Bhoomi RTC Mutation Status: Check Karnataka Land Records Online

In summary

Bhoomi is Karnataka's official land-record management system, launched in 2000. It allows users to access Records of Rights, Tenancy and Crops (RTC or Pahani) and check mutation details through the official land-record services.

• Official portal: Visit the Karnataka Bhoomi land-records portal to access available Bhoomi services.
• RTC records: Check the recorded landholder, survey number, area and cultivation details.
• Mutation status: Track changes in revenue records using the acknowledgement number or available property details.
• RTC download: View available RTC records and obtain digitally signed copies through the applicable service.
• Mutation verification: Compare mutation entries with the latest RTC and registered property documents.

• Record discrepancies: Contact the relevant Taluk Office if mutation details remain incorrect or unresolved.

  
  

Before purchasing an eligible residential property, verify the relevant land and ownership documents. You can then check your Home Loan eligibility with Bajaj Finance.

The Bhoomi portal is Karnataka's official land-record management system, maintained by the Revenue Department. It provides access to digitised RTC (Pahani), mutation and related revenue records. Launched in 2000, the initiative operates under the Karnataka Land Revenue Act, 1964.

You can access the following records through the official Bhoomi portal:

• RTC (Pahani): Shows recorded landholding, tenancy, cultivation and survey details. It does not independently prove legal ownership.
• Mutation Register: Records changes to revenue entries following transactions such as sales, inheritance or gifts.
• Recorded charges and remarks: Relevant entries may appear in land records, but these do not establish the absence of all encumbrances.

For registered sale deeds and Encumbrance Certificates, use the companion Kaveri property-registration portal maintained by Karnataka's Registration Department.

You can check Bhoomi mutation status online through Karnataka's official land-record services using your property details or mutation acknowledgement number, where supported. This helps you see whether a requested revenue-record change is pending, completed or requires further action.

Follow these six steps:

1. Visit the official Bhoomi portal.
2. Open the Mutation Status service under the available land-record services.
3. Select the district, taluk, hobli and village where the land is located.
4. Enter the survey number, Surnoc and Hissa details where requested. Use the acknowledgement number if the selected tracking service supports it.
5. Submit the details and open the matching mutation application or record.
6. Review the status, mutation reference and available remarks. Save the reference number for future enquiries.

The Mutation Status and Mutation Register services serve different purposes. Mutation Status helps track a case, while the Mutation Register contains recorded mutation entries. Do not rely only on a Mutation Register extract to establish whether a pending application has been completed.

If the mutation remains pending, is rejected or contains incorrect details, contact the relevant revenue authority with the acknowledgement or mutation reference.

Mutation updates land revenue records after a sale, inheritance, gift, partition or court order. It is also called Dakhil Kharij, while Khata transfer refers to the related municipal property-record process in urban areas.

Until mutation is completed, the RTC may continue to show the previous recorded landholder. This can create discrepancies during property verification.

Last updated: 27th October 2026

Bajaj Finance may review the relevant mutation and ownership documents during Home Loan verification. You can check mutation status in Karnataka online through the official Bhoomi portal.

Mutation changes revenue-record entries. It does not independently create or establish legal ownership.

A Karnataka mutation record shows key details about changes entered in land revenue records. When reviewing it, look for:

• Survey number: Identifies the specific land parcel in the revenue records.
• Landholder details: Shows the recorded landholder's name and, where applicable, the father's or husband's name.
• Mode of transfer: Indicates how the ownership changed, such as through a sale, inheritance, gift, or partition.
• Linked records: May include references to the RTC/Pahani, tax records, and Encumbrance Certificate.
• Revenue office and date: Shows the concerned Taluk/Hobli revenue office and when the mutation entry was recorded.
• Mutation Reference Number (MR Number): A unique reference used to identify and track the mutation record.
• Mutation status: Shows whether the mutation is pending, approved, or rejected.

When comparing the mutation entry with the RTC, check the survey number, Surnoc, Hissa, recorded area and affected parties. A sanctioned mutation should also be checked against the latest available RTC and registered transaction documents.

The RTC, or Record of Rights, Tenancy and Crops, is Karnataka's land revenue record for relevant agricultural and revenue land. It records information about the land parcel, recorded rights, cultivation and related details. An RTC supports property verification but does not independently establish legal ownership.

For registered mortgages and other transactions, examine the relevant Kaveri Encumbrance Certificate and supporting documents. A blank RTC remarks field does not establish that the land is free from encumbrances.

You can view Karnataka RTC online through the official Bhoomi portal using your district, taluk, hobli, village and survey details. The Record of Rights, Tenancy and Crops (RTC), also called Pahani, shows recorded landholding and cultivation information.

1. Visit the official Bhoomi portal.
2. Click 'View RTC & MR' (View RTC and Mutation Register) from the main menu.
3. Select your District from the dropdown.
4. Select your Taluk.
5. Select your Hobli (the revenue sub-division within the Taluk).
6. Select your Village.
7. Enter your Survey Number in the provided field.
8. Enter the Surnoc, Hissa or record period if the selected service requests these details, then retrieve the matching record.
9. Review the displayed RTC, including its recorded landholder details, land classification, area and relevant remarks.
10. Use the available print or save facility to retain the record. If an authenticated copy is required, obtain a digitally signed i-RTC through the applicable Bhoomi service.

For urban properties that are not in the agricultural revenue record, the relevant municipal Khata or property record and the Kaveri Encumbrance Certificate may be more relevant.

An ordinary saved RTC and a digitally signed i-RTC are not automatically interchangeable. Confirm the document format required for your property transaction or Home Loan application.

