AnyROR Gujarat 7/12: How to Check Land Records Online (2026)

Posted by Akhilesh Upadhyay on 06/11/2026

Akhilesh UpadhyayUpdated 6 Nov 2026 · 6 min read

Checked against official government sources. General information, not legal or financial advice.

AnyROR Gujarat 7/12 land record guide 2026

AnyROR (“Any Record of Rights Anywhere”) is the Gujarat government’s free portal for land records. On anyror.gujarat.gov.in you can view the 7/12 utara (VF-7/12), the VF-8A khata, VF-6 mutation entries and the 135-D notice for rural land, and the property card for land in city survey areas. You can also download a digitally signed 7/12 for a small fee after logging in with your mobile number. This guide explains how to check each record, how to read the 7/12, and what to check before you buy land, a plot or a home in Gujarat.

AnyROR Gujarat at a glance

Portal: anyror.gujarat.gov.in (Revenue Department, Government of Gujarat)
Rural records: VF-7/12, VF-8A (khata), VF-6 (mutation entries), 135-D notice
Urban records: property card for land in city survey areas
Viewing: free, for information only
Signed copy: digitally signed 7/12 after mobile OTP login, for a small fee
Offline: village talati or an e-Dhara Kendra at the taluka office

In this guide

What is the 7/12 utara in Gujarat?
How to check the 7/12 on AnyROR
Other records on AnyROR
How to get a digitally signed 7/12
How to read a Gujarat 7/12
Stamp duty in Gujarat
Before you buy land or a plot in Gujarat
Frequently asked questions

What is the 7/12 utara in Gujarat?

The 7/12 extract combines two village registers. Village Form 7 is the record of rights: it names the occupant (owner), the survey or block number, the area, the tenure and any rights or loans recorded on the land. Village Form 12 is the crop register: it shows how the land is used and what is grown on it. It works like the 7/12 in Maharashtra, the khatauni in Uttar Pradesh and the RTC in Karnataka. Land inside city survey areas, such as most of Ahmedabad, Surat and Vadodara, is recorded in a property card instead.

How to check the 7/12 on AnyROR

Go to anyror.gujarat.gov.in and click View Land Record – Rural.
Choose VF-7 Survey No Details from the menu.
Select the district, taluka and village.
Select the survey or block number, enter the captcha and click Get Record Detail.
Check the owner’s name, the area, the tenure and the “other rights” section.

You can also search by owner name or by khata number from the same menu. The free view is for information. For a bank loan, a sale or a court matter, use a digitally signed or certified copy.

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Other records on AnyROR

VF-8A (khata): lists all the land held by one person in a village, with the total area. Use it to see every survey number a seller owns.
VF-6 (mutation entries): every change of ownership, inheritance, loan or partition is entered here with an entry number. Read the entries to trace how the seller got the land.
135-D notice: before a mutation is certified, a notice under Section 135-D of the Gujarat Land Revenue Code is issued to the people concerned. A pending notice means a change is still in process.
Property card (urban): click View Land Record – Urban, select the district, city survey office, ward and survey number, and view the card.

How to get a digitally signed 7/12

On AnyROR, open the digitally signed RoR option and log in with your mobile number and OTP.
Select the district, taluka, village and survey number.
Pay the fee shown and download the signed PDF.
Keep it with your loan or sale papers. A signed copy shows the record as it stood on that date, so get a fresh one just before you register a deal.

Certified copies are also available from the village talati and at e-Dhara Kendras in taluka offices.

How to read a Gujarat 7/12

Section	What to check
Survey or block number	Matches the sale deed and the plot on the ground
Owner’s name and area	Matches the seller and the area being sold
Tenure (old or new)	New tenure (navi sharat) land needs government permission, and often a premium, before it can be sold
Other rights	Loans, tenants, government dues or court orders recorded on the land
Land use	Agricultural land needs NA (non-agricultural) permission before building
Mutation entry numbers	Link to the VF-6 entries that show each change of ownership

Stamp duty in Gujarat

Stamp duty on a sale in Gujarat is about 4.9% of the deal value or the jantri (government rate) value, whichever is higher, and the registration fee is 1%. Women buyers have generally been exempt from the registration fee on property bought in their own name, so confirm the current rule with the sub-registrar. The jantri rates revised in April 2023 still apply; a further revision was proposed in November 2024. See our guide to the jantri rate in Ahmedabad, and work out the exact amount on the state’s GARVI portal before you pay.

Before you buy land or a plot in Gujarat

Get a recent signed 7/12 and VF-8A, and match the owner, area and survey number with the sale deed.
Read the VF-6 entries for at least 30 years, check for pending 135-D notices, and get a title search from a lawyer.
Check the tenure. New tenure land needs permission before sale.
Agricultural land in Gujarat can generally be bought only by farmers, so check your eligibility and whether NA permission has been granted.
For flats and new projects, check the registration on the GujRERA website and the approved plan.
After registration, make sure the mutation is entered so the 7/12 shows your name.

Read our guides to the encumbrance certificate, checking property documents, property mutation and filing a RERA complaint. Compare with the 7/12 utara in Maharashtra, the UP Bhulekh khatauni and our stamp duty in India guide.

Frequently asked questions

What is AnyROR?

AnyROR (Any Record of Rights Anywhere) is the Gujarat Revenue Department’s portal, anyror.gujarat.gov.in, for viewing rural land records such as the 7/12 and VF-8A, and urban property cards.

How do I check the 7/12 in Gujarat online?

On AnyROR, click View Land Record – Rural, choose VF-7 Survey No Details, select the district, taluka, village and survey number, enter the captcha and click Get Record Detail.

Is the 7/12 on AnyROR free?

Yes, viewing is free. A digitally signed copy for official use costs a small fee after mobile OTP login.

What is VF-6 in Gujarat?

VF-6 is the register of mutation entries. Each change in ownership, inheritance, loan or partition is recorded with an entry number linked to the 7/12.

What is the 135-D notice?

It is the notice issued under Section 135-D of the Gujarat Land Revenue Code to the people concerned before a mutation entry is certified.

How do I check land records in Ahmedabad or Surat city?

Land in city survey areas is recorded in a property card. On AnyROR, click View Land Record – Urban and select the district, city survey office, ward and survey number.

Can anyone buy agricultural land in Gujarat?

Generally, only farmers can buy agricultural land in Gujarat. Check your eligibility, the tenure and any NA permission, and take legal advice before buying.

Land records, fees, stamp duty and jantri rates are set by the Government of Gujarat and can change. Check the current record on the official AnyROR portal and confirm charges with the sub-registrar before paying. This guide is general information, not legal advice. Sources: Revenue Department, Gujarat (AnyROR); Gujarat Land Revenue Code; GARVI portal; 2026 guides on Gujarat land records and stamp duty.

About the author

Akhilesh Upadhyay Founder, Housepartner.in

Akhilesh Upadhyay is the founder of Housepartner.in, an India-wide property portal. He has worked in Indian real estate since 2013, across residential and commercial property, plots and development-authority schemes. He writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents.

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