Document Guide · Goa

How to Check a Survey Sketch in Goa — Complete Guide 2026

The Survey Sketch Goa, also called the Cadastral Map, is the DSLR-issued plan showing plot boundaries, area, shape, and neighbouring parcels. It is governed by the Goa Land Revenue Code, 1968. Cross-check the surveyed area and boundaries against the deed description before any purchase.

Quick Reference

Also calledCadastral Map, Bhu Naksha (informal), Survey Sketch, DSLR Map, Plan

Issued byDirectorate of Settlement and Land Records (DSLR), Government of Goa, with verification at the Mamlatdar Office

Valid forLifetime; pull a fresh certified copy within 30 days of any transaction

CostAround ₹100 to ₹500 per certified copy; field re-survey costs more

Time takenSame-day for certified copies; 30-90 days for fresh demarcation under Section 105

Online portalgoaonline.gov.in (DSLR services); dslr.goa.gov.in

What is a Survey Sketch in Goa?

Definition

A Survey Sketch Goa is the official cadastral plan maintained by the Directorate of Settlement and Land Records (DSLR) showing a parcel's boundaries, area, shape, and adjoining parcels. It is governed by the Goa Land Revenue Code, 1968, and the Goa Land Revenue Code (Survey and Demarcation) Rules. The sketch is the visual companion to Form I and Form XIV ownership records.

Goa's cadastral system inherits the Portuguese-era survey records and the Tombo predecessor maps. After 1961, the survey was integrated into the 1968 Code framework. Each survey number is recorded on a 1:1000 or 1:2000 scale plan showing the parcel boundary, area in square metres, sub-divisions, and adjacent survey numbers. DSLR maintains the master cadastral records; the Mamlatdar's office holds the village-level copies. For older parcels, especially in coastal Talukas, the Portuguese-era plans are still referenced.

For buyers, the Survey Sketch is the visual reality check on the seller's claim. Form I lists the area; the Survey Sketch shows what that area looks like on the ground. Mismatches are common: encroachment by neighbours, mistaken sub-division, or the seller's deed describing more land than the survey records. Section 105 of the Goa Land Revenue Code, 1968 allows formal demarcation if boundaries are disputed. A fresh re-survey by Total Station instruments is the gold-standard check before any high-value purchase. Banks and PDA building permission both pull the Survey Sketch.

State-specific note: Cross-check survey area against deed description. Mismatches indicate encroachment, partial sale, wrong survey number, or seller misrepresentation. Even small differences can void Building Permission and bank loans.

How to Get the Survey Sketch in Goa: Step-by-Step on goaonline.gov.in / DSLR

Two routes for the Survey Sketch. The goaonline.gov.in portal returns digital cadastral extracts. The DSLR office and Mamlatdar's village register hold paper plans. For disputes or fresh demarcation, the Mamlatdar can order a Total Station re-survey under Section 105. Carry survey number, sub-division, Taluka, and the seller's deed bundle.

Online method (recommended)

Visit goaonline

gov.in Visit goaonline.gov.in. Select Department of Revenue or DSLR, then Cadastral Map or Survey Sketch. Sign up if needed. The portal cross-references against the digital cadastral database.

Enter parcel details Enter survey number, sub-division, village or city, and Taluka

The portal returns the digital sketch showing parcel boundaries, area, and adjoining survey numbers. Read every adjacent number.

Cross-check against the deed and Form I and XIV Match the surveyed area against the Sale Deed area

Match parcel boundaries against the deed's metes and bounds description. Cross-check Form I area to confirm the digital and Form data are consistent.

Download the certified copy Download the digitally signed Survey Sketch

The certified copy carries the DSLR signature and reference number. Compare against any older plans the seller produces; older Portuguese-era sketches may differ from the current digital version. * ###

* If the digital sketch shows different boundaries than the seller's existing plan, do not rely on either alone. Demand a Section 105 demarcation by the Mamlatdar before purchase, especially for parcels with neighbour disputes.

