- Official portal: biharbhumi.bihar.gov.in
- Local Jamabandi equivalent: Jamabandi Register II
- Search by: Raiyat (landowner) name or Khesra number
- Records accessible: Jamabandi Register II, mutation history, revenue details
- Free access: Yes, no registration required
- Used for: Property verification, dispute resolution, home loan documentation
How to Check Jamabandi Number in Bihar
To check your Jamabandi number in Bihar online, visit the Bihar Bhumi portal and select your district, circle, and mauza. Explore this guide to understand how to search, view, and download land records using owner name or khesra number.
Check your pre-approved home loan offer in just a few clicks
In summary
What is Jamabandi in Bihar?
Jamabandi refers to the official Record of Rights — the document that establishes who legally owns a piece of land, what it is classified as, and what its area is. In Bihar, this record is known as Jamabandi Register II.
In Bihar, the Record of Rights is officially called Jamabandi Register II. It is maintained by the Revenue and Land Reforms Department and accessible via the Bihar Bhumi portal. Jamabandi Register II records the Raiyat's name, Khata and Khesra numbers, land classification, area, and revenue details for every registered plot.
Jamabandi records are essential at every stage of a property transaction. They confirm whether the seller is the legal owner, whether any disputes or encumbrances exist, and whether the land classification suits the buyer's intended use. For home loan applications, lenders use Jamabandi records to verify ownership and title clarity before sanctioning any amount.
Consider a buyer in Patna looking to purchase residential land in Patna Sadar. Before paying any advance, they visit Bihar Bhumi, select Patna district, choose the circle and mauza, and search by Raiyat name. The Jamabandi Register II confirms the seller's name, Khata number, Khesra number, and land area in decimals. A quick mutation history check shows no pending Dakhil Kharij — giving the buyer confidence to proceed. The entire verification takes less than ten minutes without visiting any office.
Whether you are verifying inherited land, checking jointly owned family property, or confirming a seller's ownership before signing a sale agreement, the Bihar Bhumi portal gives you access to these records instantly.
Understanding Bihar Bhumi portal in Bihar
Bihar Bhumi is the official online land records portal of Bihar, managed by the Revenue and Land Reforms Department, Government of Bihar. It was developed to digitise land records and provide citizens with transparent, free access to property information — eliminating the need to visit revenue offices for routine verifications.
Departments managing land records in Bihar:
- Revenue and Land Reforms Department, Government of Bihar
- District Collector offices across Bihar
- Circle / Tehsil / Mandal revenue offices
Types of land records available on Bihar Bhumi:
| Service available | Purpose |
|---|---|
| Jamabandi Register II | Ownership verification |
| Mutation (Dakhil Kharij) records | Ownership transfer updates |
| Bhu Naksha | Plot and boundary map verification |
| Bhu Lagan | Online land revenue payment |
| Khata / Khesra search | Land account and plot details |
How Bihar Bhumi helps different users:
- Property buyers: Verify ownership and encumbrance status before paying advance money
- Farmers: Check land classification, area, and revenue details for their holdings
- NRIs owning land in Bihar: Access records remotely without visiting India
- Real estate investors: Conduct due diligence across multiple plots quickly
- Home loan applicants: Compile verified ownership documents for lender submission
Why checking Jamabandi online is important
Checking Jamabandi online in Bihar provides immediate access to ownership and land details that protect buyers, sellers, and financial institutions from fraud, disputes, and legal complications.
Ownership verification is the most critical use. Before any money changes hands, a buyer must confirm that the seller is the actual registered owner in the Bihar Bhumi records — not just someone claiming ownership.
Preventing land fraud is equally important. Bihar has seen cases of sellers presenting forged documents or selling land that is under dispute, encumbrance, or government acquisition. A Jamabandi check on Bihar Bhumi takes minutes and can prevent years of legal trouble.
