Delhi Land Records 2026: Bhulekh Delhi Khatauni, Khasra and Mutation

Posted by Housepartner Editorial Team on 09/11/2026

Land records · Delhi

Housepartner Editorial TeamUpdated 9 Nov 2026 · 7 min read

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

Delhi land records for revenue villages can be viewed online on the Revenue Department’s land records portal, Bhulekh Delhi (dlrc.delhigovt.nic.in), which shows khasra-khatauni records under the Delhi Land Reforms Act and jamabandi records under the Punjab Land Revenue Act. Certified copies, mutation and demarcation are handled by the tehsildar of the area, and some certificates can be applied for on e-District Delhi. In February 2026 Delhi also began giving each land parcel a 14-digit Bhu-Aadhaar (ULPIN). This guide explains how to use these services and what buyers should check.

Delhi land records at a glance

Portal: dlrc.delhigovt.nic.in (Bhulekh Delhi), linked from the district revenue offices
Run by: Department of Revenue, Government of NCT of Delhi, with NIC
Records: khatauni, khasra girdawari, jamabandi and mutation entries
Coverage: rural revenue villages; not DDA flats or urban colonies
Certified copies and mutation: tehsildar or naib tehsildar office
Certificates online: Lal Dora and non-encumbrance via edistrict.delhigovt.nic.in, free, within 21 days
New in 2026: Bhu-Aadhaar 14-digit ID for land parcels

Delhi has several land systems. Revenue records cover agricultural land in revenue villages. Most flats and plots in planned colonies are DDA leasehold or freehold properties and are not shown on Bhulekh Delhi. Before you search, find out which system your property falls under.

In this guide

Key land record terms in Delhi
How to check khasra-khatauni on Bhulekh Delhi
Getting a certified copy of khatauni or girdawari
How mutation works in Delhi
Lal Dora and non-encumbrance certificates
Bhu-Aadhaar (ULPIN) in Delhi
Before you buy land in Delhi
Common problems and fixes
Frequently asked questions

Key land record terms in Delhi

Term	What it means
Khasra number	The number of a field or plot on the village map
Khatauni	The holding record listing all khasras held by a person or family in a village, with shares and area
Khata number	The account number of a holding in the khatauni
Khasra girdawari	The patwari’s field inspection record of crops and possession
Jamabandi	The record of rights used in villages still recorded under the Punjab Land Revenue Act
Aks shajra	A copy of the village map showing the khasra
Lal Dora	The old village habitation (abadi) area, which was kept outside the regular revenue record
Bhumidhar	A landholder with transferable rights under the Delhi Land Reforms Act, 1954

Delhi’s computerised land records and computerised records of rights were inaugurated on 14 July 2004, according to the Revenue Department. The system covers khatauni, khasra girdawari and field book records, and tracks mutation and proceedings under the Delhi Land Reforms Act.

How to check khasra-khatauni on Bhulekh Delhi

Open dlrc.delhigovt.nic.in.
Choose Khasra Khatauni Details under DLR Act. If your village is recorded under the old system, choose Jamabandi Details under PLR Act.
Select the district, sub-division and village, and click view records.
Search by khata number, khasra number or owner name.
Open the record and check the holders, shares, area and remarks. Save a dated copy.

Viewing is free. The online record is for information only and is not accepted as proof in court. If you cannot find your village, use the Find Your Locality tool on revenue.delhi.gov.in to learn the correct district and sub-division. The village may also have been urbanised.

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Getting a certified copy of khatauni or girdawari

Apply at the tehsildar or naib tehsildar office of the area where the land lies.
Use Form CA-I with a small non-judicial stamp, as listed by the district offices.
Pay the court fee, which depends on the number of pages and the type of record.
District offices list normal delivery of about 7 to 15 days, with an urgent option in some offices.

Any person can ask for a certified copy of a revenue record. Use the certified copy, not the online printout, for registration, bank loans and court.

How mutation works in Delhi

Write an application on plain paper with a non-judicial stamp of up to ₹5 to the tehsildar of the area.
Give the village, the right acquired, the names of the seller and buyer, how and when the right was acquired, and attach a copy of the sale deed, will or other document.
A proclamation invites objections for at least 15 days.
The halqa patwari submits a report and the parties’ statements are recorded.
If there is no objection, the mutation is sanctioned, usually within 30 days. If someone objects, the case goes to the SDM (Revenue Assistant).
An aggrieved party can appeal to the Deputy Commissioner (Additional Collector) within 30 days of the order.

