- A Property Card (Malmatta Patrak) is Maharashtra’s urban land ownership record, maintained by the City Survey Office — the direct counterpart to the rural 7/12 extract.
- It identifies land by CTS Number (City Survey/City Town Survey Number), not the Survey/Gat Number used in rural 7/12 records.
- A Property Card shows ownership, plot/built-up area, tenure type, and a mutation history of past transactions and encumbrances on the property.
- You can view/download a Property Card online via mahabhumi.gov.in for Mumbai Suburban and most other districts, and via mumbaicity.gov.in specifically for Mumbai City district.
- For buyers, the Property Card is the single most important document to confirm you’re dealing with the legal urban owner before any agreement or payment.
- Unlike a 7/12, a Property Card carries no agricultural/crop data — because urban land, by definition, isn’t classified for cultivation.
Reading time: 7 min | Last updated: July 2026 | By Girish Chhalwani, Founder & CEO, THE EDGE Developments
A Property Card, called Malmatta Patrak in Marathi, is the official ownership record for land and buildings within Maharashtra’s urban municipal limits — the city equivalent of the rural 7/12 extract. Where a 7/12 tracks agricultural land by Survey Number and Talathi jurisdiction, a Property Card tracks urban land by CTS Number under the City Survey Office. If you’re buying a plot, flat, or commercial unit inside any municipal council or corporation area in Maharashtra, the Property Card — not the 7/12 — is the record that legally matters.
What a Property Card Contains
A Property Card is a structured document with several distinct fields, all of which a buyer or lender should review line by line:
| Field | What It Tells You |
|---|---|
| CTS Number (City Survey/City Town Survey No.) | The unique identifier for the plot under the City Survey system — equivalent to a Survey/Gat number in rural areas. |
| Owner’s Name(s) | Current legal owner(s) as per government records; check this matches your seller exactly. |
| Area | Plot area in square metres, as measured during City Survey. |
| Tenure Type | Freehold, leasehold, or occupancy class (Class I / Class II) — leasehold and Class II land carry transfer restrictions. |
| Encumbrances | Mortgages, charges, court attachments, or other claims registered against the property. |
| Mutation Entries | A running log of ownership changes — sales, inheritance, gift, partition — each referencing the transaction that caused it. |
| Ward/Zone/Village Reference | Administrative location within the municipal corporation or council. |
What’s Missing Compared to a 7/12
A Property Card does not carry the crop/cultivation column (Column 12) or “Other Rights” agricultural tenancy entries that appear on a 7/12. That’s intentional — a Property Card exists for land that is administratively urban, where agricultural cultivation status is not the relevant legal question. Instead, the Property Card focuses on ownership clarity and encumbrance disclosure, which matters more for construction, sale, and mortgage purposes.
Property Card vs 7/12: Side-by-Side
| Feature | 7/12 Extract | Property Card |
|---|---|---|
| Applies to | Rural / agricultural land | Urban land within municipal limits |
| Maintained by | Talathi (village revenue officer) | City Survey Office |
| Identifying number | Survey No. / Gat No. / Hissa No. | CTS Number |
| Crop/cultivation data | Yes (Column 12) | No |
| Mutation process | e-Ferfar via Talathi | City Survey Office mutation entry |
| Primary online portal | mahabhulekh.maharashtra.gov.in | mahabhumi.gov.in / mumbaicity.gov.in |
If you want the fuller mechanics of reading a 7/12 line by line, we’ve covered that separately in our complete 7/12 extract guide.
How to Obtain or View a Property Card Online
For Mumbai Suburban District and Most Other Districts
- Visit mahabhumi.gov.in, the Maharashtra Department of Land Records’ portal.
- Navigate to the Property Card / Malmatta Patrak lookup section for your district.
- Select district, taluka, and either village/ward or directly enter the CTS number.
- Search — the record displays owner name, area, and CTS details. A digitally signed copy can typically be downloaded for a nominal fee.
For Mumbai City District
- Visit mumbaicity.gov.in, the official Mumbai City district administration portal.
- Locate the Property Card / land records section (Mumbai City has a separate Collector’s office and record system from Mumbai Suburban).
- Search by CTS number, ward, or division.
- Download or request a certified copy through the City Survey Office if the online copy isn’t sufficient for your transaction (banks and registrars often want a certified copy for high-value deals).
In Person
You can also apply directly at the local City Survey Office / Superintendent of Land Records office with your CTS number, old survey number (if converting), or address details. This is often necessary if the online record shows a discrepancy or the property was only recently surveyed.