Before property purchase:
- Verify inherited land: Confirm that mutation has been completed after the previous owner's death, so the current seller holds clear title
- Confirm seller ownership: Cross-check seller's name against the Raiyat (landowner) listed in Jamabandi Register II records
- Check jointly owned family property: Identify all co-owners, as all parties must consent to a valid sale
During home loan processing: Lenders verify Jamabandi records before sanctioning any home loan. A clear record — with no pending mutations, encumbrances, or disputes — speeds up the loan approval process significantly.
Bihar has significant agricultural land conversion activity, particularly in Patna, Gaya, and Muzaffarpur districts. Buyers must verify land classification on Bihar Bhumi to confirm the plot is approved for residential use before purchase.
Documents and details required before checking Jamabandi records
Bihar Bhumi organises records by district, sub-division, circle, and mauza. Bihar's land records use two key identifiers — the Khata number (land account) and the Khesra number (plot number). Having both ready significantly narrows your search and avoids retrieving the wrong Raiyat's records.
Details required for search:
- Raiyat's full name: As registered in the Jamabandi Register II — use the official spelling from previous land documents
- District name: Bihar has 38 districts — confirm the correct one before searching
- Sub-division and circle name: Bihar adds a sub-division level between district and circle — required on Bihar Bhumi
- Mauza name: The revenue village — select from the portal's drop-down
- Khata number: The land account number grouping all of a Raiyat's plots in a mauza
- Khesra number: The individual plot number — the most precise identifier on Bihar Bhumi
- Internet-connected device: Bihar Bhumi works on both mobile and desktop browsers
Common mistakes to avoid:
- Skipping the sub-division selection — Bihar Bhumi requires district → sub-division → circle → mauza in sequence
- Confusing Khata number with Khesra number — they identify different things in Bihar's records
- Selecting the wrong mauza when multiple villages share the same name across different circles
- Entering the Raiyat name in Hindi script when the portal expects English transliteration or vice versa
Steps to check Jamabandi in Bihar on Bihar Bhumi portal
Visit the official Bihar Bhumi portal
Open your browser on a mobile or desktop device and go to biharbhumi.bihar.gov.in. This is the only official portal for Bihar land records — avoid third-party sites that may display outdated or incorrect data. First-time users will see the home page with navigation options for different types of land record searches. No login or registration is required for basic Jamabandi access. If the page loads slowly, try during off-peak hours such as early morning.
Select district, circle and village
On the home page, select your district from the drop-down list. Then choose the relevant circle (also called tehsil or mandal depending on Bihar's administrative structure) and select the village from the list provided. The portal filters each level sequentially — district must be selected before circle, and circle before village. If unsure of the circle name, check your sale deed or previous land document where it is usually mentioned.
Choose Jamabandi or Jamabandi Register II search option
After selecting the location, the portal displays available search types. Choose the Jamabandi or Jamabandi Register II search option from the list. Depending on Bihar's portal design, this may appear as 'View Jamabandi Register II', 'RoR Search', or 'Land Records'. Select the option that corresponds to the primary ownership document for Bihar.
Enter Raiyat Name or Khesra Number
Enter the Raiyat (landowner)'s name exactly as it appears on official documents — sale deed, Patta, or previous land record extract. If the name search returns too many entries, switch to Khesra number search for a single precise result. For Khesra number search, enter the number exactly as shown on the sale deed. Avoid abbreviations, initials, or phonetic guesses — the portal matches text exactly.
View ownership and land details
After clicking Search, select the relevant entry from the results list. The full Jamabandi Register II record displays:
- Raiyat (landowner) name
- Khesra number and Khata number
- Land area in decimals and kathas
- Land classification (agricultural, residential, etc.)
- Revenue assessment details
- Mutation history
Cross-check the Raiyat (landowner) name, land area, and classification against your sale deed to confirm you are viewing the correct record before downloading.
Download or print Jamabandi records
Use the download or print option on the results page to save a PDF copy. On mobile, use your browser's share or download function. The downloaded copy is suitable for reference and preliminary verification. For legal proceedings, loan applications, or registration, request a certified copy from the Circle Office or Revenue and Land Reforms Department district office.
