashik, Nagpur	Independent municipal portals per city — read our guide

Land Use Change & Applications

Portal	What It Provides
Aaple Sarkar (aaplesarkar.mahaonline.gov.in)	NA (non-agricultural) conversion applications and other Revenue Department services — read our NA conversion guide

Special-Category Records

Category	Reference
Unauthorized plotted layouts	Gunthewari regularization status — read our guide
SRA redeveloped properties (Mumbai)	Slum Rehabilitation Authority documentation — read our guide
Historical ownership tracing	Old Ferfar mutation records — read our guide

“New buyers are often surprised there isn’t one single ‘Maharashtra land records’ website — it’s a patchwork of specialized portals, each doing one job well. Knowing which portal answers which question is half the battle in due diligence. This directory is the map we give every client before they start looking at land.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Use This Directory

Start with Mahabhulekh for basic ownership confirmation (7/12 or 8A).
Cross-check with Bhunaksha for physical boundary verification.
Search IGR Maharashtra for registration history and Encumbrance Certificate.
Check eASR for the applicable Ready Reckoner rate before budgeting stamp duty.
Confirm zoning via the relevant Development Plan/Regional Plan before assuming a specific use is permitted.
If the land is agricultural and you plan to build, apply for NA conversion via Aaple Sarkar.
Check property tax status on the correct municipal portal for the specific city.

FAQ

Is there one single website for all Maharashtra land records?

No — the state’s land record system is spread across multiple specialized portals (Mahabhulekh, IGR Maharashtra, Bhunaksha, municipal tax portals, Aaple Sarkar), each covering a specific function.

Where do I start when researching a plot of land in Maharashtra?

Start with Mahabhulekh for the 7/12 or 8A extract to confirm current ownership, then move to Bhunaksha for boundaries and IGR Maharashtra for registration history.

Which portal shows the current stamp duty valuation for a plot?

The eASR (electronic Annual Statement of Rates) section on the IGR Maharashtra portal shows the current Ready Reckoner rate.

Where do I check property tax dues in Maharashtra?

Each city has its own municipal corporation portal — BMC/MCGM for Mumbai, PMC/PCMC for Pune, and independent portals for Thane, Nashik, and Nagpur.

How do I apply for NA (non-agricultural) conversion?

Through the Aaple Sarkar portal under Revenue Department services, with the application processed by the local Collector or Tehsildar office.

Citations & Sources

Mahabhumi.gov.in — Maharashtra Department of Land Records
IGR Maharashtra — igrmaharashtra.gov.in
Aaple Sarkar — aaplesarkar.mahaonline.gov.in

What Is MRSAC?

MRSAC is Maharashtra’s state remote sensing and GIS agency, providing satellite imagery analysis, land-use mapping, and spatial data support to government departments involved in planning, agriculture, forestry, water resources, and urban development. Its data forms a technical backbone for various planning exercises, including inputs into Development Plans prepared by municipal corporations and Regional Plans prepared by planning authorities.

How Zoning Actually Gets Determined and Checked

For a specific plot, the applicable zoning classification is published through the relevant planning authority’s Development Plan (DP) for urban areas, or Regional Plan for broader regional areas — these are the documents a buyer should reference for a specific plot’s zoning status:

Area Type	Where Zoning Is Published
Municipal corporation areas (Mumbai, Pune, etc.)	Development Plan (DP) maps published by the respective municipal corporation
Broader regional/peri-urban areas	Regional Plan published by the relevant regional planning authority (e.g., MMRDA for MMR)
Special planning areas / notified zones	Plans published by the specific special planning authority (e.g., CIDCO, MIDC where applicable)

Common Zoning Categories to Understand

Residential Zone — permits housing development, subject to density and FSI norms.
Commercial Zone — permits commercial/retail development.
Industrial Zone — designated for industrial use, generally restricted from residential development.
No-Development Zone (NDZ) — construction is heavily restricted or prohibited, often covering ecologically sensitive, agricultural-preservation, or hazard-prone areas.
Reserved Land — earmarked for public purposes (roads, gardens, schools, amenities) under the Development Plan; private construction is typically not permitted regardless of ownership.

Why Zoning Verification Matters — Separate from NA Conversion

A common and costly misunderstanding is treating NA (non-agricultural) conversion and zoning classification as the same thing. They are not: NA conversion changes a land’s revenue classification from agricultural to non-agricultural, while zoning (under the Development Plan or Regional Plan) determines what kind of non-agricultural use is actually permitted on that land. A plot can be NA-converted and still be zoned in a way that restricts it from your intended use — always check both independently.

