Assam Land Records on Dharitree 2026: View Jamabandi and Chitha Online, Dag and Patta, Bhunaksha, Mutation and Land Units

Posted by Akhilesh Upadhyay on 07/11/2026

Akhilesh UpadhyayUpdated 7 Nov 2026 · 7 min read

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

You can check any Assam land record online for free on Dharitree (also spelt Dharitri), the state’s land record system, reached through revenueassam.nic.in and the ILRMS portal (ilrms.assam.gov.in). Search by dag number, patta number or the pattadar’s name to see the jamabandi, the village record of rights. Mutation (namjari), certified copies and the land sale NOC are applied for online on Sewa Setu (sewasetu.assam.gov.in). This guide explains each service, Assam’s land units and checks before buying.

Assam land records at a glance

Record system: Dharitree, run by the Revenue and Disaster Management Department, Assam
Where to view: revenueassam.nic.in (Dharitree) and ilrms.assam.gov.in (Jamabandi, Bhunaksha)
Search by: dag number, patta number or pattadar name
Online services: Sewa Setu for mutation, certified jamabandi, non-encumbrance certificate and NOC
Land revenue: paid online through e-Khajana
Land units: 1 bigha = 5 katha = 100 lessa = 14,400 sq ft
Helpline: Sewa Setu toll-free 1800-345-3574

The online jamabandi is for information only. For a bank loan, court case or sale, apply for a certified copy.

In this guide

Key terms in an Assam land record
How to view jamabandi and land details on Dharitree
Certified copy of jamabandi or chitha
Bhunaksha Assam: see the dag on the map
Mutation (namjari) online through Sewa Setu
Land units in Assam
What changed in 2025–2026
Before you buy land in Assam
Frequently asked questions

Key terms in an Assam land record

Term	What it means
Jamabandi	The record of rights for a village: pattadar names, patta and dag numbers, area, land class and revenue
Chitha	The field-wise register of each dag, recording its area, land use and occupant
Dag number	The plot number on the village cadastral map
Patta number	The holding number; one patta can cover several dags
Pattadar	The recorded landholder
Periodic patta	Settled land with heritable and transferable rights
Annual patta	A yearly settlement; it can be converted to periodic patta through Mission Basundhara

How to view jamabandi and land details on Dharitree

Open revenueassam.nic.in and choose the Dharitree jamabandi option, or open ilrms.assam.gov.in and click Jamabandi under citizen services.
Select the district, circle and village or town (the mouza is shown with the village).
Choose to search by dag number, patta number or pattadar name.
Enter the details (an on-screen keyboard may be required), fill the captcha and search.
Read the pattadar names, patta type, dag numbers, area and land class.

A Display Jamabandi by Patta Type menu is also available. ILRMS offers a jamabandi copy with transliteration for those who do not read Assamese. If your dag is missing, take your patta to the Circle Office.

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Certified copy of jamabandi or chitha

Pattadars can order one on Sewa Setu under Certified Copy of Jamabandi or Records of Right/Chitha.

Fee: ₹20 application fee plus ₹10 convenience fee online (a ₹30 service charge applies at a CSC or PFC)
Document: an up-to-date land revenue receipt
Time: 5 days under the ARTPS citizen charter

Bhunaksha Assam: see the dag on the map

Bhunaksha, the cadastral map software, is linked from the citizen section of ilrms.assam.gov.in. Select the district, circle and mouza or village, then enter the dag number to highlight the plot and its neighbouring dags. Viewing the map is free. Match the mapped area with the chitha and jamabandi.

Mutation (namjari) online through Sewa Setu

Mutation updates the jamabandi after a sale, gift or inheritance. In Assam it is applied for online.

Register and log in on sewasetu.assam.gov.in.
Choose Mutation after Deed Registration (for a buyer) or Mutation by Right of Inheritance (for heirs).
Upload the registered deed or certified copy, and a self-declaration that your total land stays within the ceiling limit and is free of disputes and loans. The land revenue receipt is fetched from e-Khajana.
Pay the fee shown and save the reference number to track the application.

The deed mutation page listed a ₹500 user charge and a time limit of 60 working days in November 2026; check the fee shown before you pay. For sales, the Composite Land Sale Transfer service combines the NOC, deed registration and auto-mutation (with optional partition). Under it, the Circle Officer is to pass the mutation order within 7 days of receiving the deed. Read more in our property mutation guide.

