Banglarbhumi 2026: Check Khatian, Plot Info & Stamp Duty in Kolkata
Banglarbhumi (banglarbhumi.gov.in) is the West Bengal government’s land records portal, run by the Land and Land Reforms Department. On it you can check the khatian (record of rights) and plot information for any mouza, find RS and LR plot numbers, apply for mutation and conversion, and request a certified e-Porcha. Before you buy land or a flat in Kolkata or anywhere in West Bengal, also check the government market value on the registration portal, because stamp duty is charged on the market value or the deal price, whichever is higher. Stamp duty in Kolkata and other urban areas is 6% up to ₹1 crore and 7% above ₹1 crore, plus a 1% registration fee. The pandemic-era 2% stamp duty rebate ended on 1 July 2024.
- Land records portal: banglarbhumi.gov.in (Land and Land Reforms Department, West Bengal)
- What you can check: khatian, plot information, RS-LR plot numbers, mutation and conversion status
- Market value and registration: wbregistration.gov.in (Directorate of Registration and Stamp Revenue)
- Stamp duty, urban areas: 6% up to ₹1 crore, 7% above ₹1 crore
- Stamp duty, rural areas: 5% up to ₹1 crore, 6% above ₹1 crore
- Registration fee: 1%; no separate lower rate for women
What is Banglarbhumi?
Banglarbhumi is the online land records system of West Bengal. It shows the record of rights (khatian) for each plot, which lists the owner’s name, the land classification, the area and the share of each owner. Records are organised by district, block and mouza (revenue village). It is the West Bengal equivalent of Bhulekh in Uttar Pradesh, the 7/12 extract in Maharashtra and AnyROR in Gujarat.
How to check khatian and plot information on Banglarbhumi
- Go to banglarbhumi.gov.in.
- Click Know Your Property in the top menu.
- Select the district, block and mouza.
- Choose to search by khatian number or plot number, enter it and the captcha, and click View.
- Check the owner’s name, land classification (such as bastu or agricultural), area and share, and save or print the page.
The online view is for information. For a certified copy of the record of rights, use the e-Porcha (ROR request) service on the portal, which gives a digitally signed copy after you pay the fee.
RS and LR plot numbers explained
Many old deeds in West Bengal refer to the RS (Revisional Survey) plot number, while current records use the LR (Land Reforms) plot number from the later settlement. On Banglarbhumi, log in and open RS-LR Plot Information under Citizen Services, select the district, block and mouza, and enter either number to find the matching plot. Always match the plot in the seller’s deed to the current LR record before you buy land.
Mutation and land conversion in West Bengal
- Mutation: after you buy land, apply to record your name in the land records. Register on Banglarbhumi, apply online with the registered deed and documents, pay the mutation fee and track the status on the portal.
- Conversion: to use agricultural land for a house or other non-farm purpose, apply for change of land use (conversion) on the same portal before building.
- Kolkata flats and houses: inside the Kolkata Municipal Corporation area, the property is also mutated in the KMC records for property tax, separately from the land records.
Read our guide to property mutation for the general process and documents.
How to check the market value of property in West Bengal
- Go to the Directorate of Registration and Stamp Revenue portal, wbregistration.gov.in.
- Open the market value calculator.
- Select the district, police station or municipality, and the mouza or road, and enter the plot and property details.
- Note the market value, stamp duty and registration fee it shows.
- Before registration, generate the e-Assessment slip on the same portal and pay stamp duty and fees online through GRIPS.
Stamp duty and registration charges in Kolkata
| Area | Up to ₹1 crore | Above ₹1 crore |
|---|---|---|
| Kolkata and other corporation or municipal areas | 6% | 7% |
| Rural (gram panchayat) areas | 5% | 6% |
| Registration fee | 1% | 1% |
West Bengal has no separate lower stamp duty rate for women buyers. From 2021 the state gave a 2% stamp duty rebate and a 10% cut in market value on property up to ₹1 crore; this concession ended on 1 July 2024, so budget at the standard rates. Some guides quote older or different slabs, so confirm the exact amount on the e-Assessment slip before you pay.
How to calculate stamp duty in Kolkata: example
Illustration only: a flat in the KMC area with a deal price of ₹80 lakh and an assumed market value of ₹75 lakh:
- Value used: ₹80 lakh (the higher figure)
- Stamp duty (6%): ₹4.8 lakh
- Registration fee (1%): ₹80,000
- Total: about ₹5.6 lakh
For a flat at ₹1.2 crore in the same area, stamp duty at 7% would be about ₹8.4 lakh, plus a registration fee of about ₹1.2 lakh. The values in these examples are assumed; use the market value calculator for your property.
Before you buy property in Kolkata or West Bengal
- Match the seller’s name, plot and khatian in the deed with the current record on Banglarbhumi.
- Check the land classification; agricultural land needs conversion before construction.
- For new projects, check the registration on the West Bengal RERA website.
- For flats, check the building plan sanction from the KMC or local municipality and the completion certificate for ready homes.
- Get a title search covering at least 30 years and check for any loans or disputes on the property.
Read our guides to the encumbrance certificate, checking property documents and filing a RERA complaint. Browse property listed in Kolkata, and compare with the jantri rate in Ahmedabad, the circle rate in Delhi and our stamp duty in India guide.
Frequently asked questions
What is Banglarbhumi?
Banglarbhumi (banglarbhumi.gov.in) is the West Bengal government’s land records portal, run by the Land and Land Reforms Department. It shows khatian and plot information and handles mutation and conversion applications.
How do I check my khatian on Banglarbhumi?
Open Know Your Property, select the district, block and mouza, choose khatian or plot search, enter the number and captcha, and click View.
What is the difference between RS and LR plot numbers?
The RS plot number comes from the older Revisional Survey, and the LR plot number from the later Land Reforms settlement. Banglarbhumi’s RS-LR Plot Information service matches one to the other.
How do I apply for mutation in West Bengal?
Register on Banglarbhumi, apply online with the registered deed and documents, pay the fee and track the status on the portal. In the KMC area, also mutate the property in the municipal records.
What is the stamp duty in Kolkata?
Stamp duty in Kolkata and other urban areas is 6% for property up to ₹1 crore and 7% above ₹1 crore, plus a 1% registration fee.
Is the 2% stamp duty rebate still available in West Bengal?
No. The 2% stamp duty rebate and 10% market value cut, given from 2021, ended on 1 July 2024. Standard rates now apply.
Do women pay lower stamp duty in West Bengal?
No. West Bengal has no separate lower stamp duty rate for women buyers.
Land records, market values, stamp duty and registration fees are set by the Government of West Bengal and can change. Check the current record on banglarbhumi.gov.in and the exact charges on your e-Assessment slip at wbregistration.gov.in before paying. This guide is general information, not legal or tax advice. Sources: Land and Land Reforms Department and Directorate of Registration and Stamp Revenue, West Bengal; 2026 guides on West Bengal stamp duty and the end of the stamp duty rebate in July 2024.