“I’ve seen buyers assume that because a plot has NA status, they can build whatever they want on it. Zoning is the separate, often overlooked check — a plot can be perfectly NA-converted and still sit inside a reserved or restricted zone under the Development Plan. Always pull the zoning map for the specific plot, not just the NA order.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Check a Plot’s Zoning Classification

Identify the relevant planning authority for the plot’s location (municipal corporation, regional planning authority, or special planning authority).
Access that authority’s published Development Plan or Regional Plan maps — many are now available as GIS-based online viewers, though availability and detail vary by authority.
Locate the specific plot using its CTS/survey number or address to identify its zoning classification and any applicable reservations.
Where the online map is unclear or the plot appears reserved, confirm directly with the planning authority’s town planning department before proceeding with a purchase.

FAQ

What is MRSAC?

MRSAC (Maharashtra Remote Sensing Application Centre) is the state’s satellite remote sensing and GIS agency, supporting land-use and planning data across government departments.

Can I check my plot’s zoning directly through MRSAC?

Individual plot zoning queries are typically handled through the relevant planning authority’s Development Plan or Regional Plan maps, which draw on MRSAC and related survey data, rather than direct queries to MRSAC itself.

Is zoning the same as NA (non-agricultural) conversion?

No — NA conversion changes a land’s revenue classification, while zoning (under the Development Plan) determines what specific use is permitted on that land. Both should be checked independently.

What is a No-Development Zone (NDZ)?

It’s a zoning category where construction is heavily restricted or prohibited, often applied to ecologically sensitive, agricultural-preservation, or hazard-prone areas.

Can reserved land under a Development Plan be privately built on?

Generally no — land reserved for public purposes like roads, gardens, or amenities is typically restricted from private construction regardless of ownership.

Where do I find the Development Plan for a specific area?

Through the relevant municipal corporation’s or regional planning authority’s official published Development Plan or Regional Plan maps.

Why should I check zoning before buying land, even if it’s already NA-converted?

Because NA conversion alone doesn’t guarantee your intended use is permitted — zoning classification independently restricts what type of development is allowed on the land.

Citations & Sources

Maharashtra Remote Sensing Application Centre (MRSAC)
Maharashtra Regional and Town Planning Act, 1966

What Is the SRA and How Redevelopment Works

The Slum Rehabilitation Authority is a Maharashtra government body that facilitates redevelopment of slum land into formal, multi-storey housing. Under the typical model, a developer redevelops the land, provides free rehabilitation flats to eligible original slum-dwellers (verified as Project Affected Persons, or PAP), and is permitted to construct and sell additional units on the open market (“sale component”) to make the project financially viable.

Key Documents to Check for SRA Properties

Document	Purpose
Eligibility/Allotment Certificate	Confirms whether the unit is a PAP rehabilitation flat or a sale-component unit
Transfer NOC from SRA	Required for resale of rehabilitation units, especially within the lock-in period
Occupancy Certificate	Confirms the building has received formal completion/occupancy approval
Society Registration & Share Certificate	Confirms formal cooperative housing society status and the seller’s membership

PAP Rehabilitation Units vs Sale Component Units

PAP Rehabilitation units are allotted free to eligible original slum-dwellers and typically carry resale restrictions for a lock-in period (commonly cited around 10 years, though exact terms depend on the specific scheme and should be confirmed with SRA directly), along with a requirement to obtain SRA transfer permission even after the lock-in.
Sale component units are constructed for open-market sale and generally carry fewer SRA-specific restrictions, functioning closer to a standard flat purchase, though buyers should still confirm the building’s overall compliance status.

“The mistake I see most often with SRA properties is buyers not realizing which category of unit they’re actually looking at. A rehabilitation flat still inside its lock-in period being sold without proper SRA transfer permission is a transaction that can unravel later. Get the eligibility certificate and transfer NOC checked before you’re emotionally invested in the deal.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Verify SRA Documentation Before Buying

Request the specific unit’s eligibility/allotment certificate from the seller to confirm whether it’s a PAP or sale-component unit.
If it’s a PAP rehabilitation unit, confirm the lock-in period status and whether a valid SRA transfer NOC has been obtained.
Verify the building’s Occupancy Certificate and the cooperative society’s formal registration.
Where uncertain, a direct written query to the SRA office referencing the specific scheme and building can confirm current transfer eligibility.
Engage a lawyer experienced specifically in SRA transactions, since the documentation and risk profile differs meaningfully from standard resale flats.

FAQ

What is the SRA?

The Slum Rehabilitation Authority is a Maharashtra government body overseeing the redevelopment of slum land into formal housing in Mumbai.

What’s the difference between a PAP unit and a sale component unit?

PAP (Project Affected Person) units are allotted free to eligible original slum-dwellers with resale restrictions; sale component units are built for open-market sale with generally fewer SRA-specific restrictions.

