- 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
Related Reading
- How to Check Property Records Online in Maharashtra: Mahabhulekh, E-Ferfar and More
- 7/12 to Property Card: Maharashtra’s 2026 Land Record Reform Explained
- IGR Maharashtra Search: Index II, Encumbrance Certificate & Registered Documents Online
- Bhunaksha Maharashtra: Verifying Land Boundaries & Survey Maps via Government GIS
- First-Time Land Buyer’s Checklist: 10 Due Diligence Steps
- Case Study: Infrastructure-Triggered Land Appreciation in the Karjat Corridor
- Contact THE EDGE Developments
Let Us Navigate the Portals for You
THE EDGE Developments handles the full due-diligence process across every relevant Maharashtra government portal, so you get a clean, verified answer, not a stack of separate lookups.
connect@theedgedevelopments.com | Phone: +91-9664662938