How to Search Bihar Land Records Using Khesra Number
Khesra number search on Bihar Bhumi is the most accurate method for identifying specific plots in Bihar's land records. Unlike Raiyat name search, which can return multiple entries for common names like "Singh" or "Kumar" in large mauzas, the Khesra number is unique within each mauza and returns exactly one record.
Why Khesra number search is more accurate: Bihar has densely populated mauzas where the same family name can appear dozens of times. A Raiyat name search for "Ram Prasad Singh" in a Patna district mauza may return multiple entries from different Khatas. The Khesra number bypasses this entirely.
When to use Khesra number search:
- The Raiyat has a very common name in the mauza
- Verifying a specific plot within a large joint family Khata
- Checking flood-prone agricultural plots near the Ganga or Kosi belt where boundary changes occur
- Due diligence before purchasing one parcel from a multi-Khesra holding
Steps for Khesra number search on Bihar Bhumi:
- Select district, sub-division, circle, and mauza
- Choose 'Khesra Number' as the search type
- Enter the Khesra number from the sale deed or Jamabandi Register II
- Click Search to retrieve the exact record
- Verify Raiyat name, Khata number, and land area
| Search method | Best used for | Accuracy level |
|---|---|---|
| Raiyat name search | Initial ownership lookup | Medium |
| Khesra number search | Exact plot verification | High |
Understanding important terms used in Bihar land records
| Term | Meaning | Why it matters |
|---|---|---|
| Jamabandi | Record of Rights (Register II) | Primary ownership document recording land area, classification, and Raiyat details |
| Raiyat | Registered landowner | The name under which land is officially recorded in Bihar |
| Khata number | Land account number | Groups all plots owned by one Raiyat in a village |
| Khesra number | Individual plot number | Identifies a specific land parcel within a Khata |
| Mutation (Dakhil Kharij) | Ownership transfer update | Required after purchase, inheritance, or gift |
| Mauza | Revenue village unit | Smallest geographic revenue unit in Bihar |
| Circle | Revenue administrative unit | Sub-district geographic filter on Bihar Bhumi |
| Encumbrance | Existing legal claim on property | Must be verified before sale or loan |
| Registry | Property registration document | Issued by Sub-Registrar after property sale |
| Bhu Naksha | Cadastral map | Plot-level land map available on Bihar Bhumi |
Common problems faced while checking Jamabandi records online
Website loading issues: High traffic during peak hours slows the Bihar Bhumi portal. Try early morning or late evening. Clear your browser cache if pages fail to load, and switch to Wi-Fi if on mobile data.
Incorrect Khesra number entry: A single digit error in the khesra number returns no results or the wrong record. Double-check the number from your sale deed before entering it.
Name mismatch: The portal stores names exactly as registered. Try alternate spellings or switch to Khesra number search if name-based search fails.
Missing historical records: Older records for some villages in Bihar may not yet be digitised. Visit the Circle Office or Revenue and Land Reforms Department district office for records not available online.
Server downtime: Portal maintenance causes temporary unavailability. Try again after a few hours. Check the Revenue and Land Reforms Department, Government of Bihar website for maintenance updates.
Delayed mutation updates: Recent mutation orders can take weeks to appear online. The physical mutation order from the revenue office is the reference document in the interim.
Cyber fraud awareness:
- Use only biharbhumi.bihar.gov.in — never enter personal details on unofficial land record websites
- The Bihar Bhumi portal does not charge for basic Jamabandi viewing
- If asked to pay for a basic search, you are likely on a fraudulent site
- Report suspected fake portals to the Revenue and Land Reforms Department, Government of Bihar
When to visit the revenue office in person:
- Records not found despite correct details
- Certified copies needed for legal or loan purposes
- Disputes or errors in displayed records
- Mutation application status follow-up
How to verify whether Jamabandi records are genuine
Step 1 — Cross-check Khesra number details: Verify the khesra number on the Jamabandi Register II against the sale deed and physical boundary markers on site.
Step 2 — Verify ownership and mutation status: Confirm the Raiyat (landowner) name matches the seller's Aadhaar and PAN. Check that all previous mutations are complete with no pending transfers.