Is there a lock-in period on SRA rehabilitation flats?

Yes, rehabilitation units typically carry a resale lock-in period, commonly cited around 10 years, though exact terms depend on the specific scheme and should be confirmed directly with the SRA.

Do I need SRA permission to buy a rehabilitation unit?

Often yes — a transfer NOC from the SRA is typically required for resale of rehabilitation units, particularly within the lock-in period.

Are sale component units easier to buy than rehabilitation units?

Generally yes, as they carry fewer SRA-specific transfer restrictions, functioning closer to a standard flat purchase, though building-level compliance should still be verified.

How do I check if an SRA unit’s transfer is legally valid?

Request the eligibility certificate and transfer NOC from the seller, and where uncertain, verify directly with the SRA office referencing the specific scheme and building.

Should I use a specialized lawyer for SRA property purchases?

Yes, SRA transactions carry a distinct documentation and risk profile compared to standard resale flats, making specialized legal review advisable.

Citations & Sources

Slum Rehabilitation Authority, Government of Maharashtra

Property Tax Portals: Quick Reference

City	Municipal Body	Typical Access Point
Thane	Thane Municipal Corporation (TMC)	TMC official website, Property Tax section
Nashik	Nashik Municipal Corporation (NMC)	NMC official website, Property Tax section
Nagpur	Nagpur Municipal Corporation (NMC)	NMC Nagpur official website, Property Tax section

Each corporation’s portal is independently maintained; always navigate from the specific city’s official municipal corporation website rather than searching generically, to avoid third-party or outdated portal links.

General Process (Applicable Across All Three)

Access the relevant municipal corporation’s official website and locate the Property Tax / Self-Assessment section.
Search using the property’s unique identifier — typically a Property ID, Index Number, or House/Ward number depending on the corporation’s system.
Review current dues, assessment details, and payment history.
Complete payment via the available online methods (net banking, card, UPI).
Download the receipt immediately for records.

Why This Matters for Buyers in These Markets

Growth corridor relevance. Thane’s proximity to Mumbai, Nashik’s wine-country and industrial growth, and Nagpur’s central-India logistics positioning have all made these cities increasingly active real estate markets — property tax verification is a standard part of due diligence here, just as in Mumbai or Pune.
Confirming zero dues before registration. As with any Maharashtra municipal property, outstanding tax can complicate ownership transfer, so independent verification (not just the seller’s word) is essential.
Understanding local assessment basis. Each corporation may apply somewhat different valuation and assessment methodologies, so reviewing the current assessment helps buyers understand their expected ongoing tax liability accurately.

“As investment activity spreads beyond Mumbai and Pune into cities like Thane, Nashik, and Nagpur, buyers sometimes assume the due-diligence process is lighter in these markets. It isn’t — the same property tax verification discipline applies, just through a different municipal portal. Don’t skip the check just because the city is smaller.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

FAQ

Do Thane, Nashik, and Nagpur each have separate property tax portals?

Yes, each has its own Municipal Corporation with an independently maintained property tax system — none are shared with each other or with Mumbai/Pune.

What do I need to check property tax dues in these cities?

A Property ID, Index Number, or House/Ward number, depending on the specific corporation’s identification system.

Can I pay property tax online in Thane, Nashik, and Nagpur?

Yes, all three municipal corporations support online payment via net banking, card, or UPI, with instant receipt download.

Should I verify property tax status before buying in these cities?

Yes — the same due-diligence discipline applies as in Mumbai or Pune; unpaid dues can complicate ownership transfer regardless of city size.

Are property tax rates the same across Thane, Nashik, and Nagpur?

No, each corporation applies its own valuation and assessment methodology, so tax liability varies by city and locality.

Citations & Sources

Thane Municipal Corporation, Nashik Municipal Corporation, and Nagpur Municipal Corporation official portals

What You Can Now Do Fully Online

Task	Portal
View/download current 7/12 extract	bhulekh.mahabhumi.gov.in
View 8A holding extract	bhulekh.mahabhumi.gov.in
Check recent mutation (Ferfar) status	E-Ferfar section, Mahabhulekh
Check current Ready Reckoner rate	eASR, igrmaharashtra.gov.in
Search Index II / registered documents	igrmaharashtra.gov.in
Apply for NA conversion	Aaple Sarkar (application submission)

What Still Typically Requires a Visit or Written Application

New mutation entry certification. While mutation status can be checked online, the actual notice period, objection handling, and final certification by the Talathi remains a village-level administrative process, not a self-service online transaction.
Boundary or measurement disputes. Any dispute over a plot’s physical boundary typically requires an on-ground survey involving the Talathi or a licensed surveyor — no portal can resolve a physical disagreement.
Undigitized historical records. Older mutation entries or pre-computerization documents may only exist in physical village registers, requiring an in-person or written request.
Correction of factual errors. If a 7/12 or Property Card contains a factual error (misspelled name, wrong area), correcting it usually requires a formal application process, often involving the Talathi’s verification.
Crop/season-specific verification for agricultural land. Certain agricultural verifications tied to specific crop seasons still involve direct field-level confirmation.

