Property Card Online 2026: How to View and Download Your Property Card in Maharashtra (Mahabhumi) and Gujarat (AnyROR)

Posted by Akhilesh Upadhyay on 08/11/2026

Akhilesh UpadhyayUpdated 8 Nov 2026 · 7 min read

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

A property card is the official land record for plots and buildings in city survey areas of Maharashtra and Gujarat. It plays the same role in towns that the 7/12 extract plays for farm land. In Maharashtra you can view it free on bhulekh.mahabhumi.gov.in and download a digitally signed copy, and in Gujarat you can view it on AnyROR under View Land Record – Urban. This guide covers the steps, 2025–2026 changes and buyer checks.

Property card at a glance

What it is: the record of rights for land in city survey areas, identified by a city survey (CTS) number
Kept by: the City Survey Office under the state land records department
Maharashtra: free view on bhulekh.mahabhumi.gov.in (मालमत्ता पत्रक); digitally signed copy online
Gujarat: free view on anyror.gujarat.gov.in (View Land Record – Urban); e-sealed copy online
Legal use: Maharashtra’s digitally signed land records have full legal validity from December 2025
Change in 2026: both states are moving urban and non-agricultural land from the 7/12 to the property card

Use only government websites; private apps selling copies are not the official source.

In this guide

What is a property card?
What the property card shows
Maharashtra: how to view the property card online
Maharashtra: digitally signed property card
Maharashtra: 2026 changes
Gujarat: how to view the property card online
Gujarat: e-sealed copies, iORA and 2026 changes
Property card or 7/12: which one do you need?
Before you buy property in a city survey area
Frequently asked questions

What is a property card?

When a town is surveyed under the city survey, each plot gets a city survey number, often called the CTS number. The City Survey Office (Nagar Bhumapan Karyalay in Maharashtra) keeps a property card for each number. In Marathi it is called the malmatta patrak (मालमत्ता पत्रक).

Farm land and land outside city survey areas is recorded in the 7/12. Some plots on city edges appear in both records, which causes confusion, so in 2026 both states moved to make the property card the main record for urban and non-agricultural land.

What the property card shows

Entry	What to check
City survey (CTS) number and sheet	Matches the sale deed and building approval
Area	Usually in square metres; matches the deed and the site
Tenure	How the land is held, for example freehold or leased from the government
Holder	The seller, the society or the developer, as the case may be
Rights and charges	Loans, leases or other claims entered on the land
Change entries	Each past transfer, with the document and date behind it

For a flat, the card usually shows the society or developer as holder, so also check the share certificate and title papers.

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Maharashtra: how to view the property card online

Go to bhulekh.mahabhumi.gov.in. The site is in Marathi.
Select the region and then the district from the list.
Choose Property Card (मालमत्ता पत्रक) from the record options (7/12, 8A, property card and K-Prat).
Select the city survey office and the village or town.
Enter the CTS number, or search by name where the option is shown, and enter your mobile number if asked.
View the card and save or print it.

The free view is for information; banks and courts ask for a signed copy.

Maharashtra: digitally signed property card

Open the digitally signed records service on the Mahabhumi portal and log in with your mobile number.
Choose the property card, then the district, office, village and CTS number.
Pay the fee shown and download the signed PDF.

When the state launched digitally signed property cards online in July 2020, the fee was ₹135 in municipal corporation areas, ₹90 in municipal council areas and ₹45 in rural areas. Check the current fee on the portal.

In December 2025 the state gave full legal validity to digitally signed 7/12, 8A and property card records. Each copy carries a QR code and a 16-digit code, and offices are not to ask for a stamped paper copy.

Maharashtra: 2026 changes

Property card in place of 7/12 in merged areas (May 2026): the state decided to stop using the 7/12 in newly merged municipal areas where the city survey is complete, with formal orders to follow.
Vertical property card (proposed, April 2026): a plan to record each flat owner’s share of the land under the building. Not yet notified when reported.
Land titling law (proposed): in July 2026 the Revenue Minister said a law giving owners a digital property card was expected to be finalised in the winter session in December 2026.

