Jharbhoomi: Check Khata, Register-II, Bhu-Naksha and Mutation in Jharkhand

Land Records & Stamp Duty

Akhilesh UpadhyayUpdated 7 Nov 2026 · 6 min read

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

Jharbhoomi is the Jharkhand government’s free online land record portal at jharbhoomi.jharkhand.gov.in. On it you can view your khata (Apna Khata) and the Register-II (panji-2), see the plot on Jharkhand Bhu-Naksha, apply for online mutation (dakhil-kharij) and pay land revenue (lagan) online. Buyers in Jharkhand also need to know the CNT and SPT Acts, which restrict the transfer of tribal land. This guide explains how to use each service, how to read the records, the stamp duty in Jharkhand, and what to check before you buy land.

Use only the government website. Sites with similar names, such as jharbhoomi.com, are not official.

How to view your khata on Jharbhoomi

1. Go to jharbhoomi.jharkhand.gov.in and click अपना खाता देखें (view your khata).
2. Select your district on the map, then the circle (अंचल), halka and mauza.
3. Search by khata number, khesra number or the holder’s name, or list all khatas in the mauza.
4. Enter the captcha and click खाता खोजें to see the record.

How to view Register-II (panji-2)

1. Click रजिस्टर-II देखें (view Register-II).
2. Select the district, circle, halka and mauza.
3. Search by volume and page number, raiyat name, plot number or khata number.
4. Print the record, or open the plot-wise history to see past changes for a khesra.

Register-II is the current record of who holds the land and pays the rent; it changes after each approved mutation.

Jharkhand Bhu-Naksha

Click भू-नक्शा on Jharbhoomi (or open jharbhunaksha.jharkhand.gov.in), select the district, circle, halka and mauza, and enter the plot number. Use Plot Info for the details and Map Report to download the map. The map is the survey record, not a ground measurement; apply for demarcation (jameen mapi) at the circle office to fix the boundary.

How to apply for online mutation (dakhil-kharij)

1. Click ऑनलाइन आवेदन (online application), register and log in.
2. Select the district and circle, and choose to apply for a new mutation.
3. For a sale, enter the registration details of the deed (sub-registrar office, deed number, date and value) and validate them.
4. Fill in the buyer, seller and plot details (area in decimals) and upload the documents.
5. Submit and note the registration number to track the application.

After the circle officer approves the mutation, Register-II shows the new holder and the land revenue is billed in their name.

Pay land revenue (lagan) online

Click Online Lagan to open the land revenue portal. Select the district, circle, halka and mauza, find your Register-II entry, check the dues, pay online and download the receipt. If money is deducted but no receipt appears, check the payment status with the transaction ID before paying again.

CNT and SPT Acts: tribal land rules

• Under the Chhotanagpur Tenancy (CNT) Act, 1908, land of a Scheduled Tribe holder can generally be transferred only to another Scheduled Tribe member living in the same police station area, with the Deputy Commissioner’s permission. Land of Scheduled Caste and backward class holders can be transferred within the same district, also with permission.
• The Santhal Pargana Tenancy (SPT) Act, 1949 applies in Dumka, Jamtara, Pakur, Godda, Sahebganj and Deoghar and places strict limits on the transfer of raiyati land.
• A sale that breaks these rules can be cancelled and the land restored to the original holder, even years later.

Before you buy, check the nature of the land and the holder’s recorded category in the khatiyan, and ask for the Deputy Commissioner’s permission order where it applies. Take advice from a local lawyer for any land covered by these Acts.

Stamp duty and registration in Jharkhand

Stamp duty on a property sale in Jharkhand is 4% and the registration fee is 3%, charged on the deal value or the circle rate value, whichever is higher. The rate is the same for men and women; the earlier ₹1 registration for women was withdrawn in 2020. In October 2026 the state cabinet was reported to have approved an additional surcharge on registration, so confirm the current charges with the sub-registrar before you pay. See our stamp duty in India guide.

Land units in Jharkhand

Records usually state area in decimals and acres: 1 decimal is 435.6 sq ft and 100 decimals make 1 acre. Local units such as the katha and bigha vary from place to place, so confirm the local measure with the circle office. Convert with our decimal to square feet and katha to square feet tools.

Before you buy land in Jharkhand

• Check the khata and Register-II, and match the holder, khesra and area with the sale deed.
• Check whether the land is covered by the CNT or SPT Act, and get the required permission.
• Check the nature of the land; government land (gair-mazarua) and forest land cannot be bought privately.
• Look up the plot on Bhu-Naksha and have it measured on the ground.
• Check the latest lagan receipt and any pending mutation.
• Get an encumbrance certificate for past sales and loans.
• For flats and new projects, check the project on the Jharkhand RERA website.

More guides: property mutation, Bihar Bhumi, Bhulekh Odisha and checking property documents.

Frequently asked questions

Land records, tenancy rules, stamp duty and fees are set by the Government of Jharkhand and can change. Check the current record on jharbhoomi.jharkhand.gov.in, confirm charges with the sub-registrar and take legal advice for land covered by the CNT or SPT Acts. This guide is general information, not legal advice. Sources: Revenue, Registration and Land Reforms Department, Jharkhand (Jharbhoomi portal); Chhotanagpur Tenancy Act, 1908; Santhal Pargana Tenancy Act, 1949; 2025–2026 reports on Jharkhand land records and registration charges.

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.

More guides by Akhilesh Upadhyay → · LinkedIn

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