Offline method (Sub-Registrar Office)

Visit the Mamlatdar Office or DSLR The Taluka where the parcel sits, or the central DSLR office in Panaji

Take survey number, sub-division, ID, and the seller's deed bundle. The Mamlatdar's Talathi maintains village cadastral copies; DSLR holds the master records.

Apply for the certified plan Fill the application for a certified Survey Sketch

Pay the counter fee. The Talathi or DSLR clerk pulls the village register and produces a paper certified copy.

Read the plan carefully The plan shows boundaries, area, and adjoining survey numbers

Older parcels carry Portuguese-era references; some boundaries may be in pre-1961 measurement units. Confirm the conversion to square metres or hectares.

For disputes, apply for Section 105 demarcation If boundaries are disputed or the area mismatches the deed, apply to the Mamlatdar under Section 105 of the Goa Land Revenue Code, 1968 for formal demarcation

A surveyor from DSLR conducts the field measurement using Total Station instruments. *

* Demarcation under Section 105 takes 30-90 days but produces a binding result. For high-value purchases, always demand fresh demarcation before signing the Sale Deed. Older plans are reference points, not gold standards.

What Does the Survey Sketch Contain in Goa?

Each cadastral plan records the parcel's spatial identity. Mismatch between the plan and the deed description is a deal-stopping defect.

Field	What it means	What to check
Survey Number / Sub-division	Parcel identifier	Match against Form I, Form XIV, Sale Deed
Total Area	Surveyed area in square metres or hectares	Match against the deed area; flag discrepancies
Boundary Lines	Parcel perimeter shown on the plan	Match the metes and bounds in the deed
Adjoining Survey Numbers	Survey numbers of neighbouring parcels	Confirms parcel location and access
Sub-division Layout	Internal divisions if any	Match against any partition deed
Access Road / Pathway	Roads, paths, and easements shown	Confirms physical access to the parcel
Scale and Reference	Plan scale (1:1000 / 1:2000) and survey reference	Standard scale; older plans may use Portuguese units
DSLR Signature	Authentication of the certified copy	Validates the plan as official

Good sign: Surveyed area matches the deed within reasonable tolerance, parcel boundaries align with the metes and bounds description, adjoining survey numbers are clearly identified, and a DSLR digital or physical signature on the plan.

Common Issues With Survey Sketch in Goa

Each cadastral plan records the parcel's spatial identity. Mismatch between the plan and the deed description is a deal-stopping defect.

Surveyed area different from deed area

The Buyer Warning is direct: cross-check survey area against deed description. A surveyed area smaller than the deed area means the buyer is paying for land that does not exist on record. Larger area may mean encroachment or wrong survey number. *

Fix: * Apply for a fresh Total Station re-survey under Section 105 of the 1968 Code. The result is binding for the seller and the State.

Encroachment by neighbour

Adjoining parcels may have grown into the seller's parcel through years of use. The Survey Sketch records the legal boundary; the actual ground line may differ. Buyers occasionally inherit boundary disputes that take years to resolve. *

Fix: * Site visit before purchase. Walk the boundaries with a DSLR-authorised surveyor. If encroachment is visible, demand resolution before the Sale Deed.

Wrong survey number sold

A common Goa fraud is selling a parcel under one survey number while the seller's title is on another. The Sale Deed and Survey Sketch should both reference the exact same survey number and sub-division. *

Fix: * Match the Survey Sketch survey number byte-for-byte against the Sale Deed and Form I and XIV. Mismatches mean either fraud or wrong document; both are deal-stoppers.

Old Portuguese-era plan vs digital plan

Old paper plans from Portuguese-era surveys may differ from the current digital cadastral records. Boundary precision, measurement units, and adjoining-parcel references may all have changed. *

Fix: * Pull both the older paper plan and the current digital plan. For coastal Talukas with old surveys, engage a Goa-licensed surveyor familiar with Portuguese-era records.

Sub-division not yet recorded

The seller may have partitioned the parcel but the sub-division is not yet recorded in DSLR. The plan still shows the original parcel; only the deed shows the partition. *

Fix: * Apply for fresh sub-division and update the cadastral record before purchase. The Mamlatdar processes sub-division updates under the Goa Land Revenue Code, 1968.