The main difference between RTC and mutation extract records in Karnataka's Bhoomi system is their purpose: an RTC shows recorded landholding details, while a mutation extract records changes to those entries.

An RTC and mutation extract should be compared with registered documents because neither independently proves legal ownership.

Mutation applications in Karnataka follow the applicable revenue procedure. The process differs for registered transactions, inheritance and other changes. Certain registered property transactions can trigger mutation through the integrated Kaveri and Bhoomi systems.

For a property transferred through a registered sale deed:

1. Complete the applicable property registration process through Karnataka's Registration Department.
2. Check whether the registered transaction has generated a mutation request through the integrated system.
3. Use the relevant Bhoomi mutation service or designated Taluk revenue office if an application or additional documents are required.
4. Retain the acknowledgement or mutation reference number and monitor the applicable notice or objection process.
5. After the mutation is sanctioned or otherwise disposed of, review the latest RTC to see whether the relevant entry has been updated.

Karnataka expanded its automated mutation system in February 2026. Under the reported process, eligible registered transactions have a 7-day notice period, while certain non-registered cases have a 15-day notice period. Uncontested eligible cases may be processed automatically after the applicable period.

These are notice periods, not universal completion guarantees. Objections, missing documents or other issues can extend processing. Do not assume that every RTC will update within 7–15 working days.

For inheritance, partition or other non-registered changes, contact the relevant Bhoomi application service or revenue authority to confirm the required application route. Nadakacheri should not be presented as the universal mutation service.

For land or property mutation in Karnataka, the documents required depend on whether the transfer is through sale, inheritance, gift, partition, or a court order.

Common documents

• Mutation application form, where a separate application is required
• Registered deed or court order supporting the transfer
• Latest RTC/Pahani
• Mutation Register extract, if available
• Encumbrance Certificate (EC), where required
• Aadhaar or other identity proof and Permanent Account Number (PAN), where applicable
• Latest land-revenue or property-tax receipt
• Supporting title documents

For rural land, mutation is processed through the applicable Bhoomi and Revenue Department services, including designated revenue offices and kiosks. Registered transactions may also initiate mutation through integration with Kaveri.

Based on the transfer

• Sale: Registered sale deed, latest RTC/Pahani, revenue receipt, EC if required, and buyer's identity documents.
• Inheritance: Death certificate, legal-heir or succession documents, probate or will where applicable, and heirs' identity documents.
• Gift: Registered gift deed, existing title, RTC or Khata records, and donor and donee identity documents.
• Partition or release: Registered partition or release deed and existing land records.
• Court order: Certified court decree or judgment and relevant title or land records.

Bengaluru properties

For properties within the relevant Bengaluru municipal limits, the process may involve municipal Khata transfer rather than Bhoomi mutation, depending on the property and its revenue-record status. Documents may include the Khata certificate or extract, title documents, latest tax receipt and, where applicable, a death certificate, possession certificate, property sketch, conversion order or occupancy certificate.

Tip: Carry originals for verification and copies for submission. Ensure the name, survey or Hissa number, extent, boundaries and village details match across the deed, RTC and tax records. Additional documents may be requested depending on the case.

For a typical rural sale, start with the registered sale deed, latest RTC/Pahani, mutation extract (if available), latest revenue receipt, EC (if required), and buyer's Aadhaar or PAN, where applicable.

Do not submit duplicate mutation applications merely because the revenue record has not yet updated. First check whether a request has already been generated or is under processing.

Checking Bhoomi RTC mutation status involves more than matching the recorded landholder's name. You should also review the survey number, land classification, recorded rights and relevant remarks to identify details that need clarification before purchasing or financing the property.

A blank field or absence of an adverse remark does not conclusively prove that the property has no legal restrictions.

An RTC mutation status check can reveal incorrect names, pending revenue-record changes or missing parcel details. These issues may arise from record updates, application processing or survey differences. The following table explains common problems and the appropriate next steps.

First, check that the mutation order relates to the same survey number, Surnoc and Hissa as the RTC. Compare the recorded parties and land area with the registered deed.

If the mutation is sanctioned but the current RTC still shows outdated details, contact the responsible Taluk revenue authority with the mutation reference and supporting records. Do not assume that approval means every linked record has already been updated.

For an eligible residential property in Karnataka, Bajaj Finance may review RTC, mutation and registered ownership documents as part of its Home Loan property assessment. The documents required depend on the property's location, land classification and transaction.

The following records may be relevant:

• Current RTC/Pahani: To compare recorded landholder, parcel and area details.
• Mutation records: To check applicable revenue-record changes.
• Kaveri Encumbrance Certificate: To examine relevant registered transactions and recorded encumbrances.
• Conversion order: Where agricultural land has been converted for a permitted residential use.
• Registered ownership documents: To assess the underlying property transaction and title.

Agricultural land is not automatically eligible security for a standard residential Home Loan. The lender assesses the property's permitted use, legal status and other requirements.

Consider Ravi, a 35-year-old salaried professional in Mysuru earning Rs. 90,000 a month. He is considering an eligible residential property and plans to apply for a Home Loan.

The seller's registered documents show survey number 68/2, but the available RTC lists 68/1. Ravi should not treat the difference as a typing error. He needs to compare the subdivision records, mutation details and property documents before completing the purchase.

If a correction or clarification is required, the relevant revenue authority or property lawyer can help establish the correct parcel details. This supports the lender's legal review without guaranteeing approval.

Once you have reviewed the relevant land and property records, you can explore Bajaj Finance Home Loan financing for an eligible residential property.

The applicable rate, sanctioned amount and tenure depend on eligibility, the applicant's financial profile and property verification.

Review the Home Loan interest rates and check your Home Loan eligibility with Bajaj Finance before applying.

*Terms and conditions apply.