Step 3 — Match seller identity proof: Cross-reference the registered Raiyat (landowner) name with the seller's government-issued ID and any previous registered sale deed.
Step 4 — Check for pending disputes: Search district court records or consult the local revenue office for any pending litigation on the khesra number.
Step 5 — Verify encumbrance certificate: Obtain an Encumbrance Certificate from the Sub-Registrar's office to confirm no mortgage, lien, or legal charge exists.
Step 6 — Conduct physical verification: Visit the land in person. Confirm boundaries, access, and area match the Jamabandi Register II records. Speak with neighbouring landowners about any boundary disputes.
Red flags checklist for buyers in Bihar:
- Raiyat name on Jamabandi does not match seller's identity documents
- Khesra number shows a pending Dakhil Kharij from a previous unresolved transaction
- Land classified as agricultural without conversion order for residential purchase
- Property located in a flood-prone mauza near the Ganga or Kosi river belt
- Encumbrance certificate shows an existing mortgage or court lien
- Seller cannot produce the original registry documents
District-wise availability of online land records in Bihar
| District | Online record availability | Popular property type |
|---|---|---|
| Patna | Available | Residential and commercial |
| Gaya | Available | Residential and agricultural |
| Muzaffarpur | Available | Residential and agricultural |
| Bhagalpur | Available | Agricultural and residential |
| Darbhanga | Available | Agricultural |
| Nalanda | Available | Agricultural and residential |
| Vaishali | Available | Agricultural |
| Saran | Available | Agricultural and residential |
How land records help during home loan approval
Lenders verify land records at multiple stages of the home loan process. A clean, dispute-free Jamabandi Register II record from Bihar Bhumi is often the first document a lender's legal team reviews.
Why lenders verify land records: Financial institutions cannot lend against a property with unclear title. The Jamabandi Register II from Bihar Bhumi confirms the borrower is the legal owner, boundaries are defined, and no prior encumbrance exists.
Role of mutation and title verification: Lenders check that the most recent mutation is complete — confirming the current owner's name is updated in official records. An incomplete mutation can delay or block loan approval.
How digital records speed up approvals: With Bihar Bhumi, borrowers can provide verified land record extracts digitally, reducing the time for the lender's legal team to complete property due diligence.
Bajaj Finance Home Loan — for buyers with verified property:
Bajaj Finance Home Loan features:
- Interest rates starting from 7.25% p.a.*
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- Online application with minimal documentation
Interest rates by borrower type:
| Borrower Type | Interest Rate Range |
|---|---|
| Salaried | 7.25%* to 20%* p.a. |
| Self-employed | 7.85%* to 17.00%* p.a. |
| Doctor / Professional | 7.30%* to 20%* p.a. |
| Balance Transfer — Salaried | 7.30%* to 20%* p.a. |
| Balance Transfer — Self-employed | 7.95%* to 20%* p.a. |
| Balance Transfer — Doctor | 7.35%* to 20%* p.a. |
Balance transfer and top-up options: Existing home loan borrowers can transfer their loan to Bajaj Finance at competitive rates and apply for a top-up loan for renovation or additional purchase.
Eligibility: Salaried individuals, self-employed professionals, doctors, and business owners with clear property title and verified income documents are eligible.
Difference between Jamabandi, Raiyat Khata and Mutation Records in Bihar
| Record type | Purpose | Issuing authority | Importance |
|---|---|---|---|
| Jamabandi Register II | Record of Rights | Revenue and Land Reforms Dept via Bihar Bhumi | Primary proof of ownership; records Raiyat name, Khata, Khesra, and land classification |
| Raiyat Khata | Land account record | Revenue Department | Groups all Khesra (plots) owned by a Raiyat under one account number |
| Mutation (Dakhil Kharij) | Ownership transfer record | Circle Office | Updates Jamabandi after sale, inheritance, or court order |
Ownership proof: Jamabandi Register II establishes who legally owns the land and is the primary document in all property transactions.
Revenue updates: Raiyat Khata records revenue assessment and administrative details that support the primary ownership record.