“Buyers sometimes assume digitization means the Talathi office is obsolete, and that’s not accurate. Portals are excellent for checking status and pulling standard documents quickly, but anything involving a genuine dispute, correction, or brand-new mutation still runs through the village office. Know which one you’re dealing with before you plan your timeline.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

Practical Guidance for Buyers

Use online portals first for all standard document checks (7/12, 8A, mutation status, Ready Reckoner rate, Index II search).
If a discrepancy, dispute, or undigitized record surfaces, plan for direct Talathi office engagement — either in person or via formal written application — and build reasonable time into your purchase timeline for this.
For post-purchase mutation filing, follow up with the Talathi office directly rather than assuming online status alone confirms completion.

FAQ

Can I get my 7/12 extract without visiting the Talathi office?

Yes, current 7/12 extracts can be viewed and downloaded online via bhulekh.mahabhumi.gov.in without an in-person visit.

Do I need to visit the Talathi office for mutation after buying land?

While the application can often be initiated digitally, the notice period, objection handling, and final certification of a new mutation entry typically still involves the village-level Talathi process.

Can boundary disputes be resolved online?

No, boundary disputes require an on-ground survey, typically involving the Talathi or a licensed surveyor, and cannot be resolved through an online portal alone.

What if my land record has a factual error?

Correcting errors on a 7/12 or Property Card usually requires a formal application process, often verified by the Talathi office in person.

Are all historical land records available online?

No — many older, pre-computerization mutation entries exist only in physical village registers and require an in-person or written request to access.

Is it faster to do everything online for land record matters?

For standard document checks, yes. But for disputes, corrections, or historical records, online-only attempts can actually cause delays — direct engagement with the Talathi office is faster for these cases.

Citations & Sources

Mahabhulekh Portal — bhulekh.mahabhumi.gov.in
Maharashtra Land Revenue Code, 1966

What Is a CTS Number?

Under Maharashtra’s City Survey system, urban areas — Mumbai, Pune, Nagpur, Thane, Nashik, and other City Surveyed municipal areas — have their land parcels mapped and numbered individually, distinct from the rural survey/gat number system used for agricultural and non-City-Surveyed land. Each parcel receives a CTS number, which becomes its permanent legal reference for Property Card lookups, municipal correspondence, and property transactions.

CTS Number vs Survey/Gat Number

Identifier	Where Used	Associated Record
CTS Number	Urban, City Surveyed areas	Property Card
Survey/Gat Number	Rural and semi-urban areas	7/12 Extract

As Maharashtra’s 2026 land record reform (see our guide on the 7/12-to-Property Card transition) extends the CTS-based Property Card system into more areas, understanding CTS numbers is becoming relevant for a growing share of buyers beyond the traditionally urban core.

Why the CTS Number Matters for Buyers

Unique identity, but not globally unique. CTS numbers are unique within their specific division/ward, but the same number can exist in a different division or city referring to a completely different plot — always confirm the division alongside the CTS number.
Basis for Property Card lookup. Any search for an urban property’s ownership, area, or encumbrance status starts with the correct CTS number and division.
Redevelopment and building permission reference. Municipal building permission applications, redevelopment consents, and society records all reference the CTS number as the property’s core legal identity.
Sub-division tracking. When a larger plot is split (for sale, inheritance, or partial development), sub-divisions are typically denoted with a suffix (e.g., 145/A, 145/B) — buyers should confirm exactly which sub-division corresponds to the unit being purchased.

“I’ve seen buyers get confused because they searched a CTS number without specifying the division, and pulled up the wrong property’s records entirely — numbers repeat across divisions. Always confirm CTS number together with division and ward before you treat any lookup as gospel.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Find a Property’s CTS Number

Check the property’s existing Property Card, sale deed, or municipal tax receipt — the CTS number is typically printed on all of these.
If unavailable, visit the relevant City Survey office or use the Mahabhumi Property Card portal, searching by address, owner name, or approximate location to identify the CTS number.
Always note the associated division/ward alongside the CTS number itself, since the number alone is not sufficient to uniquely identify the property citywide.

FAQ

What does CTS number mean?

CTS stands for City Survey/Cadastral Town Survey — it’s the unique identifier assigned to urban land parcels under Maharashtra’s City Survey system.

Is CTS number the same as survey number?

No — survey/gat numbers apply to rural and semi-urban land tied to 7/12 extracts, while CTS numbers apply to urban, City Surveyed land tied to Property Cards.