Land units in Assam

Unit	Equal to	Square feet
1 lessa (lecha)	–	144 sq ft
1 katha	20 lessa	2,880 sq ft
1 bigha	5 katha	14,400 sq ft
1 acre	about 3.025 bigha	43,560 sq ft

The Assam bigha is smaller than most north Indian bighas. Use our bigha to acre, katha to square feet and land area converter tools.

What changed in 2025–2026

Mission Basundhara 3.0: launched on 20 October 2024, it added services such as annual-to-periodic patta conversion in towns, reclassification, settlement for institutions, and settlement in surveyed non-cadastral villages under SVAMITVA. Over 5.35 lakh applications were filed by 10 January 2025. On 27 February 2026 the state reported 1,06,905 pattas handed over in one day.
E-Deed and NGDRS: registration runs on NGDRS in all sub-registrar offices, linked with Dharitree, the NOC system and e-Stamp. In February 2025 the state launched an E-Deed system to store registered deeds digitally.
Inter-religion land sales: a state SOP notified in September 2025 adds a Circle Officer report and a police Special Branch report before the Deputy Commissioner decides the NOC when buyer and seller belong to different religions.
NOC time limit: in July 2026 the Gauhati High Court stressed that the NOC under Section 21A must be decided within 30 days, with a reasoned order if refused.

Before you buy land in Assam

Check the jamabandi and chitha, and match the pattadar, dag, patta and area with the seller’s papers.
Prefer periodic patta land; annual patta and government (khas) land carry limited rights.
Check whether the land lies in a tribal belt or block. Chapter X of the Assam Land and Revenue Regulation, 1886 restricts transfers there to notified protected classes. Karbi Anglong, Dima Hasao and the Bodoland region follow their own council rules.
Make sure the seller can get the Deputy Commissioner’s NOC; most transfers cannot be registered without it.
Get a non-encumbrance certificate on Sewa Setu (search fee ₹20 per year, 15 days). See our encumbrance certificate guide.
Check the land class; farmland may need reclassification before you build.
Ask for the latest e-Khajana land revenue receipt and look for any pending mutation.
Check the plot on Bhunaksha and have it measured on site before you pay.

Stamp duty and registration fees are paid separately at the sub-registrar office. See our stamp duty in India guide and document checklist before buying.

Frequently asked questions

How can I check my land record in Assam online?

Open the Dharitree jamabandi option on revenueassam.nic.in or ilrms.assam.gov.in, select the district, circle and village, and search by dag number, patta number or pattadar name.

What is the difference between jamabandi and chitha?

Jamabandi is the record of rights showing who holds each patta. Chitha is the field register that describes each dag, including its area and use.

What is a dag number in Assam?

A dag number is the plot number on the village cadastral map. One patta can include several dags.

How do I apply for mutation (namjari) in Assam?

Log in to sewasetu.assam.gov.in and choose Mutation after Deed Registration or Mutation by Right of Inheritance. Upload the deed and self-declaration, pay the fee shown and track it with the reference number.

How much is 1 bigha in Assam?

1 bigha in Assam is 14,400 sq ft. It equals 5 katha or 100 lessa, and about 3.025 bigha make 1 acre.

Is an online jamabandi valid for a bank loan?

No. Banks and courts usually ask for a certified copy, which you can order on Sewa Setu for ₹20 plus a ₹10 convenience fee.

Do I need an NOC to buy land in Assam?

Most land transfers need a no objection certificate from the Deputy Commissioner under Section 21A of the Registration Act before the deed can be registered. For sales it is applied for with the Composite Land Sale Transfer service.

Land records, fees and transfer rules are set by the Government of Assam and can change. Check the current record on the official portals, confirm fees on Sewa Setu and take legal advice for land in tribal belts, blocks or council areas. This guide is general information, not legal advice. Sources: Revenue and Disaster Management Department, Assam (Dharitree, ILRMS and Mission Basundhara portals); Sewa Setu service pages; Composite Land Sale Transfer notification (2022); Directorate of Land Records, Assam; Gauhati High Court order (July 2026); 2024–2026 news reports.

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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