Bhu Bharati Telangana: Check Land Details, Pahani and ROR-1B Online
Bhu Bharati is the Telangana government’s official land records portal, bhubharati.telangana.gov.in. It replaced the Dharani portal on 14 April 2025, when the Telangana Bhu Bharati (Record of Rights in Land) Act, 2024 came into force. On Bhu Bharati you can check land details (Pahani and ROR-1B) by survey number, apply for mutation and record corrections, check encumbrance on agricultural land, see the market value and the prohibited lands list, and file appeals. This guide explains how to check land details step by step, what changed from Dharani, how corrections and appeals work, and what to check before buying land or a plot in Telangana.
- Official portal: bhubharati.telangana.gov.in
- Law: Telangana Bhu Bharati (Record of Rights in Land) Act, 2024, in force from 14 April 2025
- Replaced: the Dharani portal (2020), which has been shut down
- Key records: Pahani (village land register) and ROR-1B (record of rights / ownership extract)
- Search by: district, mandal, village and survey number (or LPM / Bhudhaar number)
- New features: appeals at revenue level, a Bhudhaar number for each land parcel, survey map at registration
- Covers: mainly agricultural land; urban flats and plots are checked through the Telangana registration department
What is Bhu Bharati?
Bhu Bharati is the online record of rights for land in Telangana. It holds the ownership, extent, classification and survey details of agricultural land, and lets landowners and buyers view records and apply for changes online. It is run by the state revenue department under the Bhu Bharati Act, 2024, which replaced the Telangana Rights in Land and Pattadar Pass Books Act, 2020 that the Dharani portal was built on.
The portal was launched by Chief Minister A. Revanth Reddy and started on a pilot basis in four mandals before being extended across the state.
How to check land details on Bhu Bharati (Pahani / ROR-1B)
- Go to bhubharati.telangana.gov.in.
- Register or sign in with your mobile number and OTP, if the portal asks.
- Open Land Details Search and choose Pahani or ROR-1B.
- Select the district, mandal and village. Choosing the wrong village is the most common reason a search returns nothing.
- Enter the survey number. If it does not work, try the LPM number or Bhudhaar number printed on the pattadar passbook.
- Enter the captcha and click to get details.
- View the record on screen. A digitally signed copy can be downloaded for a fee for official use.
You can also get the record at the Mandal Revenue Office (MRO) or a Meeseva centre. For bank loans, registration or court use, take the signed copy.
Pahani vs ROR-1B: what each shows
| Record | What it shows | When you need it |
|---|---|---|
| Pahani | Village land register: survey number, extent, owner, land type, cultivation details | To check the full history and use of a survey number |
| ROR-1B | Record of rights: who owns the land and how much | To confirm the seller’s ownership before buying |
| Encumbrance certificate (EC) | Registered transactions and loans on the property | To check the land is free of loans and disputes |
| Market value | Government value per acre or per square yard | To work out stamp duty |
Read more about EC in our encumbrance certificate guide.
Bhu Bharati vs Dharani: what changed
| Point | Dharani (2020–2025) | Bhu Bharati (from April 2025) |
|---|---|---|
| Appeals | No appeal within the revenue system; people had to go to civil court | Appeals to the RDO or Collector, then a Land Tribunal |
| Parcel ID | Survey number only | Unique Bhudhaar number for each land parcel |
| Survey map | Not required | Survey map required at registration |
| Records | Digital only | Digital records plus physical records kept at revenue offices |
| Inheritance | Updated without notice to other heirs | Notice to all stakeholders before the record is changed |
| Legal aid | None | Free legal aid for farmers who cannot afford an appeal |
How to correct a wrong land record
If your name, extent or land type is wrong in the record, apply for correction on the portal or at the MRO with supporting documents (sale deed, old pattadar passbook, EC, earlier orders). Who decides depends on the land value:
- Land valued below ₹5 lakh: the Revenue Divisional Officer (RDO)
- Land valued at ₹5 lakh or more, and complex changes such as removal from the prohibited lands list or change of land type: the District Collector
Reports mention a correction fee of about ₹1,000. Check the current fee and time limits on the portal before applying.
Appeals under Bhu Bharati
- First appeal: to the RDO if the order was passed by a Tahsildar, or to the Collector if it was passed by the RDO.
- Second appeal: to the Land Tribunal. Until a tribunal is set up, the Chief Commissioner of Land Administration (CCLA) acts as the tribunal.
- After that: a writ petition in the Telangana High Court.
Appeal periods are short (reports mention 30 to 60 days from the order), so check the period written on your order and file in time.
Bhu Bharati for flats and urban plots
Bhu Bharati mainly covers agricultural land. If you are buying a flat, villa or plot in Hyderabad or another city, check the encumbrance certificate and registered documents through the Telangana Registration and Stamps Department, and the approved layout and building permission with the local development authority. If the plot was earlier farmland, also check the old Pahani on Bhu Bharati to confirm it was legally converted.
What to check before buying land in Telangana
- The seller’s name in ROR-1B matches the sale deed and pattadar passbook.
- The survey number is not on the prohibited lands list (government, assigned, endowment, forest or tank land).
- The EC shows no pending loan or dispute.
- The extent on the ground matches the record and survey map.
- For new projects, the project’s Telangana RERA registration number.
See our full checklist on how to verify property documents before buying, the Hyderabad real estate guide, and property listed in Hyderabad. For other states, see UP Bhulekh khatauni and our stamp duty in India guide.
Frequently asked questions
What is Bhu Bharati in Telangana?
Bhu Bharati is Telangana’s official land records portal (bhubharati.telangana.gov.in), set up under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2024. It replaced the Dharani portal on 14 April 2025.
How do I check land details on Bhu Bharati?
Open bhubharati.telangana.gov.in, go to Land Details Search, choose Pahani or ROR-1B, select the district, mandal and village, enter the survey number and captcha, and view the record.
Has Bhu Bharati replaced Dharani?
Yes. The Dharani portal, launched in 2020, was shut down when Bhu Bharati went live in April 2025. Land records from Dharani are now on Bhu Bharati.
What is the difference between Pahani and ROR-1B?
Pahani is the full village land register for a survey number, including land type and cultivation. ROR-1B is the record of rights that shows who owns the land and how much.
What is a Bhudhaar number?
Bhudhaar is a unique identification number that the Bhu Bharati Act provides for each land parcel in Telangana, in addition to the survey number.
How do I correct a mistake in my land record?
Apply for correction on Bhu Bharati or at the MRO with documents such as the sale deed and pattadar passbook. The RDO decides for land valued below ₹5 lakh and the Collector for land valued at ₹5 lakh or more.
Can I appeal against a Bhu Bharati order?
Yes. The first appeal goes to the RDO or Collector, and the second appeal to the Land Tribunal (the CCLA until a tribunal is set up). Check the appeal period on your order.
Does Bhu Bharati cover flats in Hyderabad?
Bhu Bharati mainly covers agricultural land. For flats and urban plots, check the EC and registered documents with the Telangana Registration and Stamps Department and approvals with the local authority.
Portal menus, fees and time limits can change. Check the latest details on bhubharati.telangana.gov.in or at your Mandal Revenue Office before applying. This guide is general information, not legal advice. Sources: Telangana Bhu Bharati (Record of Rights in Land) Act, 2024; Telangana revenue department; news reports from April 2025 on the portal launch.