Can the same CTS number exist in two different places?

Yes — CTS numbers are unique within their specific division/ward, so the same number in a different division refers to an entirely different property. Always confirm the division too.

Where do I find my property’s CTS number?

It’s typically printed on the Property Card, sale deed, or municipal tax receipt; if unavailable, the City Survey office or Mahabhumi portal can help locate it.

What does a CTS number with a suffix like “145/A” mean?

It indicates a sub-division of the original plot, typically created when a larger parcel was split for sale, inheritance, or partial development.

Do I need the CTS number for redevelopment projects?

Yes — redevelopment consents, building permissions, and society records all reference the CTS number as the property’s core legal identifier.

Citations & Sources

Mahabhumi Property Records Portal — mahabhumi.gov.in
Maharashtra Land Revenue Code, 1966

What Is NA Conversion?

Under the Maharashtra Land Revenue Code, agricultural land cannot legally be used for non-agricultural purposes (building a house, commercial structure, or industrial facility) without formal permission from the Collector or authorized Tehsildar. This permission, once granted, is recorded as an NA order and reflected in the land’s revenue records, allowing the land’s usage classification to change from agricultural to non-agricultural.

How to Apply for NA Conversion via Aaple Sarkar

Visit aaplesarkar.mahaonline.gov.in and register/log in to access the Revenue Department services.
Locate the NA Conversion (Non-Agricultural Permission) service under Revenue Department applications.
Fill in the application with property details: survey/gat number, village, taluka, district, and intended use (residential/commercial/industrial).
Upload required supporting documents (see below).
Pay the applicable conversion fee/premium, calculated based on the Ready Reckoner rate and land area.
Track application status online; the Collector/Tehsildar office reviews and, if approved, issues a formal NA order.
Once approved, ensure the change is reflected on the land’s 7/12 or Property Card record.

Typical Documents Required

Document	Purpose
7/12 Extract	Confirms current agricultural land status and ownership
8A Extract	Confirms aggregate holding and account details
Survey/Measurement Map	Confirms boundaries and area of the plot being converted
Layout/Site Plan	Shows intended development layout for the converted land
NOC/clearances (where applicable)	Required if the land falls near restricted zones (forest, coastal, defense, etc.)

Why NA Status Matters for Buyers

Legality of construction. Building on land without completed NA conversion exposes the structure to regularization difficulties or, in serious cases, demolition risk.
Bank financing. Most construction loans require confirmed NA status as a precondition — agricultural land alone typically doesn’t qualify for a standard construction loan.
Resale value and clarity. A plot with a verified, on-record NA order is significantly more transactable than one where NA status is unclear, pending, or merely claimed verbally.
Restricted land categories. Some agricultural land — tribal land under certain protections, ceiling-restricted holdings, or land near ecologically sensitive zones — faces additional restrictions or may be ineligible for NA conversion altogether.

“‘NA plot’ gets used loosely in marketing — sometimes it means genuinely converted land with a valid order on file, and sometimes it means the seller expects conversion will happen eventually. Those are very different things to buy. Ask for the actual NA order number and verify it against the land record before you pay a premium for ‘NA’ status.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Verify a Seller’s NA Claim

Request the specific NA order number and issuing office (Collector/Tehsildar) from the seller.
Cross-check that the current 7/12 or Property Card reflects the non-agricultural usage classification, not just agricultural land with a promised future conversion.
If uncertain, request written confirmation directly from the relevant Tehsildar office rather than relying solely on documents provided by the seller or broker.

FAQ

What is NA conversion?

NA (Non-Agricultural) conversion is the formal legal process required before agricultural land in Maharashtra can be used for residential, commercial, or industrial construction.

Can I apply for NA conversion online?

Yes, through the Aaple Sarkar portal (aaplesarkar.mahaonline.gov.in) under Revenue Department services, though the application is ultimately processed by the Collector or Tehsildar office.

How long does NA conversion approval take?

Processing time varies by district and case complexity; applicants can track status through the Aaple Sarkar portal.

What documents are needed for NA conversion?

Typically the 7/12 extract, 8A extract, survey/measurement plan, layout plan, and any required NOCs for restricted zones.

What happens if I build on land without NA conversion?

Construction on non-converted agricultural land is unauthorized and can face regularization difficulties or demolition risk, and typically won’t qualify for standard construction financing.

How can I verify a plot’s NA status before buying?

Request the specific NA order number from the seller and confirm it against the current 7/12 or Property Card record, or verify directly with the local Tehsildar office.

Is all agricultural land eligible for NA conversion?

No — certain categories, such as protected tribal land or land near ecologically sensitive or restricted zones, may face additional restrictions or ineligibility.