Legal transfer: Mutation (Dakhil Kharij) is required every time ownership changes. Without completed mutation, the new owner's name does not appear in official records — creating legal ambiguity for future transactions and loan applications.
Safety tips before buying land in Bihar
- Verify Jamabandi Register II on Bihar Bhumi: Confirm the seller's name matches before any price discussion or advance payment
- Check for pending disputes: Verify with the district court and local revenue office that no litigation is pending on the khesra number
- Confirm land use classification: Check whether the land is agricultural, residential, or commercial — and obtain conversion orders if needed
- Match physical boundaries: Visit the land in person and confirm actual boundaries match the khesra number and area on record
- Verify road connectivity: Confirm the plot has legal road access and is not landlocked or cut off by seasonal flooding
- Consult a legal expert: Engage a local property lawyer to review the title chain, encumbrance certificate, and sale deed before signing
- Check government acquisition notifications: Verify with the district collectorate that no acquisition or development authority reservation covers the plot
Bihar has significant agricultural land conversion activity, particularly in Patna, Gaya, and Muzaffarpur districts. Buyers must verify land classification on Bihar Bhumi to confirm the plot is approved for residential use before purchase.
Checklist before paying advance money:
- Jamabandi Register II verified on Bihar Bhumi — Raiyat (landowner) name matches seller's identity
- No pending mutation from any previous transaction
- Encumbrance certificate obtained and clear
- Land classification confirmed and suitable for intended use
- Physical boundary verification completed in person
- Legal expert has reviewed the full title chain
- No government acquisition notification on the plot
- All co-owners (if joint holding) have provided written consent
Offline methods to check Jamabandi records in Bihar
When online records are unavailable or certified copies are required, the following offline process applies:
Revenue office verification: Visit the Circle Office or Revenue and Land Reforms Department district office with the khesra number, khata number, and Raiyat (landowner) name. Revenue officials can retrieve Jamabandi Register II records from physical registers and issue certified copies.
Certified copies for formal use: A certified Jamabandi Register II copy from the revenue office is legally valid for property registration, loan applications, and court proceedings. Request a certified copy when the portal record is to be used in formal legal or financial contexts.
Manual verification process:
- Visit the Circle Office or Revenue and Land Reforms Department district office during working hours
- Submit a written application with complete property details
- Pay the nominal certified copy fee
- Collect the certified Jamabandi Register II extract within the prescribed time frame
Latest digital initiatives in Bihar land record system 2026
Bihar Bhumi has digitised Jamabandi records for all 38 districts under the DILRMP initiative. In 2026, the state is integrating real-time mutation tracking and Bhu Naksha GIS mapping across all circles. Online Dakhil Kharij application with status tracking is operational, and the state is working toward mobile-based land record access.
Future trends in Bihar land record modernisation:
- Aadhaar-based landowner authentication for secure, verified record access
- Real-time SMS and email alerts for any mutation or encumbrance update on a registered plot
- AI-based anomaly detection for identifying suspicious mutation patterns
- Integration with RERA for seamless property transaction verification
- Full mobile app access for Jamabandi search, mutation tracking, and revenue payment
Key takeaways for checking Jamabandi in Bihar
Checking Jamabandi in Bihar through Bihar Bhumi gives buyers and landowners instant access to Jamabandi Register II records — the authoritative ownership document for all 38 districts.
- Khesra number is Bihar's most precise search tool: In large mauzas where common surnames like Singh and Kumar appear frequently, Khesra number search on Bihar Bhumi returns a single unambiguous record
- Sub-division is a required step: Bihar Bhumi requires district → sub-division → circle → mauza selection in sequence — skipping sub-division will prevent the search from working
- Agricultural land conversion must be verified: Bihar has significant land conversion activity near Patna, Gaya, and Muzaffarpur — confirm that the plot is approved for residential use before purchase
- Flood zone awareness is essential: Plots near the Ganga, Kosi, and Gandak river belts are flood-prone — verify zone status before committing to any purchase in north Bihar
- Dakhil Kharij must be complete: Ensure mutation (Dakhil Kharij) is fully completed on Bihar Bhumi after any ownership change — an incomplete mutation creates legal ambiguity for future transactions
- Verified Jamabandi accelerates home loan approval: Bihar lenders cross-verify Bihar Bhumi records with municipal records for urban properties — a clean, up-to-date Jamabandi Register II is the foundation of a smooth loan process
Checking Jamabandi in Bihar is fast, free, and essential for any property buyer, landowner, or loan applicant. The Bihar Bhumi portal at biharbhumi.bihar.gov.in gives you instant access to Jamabandi Register II records — confirming ownership, land classification, and mutation history without a single office visit.