Access road not shown on plan

The Survey Sketch may not show the access road or pathway claimed by the seller. Without recorded access, the parcel may be landlocked, severely affecting buildability and market value. *

Fix: * Demand recorded access on the plan or an easement deed registered with the Sub-Registrar. Verbal claims of "we have always used this road" are worthless without registration.

Why the Survey Sketch Matters for Land Buyers in Goa

For Goa land buyers, the Survey Sketch is the spatial reality check that confirms the parcel actually exists, has the claimed area, and connects to a road.

📋

Confirms parcel exists with claimed area The Survey Sketch Goa from DSLR confirms the parcel's boundaries, area, and shape

Without it, the buyer cannot verify that the seller's claim matches the cadastral record. The plan plus Form I and XIV together establish the parcel's identity.

⚠

Mismatches indicate encroachment or fraud The Buyer Warning is direct: cross-check survey area against deed description

Mismatches indicate encroachment by neighbours, partial sale, wrong survey number sold, or seller misrepresentation. Each is a deal-stopper.

🏦

Required for Building Permission and bank loans PDA, Municipal Council, or Village Panchayat reference the Survey Sketch before issuing Building Permission

Banks pull the cadastral plan before sanctioning home loans. The plan establishes whether the parcel is buildable and accessible.

🔍

Goa-specific: DSLR cadastral system and Portuguese predecessor records Goa's cadastral system inherits Portuguese-era surveys, integrated into the Goa Land Revenue Code, 1968 framework

Older parcels in coastal Talukas may have Portuguese-era plans alongside modern digital records. The DSLR is the master authority.

Red flag: Seller produces an old paper plan but refuses the digital plan, or shows visible neighbour encroachment on site, or claims access through a path not shown on the Sketch: walk away. Survey verification is the cheapest insurance you can buy.

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Frequently Asked Questions

What is a Survey Sketch Goa?

A Survey Sketch Goa is the cadastral plan from the Directorate of Settlement and Land Records (DSLR) showing parcel boundaries, area, shape, and adjoining survey numbers. It is governed by the Goa Land Revenue Code, 1968 and is the visual companion to Form I and Form XIV.

How do I get a Cadastral Map online in Goa?

Visit goaonline.gov.in or dslr.goa.gov.in. Select DSLR services, enter survey number, sub-division, village, and Taluka. The portal returns the digital cadastral plan showing boundaries, area, and adjacent survey numbers. Pay online for the certified copy.

What is the difference between Survey Sketch and Form I and XIV in Goa?

Form I and XIV record ownership, area, and tenancy details in text. The Survey Sketch is the spatial map showing boundaries, shape, and adjoining parcels. Both are pulled together for any Goa land purchase verification.

How do I check if the seller's land area matches the deed in Goa?

Pull the Survey Sketch from DSLR and Form I from the Mamlatdar. Compare the surveyed area against the Sale Deed area. For high-value purchases, apply for a fresh Total Station re-survey under Section 105 of the Goa Land Revenue Code, 1968.

What is DSLR in Goa?

The Directorate of Settlement and Land Records is the State agency under the Department of Revenue that maintains the master cadastral records, processes survey applications, and conducts demarcation under the Goa Land Revenue Code, 1968.

Can I request a fresh survey in Goa?

Yes. Apply to the Mamlatdar under Section 105 of the Goa Land Revenue Code, 1968 for boundary demarcation. A DSLR surveyor conducts a Total Station field measurement. The result is binding. Time taken is 30 to 90 days.

What if the survey shows a different area than the Sale Deed in Goa?

Do not buy until the discrepancy is resolved. The mismatch may indicate encroachment, partial sale, wrong survey number, or seller misrepresentation. Apply for fresh demarcation under Section 105 to fix the legal record before signing.

How do I check neighbouring boundaries in Goa?

The Survey Sketch lists adjoining survey numbers. Pull the certified plans of all adjoining parcels too. For neighbour disputes, apply for joint demarcation involving all neighbours under Section 105 of the Goa Land Revenue Code, 1968.

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