Does NA conversion cost money?

Yes, a conversion fee/premium is payable, generally calculated based on the Ready Reckoner rate and the area of land being converted.

Citations & Sources

Aaple Sarkar Portal — aaplesarkar.mahaonline.gov.in
Maharashtra Land Revenue Code, 1966

What Are Old Ferfar Records?

Every mutation entry ever certified against a survey number is, in principle, recorded permanently in the village’s Ferfar Register, maintained historically by the Talathi. Modern digitization efforts (E-Ferfar under Mahabhulekh) have brought many recent entries online, but older records — particularly from before large-scale computerization — may exist only as physical entries in the historical register.

Why Trace Old Mutation History?

Scenario	Why Old Records Help
Multi-generational inheritance	Confirms each transfer through the family line was properly recorded, without gaps
Old, undivided family land	Reveals whether a formal partition was ever recorded, or whether co-ownership claims may still exist
Suspiciously clean recent title	A title that looks unusually simple on a recent 7/12 sometimes has a more complicated older history worth understanding
Legacy disputes or litigation history	Old mutation entries can reveal past objections or court-ordered changes not visible in current records alone

How to Access Old Ferfar Records

Check E-Ferfar first. Search the mutation history section on bhulekh.mahabhumi.gov.in — some historical entries, particularly from the past two to three decades, have been digitized.
Request physical register access if needed. For older or undigitized entries, submit a formal request to the village Talathi or the Tehsildar’s office, specifying the survey/gat number and approximate time period of interest.
Cross-reference with the 8A extract. The 8A’s current Khate details can help confirm which mutation entries are relevant to trace back to.
Consult District Land Records archives for very old entries. Pre-independence or early-20th-century records, where they still exist, are typically held at the district-level land records office rather than the village Talathi.

“For most straightforward purchases, the current 7/12 and a recent Encumbrance Certificate are sufficient. But for old agricultural land that’s passed through multiple generations, I always recommend pulling the older mutation history too — it’s the difference between confirming who owns the land today and understanding how they came to own it, which matters a lot more if a dispute ever surfaces.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

Limitations to Keep in Mind

Not all historical records are digitized — some older entries genuinely require an in-person or written request to the local revenue office.
Handwritten historical registers can have legibility or preservation issues in some village offices, particularly for entries many decades old.
Tracing very old or complex family land histories often benefits from involving a local property lawyer familiar with historical land record research in that specific taluka.

FAQ

What are old Ferfar records?

They are historical mutation entries recorded against a piece of land over time, documenting past changes in ownership or rights, sometimes going back decades.

Are all historical mutation records available online?

No — many recent entries are digitized via E-Ferfar, but older, pre-computerization records may only exist in physical village registers.

Why would I need to check old mutation history before buying land?

It helps confirm a complete and clean ownership chain, especially for land that has passed through multiple inheritances or family partitions.

How do I request old land records that aren’t digitized?

Submit a formal request to the village Talathi or Tehsildar’s office, specifying the survey/gat number and the approximate historical period needed.

What’s the difference between old Ferfar records and a current 7/12 extract?

The 7/12 shows the present recorded status; old Ferfar records show the full history of how that status came to be, transaction by transaction.

Should I hire a lawyer to trace old land ownership history?

For complex or old family-held land, a local property lawyer familiar with historical record research is often worthwhile, especially where records are only available physically.

Citations & Sources

Mahabhulekh E-Ferfar Portal — bhulekh.mahabhumi.gov.in
Maharashtra Land Revenue Code, 1966

Mumbai City vs Mumbai Suburban: The Basic Split

District	Approximate Coverage
Mumbai City	The original “island city” — Colaba, Fort, Marine Lines, Byculla, Parel, Dadar, Mahim, Sion
Mumbai Suburban	Bandra through Dahisar on the western side, and Kurla through Mulund on the eastern/central side

Both districts fall under Greater Mumbai and are governed civically by the same BMC/MCGM for municipal services and property tax, but they are separate revenue districts for land record purposes, each with a distinct Collector’s office.

Why Both Use the Property Card System

Unlike most of rural and semi-urban Maharashtra, which uses the 7/12 extract and 8A framework under the standard revenue survey system, Mumbai’s land was subjected to a formal City Survey much earlier due to its dense, urbanized development history. As a result, both Mumbai City and Mumbai Suburban districts use Property Cards (CTS-number-based records) instead of the 7/12/Gat-number system — the same core reform now being extended statewide (see our guide on the 2026 7/12-to-Property Card transition).