Why the Property Card Matters for Buyers
- Confirms legal ownership. The name on the Property Card must match your seller’s identity documents exactly — mismatches (a deceased owner still listed, a name from an incomplete inheritance mutation) are red flags.
- Reveals encumbrances upfront. Existing mortgages or charges show here before you commit funds — always cross-check against an Encumbrance Certificate from IGR Maharashtra as a second layer.
- Confirms tenure type. Leasehold land (common in old Mumbai chawls, MHADA layouts, and some redevelopment plots) carries transfer restrictions a freehold buyer wouldn’t face.
- Required for loans. Banks will not sanction a mortgage on urban property without a current Property Card matching the applicant’s name.
- Essential during 7/12-to-Property Card transitions. As Maharashtra converts more peri-urban villages into municipal limits, buyers in growth corridors need to confirm whether a plot’s authoritative record is now the Property Card, not the old 7/12.
“Buyers still walk into deals assuming a 7/12 extract is proof enough, even when the land is sitting inside a municipal limit. If the plot is urban, the Property Card is the record that governs the transaction — not the old rural extract. Always match the CTS number, not just the name, before you sign.” — Girish Chhalwani, Founder & CEO, THE EDGE Developments
Common Issues to Watch For
| Issue | Why It Matters |
|---|---|
| Owner name mismatch after inheritance | Mutation may not be updated; legal heirs may not all be reflected as co-owners. |
| Old CTS number vs re-surveyed CTS number | Some areas have been re-surveyed, changing CTS numbers; confirm you’re viewing the current number. |
| Leasehold expiry approaching | Leasehold Property Cards should state lease tenure; check remaining years before buying. |
| Pending mutation entries | A sale in progress but not yet mutated can create temporary ownership ambiguity. |
Frequently Asked Questions
What is a Property Card in Maharashtra?
A Property Card (Malmatta Patrak) is the official urban land ownership record maintained by the City Survey Office, showing CTS number, owner details, area, tenure, and encumbrances for land within municipal limits.
How is a Property Card different from a 7/12 extract?
A 7/12 extract covers rural/agricultural land and is maintained by the Talathi; it includes crop and cultivation data. A Property Card covers urban land, is maintained by the City Survey Office, and has no agricultural columns.
Where can I check my Property Card online?
For Mumbai Suburban and most other Maharashtra districts, use mahabhumi.gov.in. For Mumbai City district specifically, use mumbaicity.gov.in.
What is a CTS number?
CTS stands for City Survey/City Town Survey Number — the unique plot identifier used in the Property Card system, equivalent to the Survey/Gat number used in rural 7/12 records.
Does a Property Card show if the land is mortgaged?
Yes, encumbrances such as mortgages and charges are recorded on the Property Card, but buyers should always cross-verify with an Encumbrance Certificate from IGR Maharashtra as an independent check.
Is a Property Card enough proof of ownership on its own?
It is strong evidence but should be paired with title deed verification, an Encumbrance Certificate, and (for larger transactions) a lawyer’s title search — no single document is fully conclusive on its own.
Can I get a Property Card for agricultural land?
No. Property Cards apply only to land within municipal council or corporation limits. Agricultural land outside these limits continues to use the 7/12 system.
What happens if my village recently got merged into a municipal corporation?
Once City Survey is completed for your area, your land’s record will migrate from 7/12 to Property Card, and you’ll be assigned a CTS number in place of your old survey number.
Who do I contact if my Property Card details are wrong?
Approach the local City Survey Office / Superintendent of Land Records with supporting documents (sale deed, inheritance papers, prior mutation records) to request a correction.
Citations & Sources
- Maharashtra Department of Land Records: mahabhumi.gov.in
- Mumbai City District Collector’s Office portal: mumbaicity.gov.in
- Mahabhulekh (7/12 records) portal: mahabhulekh.maharashtra.gov.in
- IGR Maharashtra (registration, Index II, Encumbrance Certificate): igrmaharashtra.gov.in
Related Reading
- How to Check Property Records Online in Maharashtra: Mahabhulekh, E-Ferfar and More
- How to Read a 7/12 Extract in Maharashtra: Complete Guide for Land Buyers 2026
Buying Urban or Peri-Urban Property in Maharashtra?
THE EDGE Developments verifies Property Card, CTS number, and encumbrance status on every land recommendation before you commit a rupee. Reach out before you sign.
connect@theedgedevelopments.com | Phone: +91-9664662938
