Bhu Bharati Telangana: Land Records Online After Dharani (2026 Guide)

At a glance

The table below lists what we confirmed from government sources. Fees and service timelines are prescribed in the Rules, but we could not see the schedules themselves.

From Dharani to Bhu Bharati

Dharani was Telangana's integrated land records and agricultural land registration portal under the Telangana Rights in Land and Pattadar Pass Books Act, 2020. It combined registration and mutation so that records changed at the time of registration. Over time, farmers and officials reported problems with errors that were hard to correct, and with limited routes to challenge entries short of going to a civil court.

The state responded with a new Record of Rights law. The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 and its Rules, issued on 14 April 2025, replaced the 2020 framework, and the Bhu Bharati portal replaced Dharani the same day. According to the NIC Telangana launch report, the portal was first run as a pilot in designated mandals, with availability across all districts scheduled from 2 June 2025. The same report states the Act delegates more decisions to local authorities so that issues can be resolved at the district level, and that the portal includes an appeal module.

For readers who still search for "Dharani": the old portal is no longer the current official system. We could not confirm whether the old Dharani address now redirects to Bhu Bharati, so type the new address directly. Records that existed on Dharani form the starting record under the new law, but we could not confirm from an official source how every pending Dharani application was carried over. If you filed something on Dharani that was never decided, ask at the Tahsildar's office what its status is under Bhu Bharati.

What the 2025 Act covers

Training material from the state's MCR HRD Institute summarises the main sections of the Act. The ones a buyer will meet most often are:

• Section 5: registration and mutation for sale, gift, mortgage, exchange and partition, with the record changing after registration.
• Section 6: regularisation of unregistered transactions (often called sada bainama, సాదా బైనామా) for small and marginal farmers, subject to cut-off conditions.
• Section 7: mutation on succession or a will, which requires a joint statement of legal heirs, a survey or sub-division map, notice to interested parties and an enquiry before an order.
• Section 8: mutation in other cases, such as court orders, with notice, objections and an enquiry.
• Section 9: a land parcel record including shape and corner-point coordinates, and Bhudhaar cards, a unique identity for each parcel.
• Sections 10 and 12: re-issue of the Pattadar Passbook (పట్టాదారు పాసుపుస్తకం) and title deed, and certified copies of the Record of Rights, both for a fee.
• Sections 14 to 17: Land Tribunals, appeal, revision, and civil court powers for the recording, appellate and revision authorities.

The Act also refers to re-survey, parcel numbering and licensed surveyors. Survey maps matter for buyers because Telangana villages often have long-standing gaps between the record and the ground. Our guides on the cadastral map and on matching a survey number to the plot explain how to use maps alongside the Record of Rights.

Step by step: check land records

The Bhu Bharati site restricts automated access, so we could not record its exact menu names. The general flow is:

1. Open bhubharati.telangana.gov.in. Check that the address ends in telangana.gov.in.
2. Choose the option for land details or Record of Rights search.
3. Select the district, then the mandal, then the village.
4. Search by survey number or by pattadar passbook or khata number, whichever the form allows.
5. Read the holder's name, extent, land classification and any status flags shown for the survey number.
6. Check whether the survey number appears in any prohibited or restricted land list the portal offers, and note any pending application on it.
7. For an official copy, apply for a certified copy of the Record of Rights through the portal or the local service centre; a fee applies under the Rules.

Mutation under Bhu Bharati

For a registered sale, gift, mortgage, exchange or partition, Section 5 links registration and mutation, so the Record of Rights should change after the document is registered. That makes the pre-registration check more important, not less: once you register, the record moves to your name, and any defect in the seller's title moves with it.

Inheritance and wills follow a slower path under Section 7, with notice to everyone with an interest and an enquiry before the record changes. If you are buying from heirs, ask whether the succession mutation is complete and whether all heirs signed. A succession still in enquiry is a reason to wait. Our mutation guide explains the general logic of mutation across states.

We could not confirm the current mutation fee or the time limits fixed in the Rules. Check on the portal or at the Tahsildar's office before you budget for the transaction. Stamp duty and registration charges are separate costs.

Corrections, appeals and Land Tribunals

The main change from Dharani is a formal route to challenge records. The Act provides for appeal and revision (Sections 15 and 16) and for Land Tribunals (Section 14), and the portal has an appeal module. According to the training material, Schedule A of the Rules fixes which officer decides a case depending on the nature and market value of the land. We could not see Schedule A, so we cannot say which officer handles a given case or what the fee is.

In practice, start at the Tahsildar's office with the Record of Rights extract, your registered deeds and any earlier orders. Ask which authority has jurisdiction for your land's value and what the time limit is. News reports in 2025 described a one-year window for certain corrections from the Act's commencement; we could not confirm this from the official Rules, and the window would in any case have closed in April 2026, so ask what applies now. For a dispute over ownership, take advice from a local advocate before filing. Our guide to correcting errors in online land records covers the general approach.

What to check before you rely on it

• Name and extent: the seller's name and extent on Bhu Bharati must match the passbook and the last registered deed.
• Part B or disputed status: land flagged as disputed or kept out of the main record needs an advocate's review before any advance is paid.
• Prohibited lists: check whether the survey number is listed as government, assigned, endowment or otherwise restricted land.
• Pending applications: a pending mutation, correction or appeal on the same survey number is a warning that the record may change.
• Unregistered transfers: if the seller's own holding came through a sada bainama regularisation, read the order and confirm it is final.
• Map versus record: where a survey map or Bhudhaar is available, compare it with the extent on the record and with the land on the ground.
• Encumbrances: also pull an encumbrance certificate from the registration department and review the full chain of title.

Frequently Asked Questions

Sources

• Government of Telangana: Bhu Bharati portal
• NIC Telangana: Launch of the Bhu Bharati portal, April 2025
• Dr. MCR HRD Institute of Telangana: Bhu Bharati at district level (training material, 2026)