Where the Two Districts Differ in Practice

Separate Collector offices. Mumbai City and Mumbai Suburban each have their own District Collector responsible for revenue administration, which affects where certain applications (like Property Card corrections) need to be filed.
Ward-level record variation. Since Mumbai Suburban includes areas that urbanized more recently than the island city, some pockets have a mix of older, well-settled Property Card records and newer developments where documentation is still catching up.
CTS number ranges. CTS (City Survey/Cadastral Town Survey) numbers are assigned within each district’s own numbering system, so the same CTS number format doesn’t uniquely identify a property without also specifying the district and division.

“Buyers moving between Mumbai City and Mumbai Suburban properties sometimes assume the record system and process will be identical everywhere in Mumbai. The Property Card format is the same, but which Collector’s office you deal with, and how quickly a correction or query gets resolved, can differ. Confirm the district and division specifically for the property you’re evaluating.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

How to Check Which District a Property Falls Under

The Property Card itself will specify the district (Mumbai City or Mumbai Suburban), division, and CTS number. If uncertain from available documents, the area/locality name is usually a reliable indicator — anything from Bandra northward is Mumbai Suburban; anything from Mahim/Sion southward is Mumbai City — though boundary-adjacent properties should be confirmed directly.

FAQ

What’s the difference between Mumbai City and Mumbai Suburban districts?

They are two separate administrative revenue districts within Greater Mumbai — Mumbai City covers the original island city area, while Mumbai Suburban covers the areas from Bandra/Kurla northward.

Do both districts use the same land record system?

Yes, both use the Property Card (CTS-based) system rather than the 7/12 extract used in the rest of Maharashtra, since Mumbai underwent an earlier City Survey.

Why does it matter which district my property is in?

Each district has its own Collector’s office responsible for revenue administration, which affects where Property Card corrections or queries need to be filed.

How do I know if my property is in Mumbai City or Mumbai Suburban?

The Property Card specifies the district directly; as a general guide, areas from Mahim/Sion southward fall under Mumbai City, and Bandra northward falls under Mumbai Suburban.

Is the CTS number system the same across both districts?

CTS numbers are assigned within each district’s own numbering system, so the same number format requires the district and division to uniquely identify a property.

Are property tax rates different between Mumbai City and Mumbai Suburban?

Both fall under the same BMC/MCGM for municipal property tax purposes, though actual tax amounts vary by locality-specific factors like Ready Reckoner rate and usage category, not by district designation alone.

Citations & Sources

Mahabhumi Property Records Portal — mahabhumi.gov.in
Maharashtra Land Revenue Code, 1966

What Is Mutation (Ferfar)?

Under the Maharashtra Land Revenue Code, any change affecting recorded rights in land — a registered sale, inheritance following death, partition among family members, a mortgage, or a court order — must be reflected on the 7/12 extract through a formal mutation entry. Each proposed change is logged as a numbered mutation entry (“Ferfar No.”) in the village records, and the Talathi is responsible for processing it: issuing notice to concerned parties, allowing an objection period, and eventually certifying the entry once satisfied it’s in order.

What Is E-Ferfar?

E-Ferfar digitizes this mutation process, allowing the status of pending and historical mutation entries to be checked online rather than only through physical village records. It’s accessible through the Mahabhulekh ecosystem (bhulekh.mahabhumi.gov.in) alongside standard 7/12 and 8A lookups.

How to Check E-Ferfar Status

Visit bhulekh.mahabhumi.gov.in and select the relevant district, taluka, and village.
Navigate to the Mutation (Ferfar) / E-Ferfar section rather than the standard 7/12 view.
Search by survey/gat number or mutation entry number to view its status — pending, under objection, or certified.
For a certified entry, the system typically shows the date of certification and the nature of the change (sale, inheritance, etc.).
Cross-check the current 7/12 extract to confirm it reflects the certified mutation accurately.

Why Mutation Status Matters When Buying Land

Confirming the seller’s name is finalized, not pending. If a seller acquired the land recently (through inheritance or a prior purchase) and that mutation is still pending or under objection, their legal standing to sell may not yet be fully clean.
Catching disputed prior transactions. A mutation entry under formal objection signals an active or recent dispute over the land — a serious flag worth investigating before proceeding.
Ensuring your own purchase gets recorded. After you buy and register a property, a fresh mutation entry needs to be filed to update the 7/12 in your name. Don’t assume this happens automatically upon registration — follow up and verify.

“Buyers assume that once a sale is registered, the land records update themselves. They don’t — mutation is a separate step, and it can sit pending for longer than people expect, especially in busy Talathi offices. Check E-Ferfar status both before you buy, to catch unresolved history, and after, to confirm your own name actually goes on record.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments

Common Mutation Triggers

Event	Mutation Trigger
Sale/Purchase	Registered sale deed filed with sub-registrar
Inheritance	Death of the recorded owner, followed by legal heir documentation
Partition	Formal division of jointly held family land
Mortgage/Charge	Bank loan registered against the property
Court Order	Judicial decree affecting ownership or rights

FAQ

What is mutation (Ferfar) in Maharashtra land records?