Gujarat: how to view the property card online

Go to anyror.gujarat.gov.in.
Click View Land Record – Urban.
Select the district, the city survey office and the ward.
Enter the survey number (and sheet number if asked) and the captcha.
View the card and match it with your documents.

If your record does not load, ask at the city survey office.

Gujarat: e-sealed copies, iORA and 2026 changes

E-sealed copy: the Revenue Department lets you get an e-seal certified copy of the property card online, without visiting the City Survey Office. Pay the fee shown on the portal.
iORA: iora.gujarat.gov.in is the state’s faceless portal for more than 36 revenue services, such as non-agricultural permission, inheritance entries and land measurement.
Village property cards: under the SVAMITVA drone survey, more than 11.52 lakh property cards had been given out in Gujarat villages, as reported in December 2025.
NA land moves to the property card (July 2026): the state began retiring the 7/12 for non-agricultural land. Each NA survey number is linked to a property card with a unique property number, existing loans and rights are carried over, and the 7/12 is then closed.

Property card or 7/12: which one do you need?

Land	Main record
Farm land and village land outside city survey	7/12 and 8A (Maharashtra), VF-7/12 and VF-8A (Gujarat)
Plots and buildings in city survey areas	Property card
Newly urban or NA land	Moving to the property card in both states; check the latest record

See our 7/12 utara Mahabhulekh guide and AnyROR Gujarat 7/12 guide for farm land records.

Before you buy property in a city survey area

Get a recent signed property card and match the CTS number, area and holder with the sale deed.
Read the change entries for recent transfers, loans or court orders.
If the plot also has a 7/12, compare both records and ask for the reason if they differ.
Check the tenure; leased government land may need permission to sell.
Search registered transactions with an encumbrance certificate.
For new flats, check the project on MahaRERA or Gujarat RERA.
After you buy, apply for your name to be entered on the card; see property mutation.

More guides: stamp duty in Maharashtra, stamp duty in Gujarat, ready reckoner rate Mumbai, jantri rate Ahmedabad and khasra number explained.

Frequently asked questions

What is a property card in Maharashtra?

It is the record of rights for land in city survey areas, kept by the City Survey Office. It shows the CTS number, area, tenure, holder and past changes.

How can I download my property card online in Maharashtra?

View it free on bhulekh.mahabhumi.gov.in by choosing Property Card and entering the CTS number. For a signed copy, log in to the digitally signed records service on the Mahabhumi portal, pay the fee and download the PDF.

Is a digitally signed property card legally valid?

Yes. From December 2025, digitally signed 7/12, 8A and property card records in Maharashtra are valid for government, bank and legal work, with a QR code and a 16-digit code.

How do I check a property card in Gujarat?

On anyror.gujarat.gov.in, click View Land Record – Urban, select the district, city survey office and ward, enter the survey number and captcha, and view the card.

What is the difference between a property card and a 7/12?

The 7/12 records farm and village land, while the property card records land in city survey areas. In 2026 both states began moving urban and non-agricultural land to the property card.

Does a flat owner get a property card?

Usually the card shows the society or developer as holder. Maharashtra proposed a vertical property card for flat owners in 2026.

Land records, fees and rules are set by the Governments of Maharashtra and Gujarat and can change. Check the current record on the official Mahabhumi and AnyROR portals and confirm fees before paying. This guide is general information, not legal advice. Sources: Settlement Commissioner and Director of Land Records, Maharashtra (Mahabhumi portal); Revenue Department, Gujarat (AnyROR and iORA); December 2025 reports on the legal validity of Maharashtra’s digitally signed records; 2025–2026 reports on Gujarat revenue reforms, property cards for NA land, and Maharashtra property card plans.

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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