Mutation records the new owner in the revenue record. It does not by itself prove title. See our property mutation guide.

Lal Dora and non-encumbrance certificates

Certificate	Key documents	Fee and time
Lal Dora certificate	Application with khasra and owner details, self-declaration, aks shajra, ration card, khatauni copy	No fee; issued within 21 days
Non-encumbrance certificate	Proof of ownership, ration card, owner’s affidavit, affidavit of two advocates, letter from the authority asking for it	No fee; issued within 21 days

Apply at the SDM or Deputy Commissioner office between 10 am and 1 pm on working days, or online on edistrict.delhigovt.nic.in. All documents must be self-attested. Track the application on the e-District portal.

Bhu-Aadhaar (ULPIN) in Delhi

In February 2026 the Delhi government announced a 14-digit, geo-referenced Bhu-Aadhaar for every land parcel. A pilot in Tilangpur Kotla village in West Delhi produced 274 ULPIN records. The Survey of India is supplying drone images to prepare new digital land maps, and 48 villages already covered under the SVAMITVA scheme are part of the work. The rollout is phased, so most parcels do not yet have an ID.

Before you buy land in Delhi

Find out whether the land is in a revenue village, Lal Dora, an urbanised village, a DDA area or an unauthorised colony. Each has different papers.
Check the latest khatauni online, then take a certified copy from the tehsil.
Match the seller’s name, share, khasra and area with the draft sale deed.
Check that the mutation history is complete and that no mutation is pending.
Make sure the land is not gram sabha land or under acquisition.
Get a non-encumbrance certificate and an encumbrance check at the sub-registrar.
Check the circle rate in Delhi and stamp duty in Delhi before you fix the deal value.

Common problems and fixes

Problem	What to do
Village not listed	It may have been urbanised. Ask the SDM office about the notification.
Khasra and khatauni do not match	Ask the tehsil to correct the record before any payment.
Old owner still shown	The mutation may be pending. Apply to the tehsildar with the deed.
Name spelt differently	Search by khasra or khata number instead of name.

Delhi records show area in bigha and biswa. Convert with our bigha to square feet and land area converter. Related guides: what is a khasra number, MCD property tax, property registration process, UP Bhulekh khatauni and Jamabandi Haryana.

Frequently asked questions

What is the official website for Delhi land records?

The Revenue Department’s land records portal is dlrc.delhigovt.nic.in, also called Bhulekh Delhi. Department services are listed on revenue.delhi.gov.in.

How do I check khatauni online in Delhi?

Open dlrc.delhigovt.nic.in, choose Khasra Khatauni Details under DLR Act, select the district, sub-division and village, and search by khata, khasra or owner name.

Can I see my DDA flat on Bhulekh Delhi?

No. The portal covers revenue village land. DDA flats and plots in planned colonies follow DDA and sub-registrar records.

How long does mutation take in Delhi?

District offices state it is usually done within 30 days, after a public notice of at least 15 days for objections.

Is the online khatauni valid in court?

No. It is for information only. Take a certified copy from the tehsildar’s office for legal use.

How do I get a Lal Dora certificate in Delhi?

Apply to the SDM or DC office, or online on e-District Delhi, with the khasra details, aks shajra and khatauni. There is no fee and it is issued within 21 days.

What is Bhu-Aadhaar in Delhi?

It is a 14-digit unique land parcel ID announced in February 2026. It is being rolled out in phases across Delhi.

Land records, fees and procedures in Delhi are set by the Government of NCT of Delhi and can change. Check the current record on the official portal, take certified copies for legal use, and get legal advice before buying land. This guide is general information, not legal advice. Sources: Department of Revenue, GNCTD (revenue.delhi.gov.in); District Magistrate offices (dmnewdelhi.delhi.gov.in, dmsouth.delhi.gov.in, dccentral.delhi.gov.in); Bhulekh Delhi (dlrc.delhigovt.nic.in); PTI report on Bhu-Aadhaar (February 2026).

About the author

Housepartner Editorial Team Housepartner.in

The Housepartner Editorial Team writes and reviews Housepartner's buyer guides on RERA, land records, stamp duty and property documents, using official government sources. The team has worked in Indian real estate since 2013.

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