Mutation is the formal process of updating a 7/12 extract to reflect a change in ownership or recorded rights, following events like sale, inheritance, or partition.

What is E-Ferfar?

E-Ferfar is the online system for checking mutation entry status — pending, under objection, or certified — accessible via the Mahabhulekh portal.

Does mutation happen automatically after a property sale is registered?

No, mutation is a separate follow-up step. A mutation entry must be filed and processed by the Talathi to update the 7/12 in the buyer’s name.

How do I check if a mutation entry is pending on a property?

Search the E-Ferfar section on bhulekh.mahabhumi.gov.in using the survey/gat number to view any pending, objected, or certified mutation entries.

What does it mean if a mutation entry is “under objection”?

It means a concerned party has formally objected to the proposed change during the notice period, signaling a potential dispute that should be investigated before any related purchase.

How long does mutation certification typically take?

Timelines vary by office workload and whether objections are raised, but buyers should not assume mutation is instantaneous — follow-up verification after registration is advisable.

Should I check mutation history before buying land?

Yes — unresolved or objected mutation entries in a property’s history can indicate incomplete or disputed ownership that should be investigated before purchase.

Who is responsible for filing a mutation entry?

Typically, the concerned party (buyer, heir, or their representative) initiates the mutation request, which the Talathi then processes and certifies.

Citations & Sources

Mahabhulekh Portal (E-Ferfar) — bhulekh.mahabhumi.gov.in
Maharashtra Land Revenue Code, 1966

Ownership & Land Holding Records

Registration & Transaction History

Mapping & Boundary Verification

Municipal Property Tax Portals

Land Use Change & Applications

Special-Category Records

How to Use This Directory

FAQ

Is there one single website for all Maharashtra land records?

Where do I start when researching a plot of land in Maharashtra?

Which portal shows the current stamp duty valuation for a plot?

Where do I check property tax dues in Maharashtra?

How do I apply for NA (non-agricultural) conversion?

Citations & Sources

Related Reading

Let Us Navigate the Portals for You

What Is MRSAC?

How Zoning Actually Gets Determined and Checked

Common Zoning Categories to Understand

Why Zoning Verification Matters — Separate from NA Conversion

How to Check a Plot’s Zoning Classification

FAQ

What is MRSAC?

Can I check my plot’s zoning directly through MRSAC?

Is zoning the same as NA (non-agricultural) conversion?

What is a No-Development Zone (NDZ)?

Can reserved land under a Development Plan be privately built on?

Where do I find the Development Plan for a specific area?

Why should I check zoning before buying land, even if it’s already NA-converted?

Citations & Sources

Related Reading

Confirm Zoning Before You Commit — Not After

What Is the SRA and How Redevelopment Works

Key Documents to Check for SRA Properties

PAP Rehabilitation Units vs Sale Component Units

How to Verify SRA Documentation Before Buying

FAQ

What is the SRA?

What’s the difference between a PAP unit and a sale component unit?

Is there a lock-in period on SRA rehabilitation flats?

Do I need SRA permission to buy a rehabilitation unit?

Are sale component units easier to buy than rehabilitation units?

How do I check if an SRA unit’s transfer is legally valid?

Should I use a specialized lawyer for SRA property purchases?

Citations & Sources

Related Reading

Considering an SRA Property? Know Exactly What You’re Buying

Property Tax Portals: Quick Reference

General Process (Applicable Across All Three)

Why This Matters for Buyers in These Markets

FAQ

Do Thane, Nashik, and Nagpur each have separate property tax portals?

What do I need to check property tax dues in these cities?

Can I pay property tax online in Thane, Nashik, and Nagpur?

Should I verify property tax status before buying in these cities?

Are property tax rates the same across Thane, Nashik, and Nagpur?

Citations & Sources

Related Reading

Investing Beyond Mumbai and Pune? We Cover the Full State

What You Can Now Do Fully Online

What Still Typically Requires a Visit or Written Application

Practical Guidance for Buyers

FAQ

Can I get my 7/12 extract without visiting the Talathi office?

Do I need to visit the Talathi office for mutation after buying land?

Can boundary disputes be resolved online?

What if my land record has a factual error?

Are all historical land records available online?

Is it faster to do everything online for land record matters?

Citations & Sources

Related Reading

We Handle Both the Portal Checks and the Office Visits

What Is a CTS Number?

CTS Number vs Survey/Gat Number

Why the CTS Number Matters for Buyers

How to Find a Property’s CTS Number

FAQ

What does CTS number mean?

Is CTS number the same as survey number?