Bihar has significant agricultural land conversion activity, particularly in Patna, Gaya, and Muzaffarpur districts. Buyers must verify land classification on Bihar Bhumi to confirm the plot is approved for residential use before purchase.
Verify records before paying advance money, consult a legal expert for high-value transactions, and ensure mutation is completed promptly after any ownership change. For financing verified property in Bihar, Bajaj Finance Home Loans provide competitive rates and quick approvals once your title documentation is in order.
Frequently asked questions
How to check Jamabandi online in Bihar?
Visit biharbhumi.bihar.gov.in and navigate to the Jamabandi Register II or land records section. Select your district, circle, and village, then search by Raiyat (landowner) name or Khesra number. The portal displays the Jamabandi Register II details including ownership, area, and classification. No registration or payment is required.
What is the purpose of Bihar Bhumi?
Bihar Bhumi is the official land records portal of Bihar, managed by the Revenue and Land Reforms Department, Government of Bihar. It provides free, transparent access to Jamabandi Register II records, mutation history, and other land administration services — eliminating the need to visit revenue offices for routine verification.
Can I download Bihar land records online for free?
Yes. Jamabandi Register II records can be viewed and downloaded from Bihar Bhumi at biharbhumi.bihar.gov.in at no cost. Downloaded copies are for reference and due diligence. For legal proceedings, registration, or loan applications, a certified copy from the Circle Office or Revenue and Land Reforms Department district office may be required.
How to search Bihar land records using Khesra number?
On Bihar Bhumi, select your district, circle, and village, then choose 'Khesra number search'. Enter the khesra number exactly as on your sale deed. This method returns one precise result — far more reliable than name search when multiple owners share similar names in the same village.
Is Bihar Bhumi legally valid for property verification?
Records on Bihar Bhumi are official government records widely used for property verification and due diligence. For formal legal proceedings, loan sanction, and registration, lenders and courts require certified copies issued by the Circle Office or Revenue and Land Reforms Department district office or relevant revenue authority.
What details are required to search Jamabandi records online?
You need the Raiyat (landowner)'s full name as registered, district, circle or tehsil, and village name. Having the khesra number or khata number significantly improves accuracy — especially for common names in large villages.
How do land records help during home loan approval?
Lenders use Jamabandi Register II records from Bihar Bhumi to verify the borrower is the legal owner, the title is clear, and no encumbrances or disputes exist. A verified, dispute-free record speeds up legal due diligence and can reduce loan processing time considerably.
Can NRIs access Bihar land records online?
Yes. Bihar Bhumi at biharbhumi.bihar.gov.in is accessible from anywhere in the world. NRIs can search, view, and download Jamabandi Register II records remotely. For certified copies or mutation applications, NRIs typically need to authorise a local representative through a Power of Attorney.
What should I do if my name is missing in Jamabandi records?
If your name does not appear after a purchase or inheritance, mutation is likely incomplete. Visit the Circle Office or Revenue and Land Reforms Department district office, submit a mutation application with supporting documents — sale deed or death certificate — and track the application status on Bihar Bhumi.
How can Bajaj Finance Home Loans help in purchasing verified property?
Once your Jamabandi Register II is verified on Bihar Bhumi and title is clear, Bajaj Finance Home Loans offer financing starting from 7.25% p.a.*, with amounts up to Rs. 15 Crore*, tenure up to 32 years, and disbursal within 48 hours of document verification. Salaried, self-employed, and professional borrowers can apply online.
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