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Document Guide · Jammu & Kashmir

How to Check a Survey Map in Jammu & Kashmir — Complete Guide 2026

A Survey Map in Jammu Kashmir is the official cadastral record showing a plot's boundaries, shape, size, and position relative to neighbouring land. Always verify plot boundaries before purchase; boundary disputes are among the most common land conflicts in J&K. This guide covers online and offline access, what the map contains, and key risks.

Quick Reference
Also calledPlot Map, Bhunaksha, Shajra
Issued bySurvey Department / Revenue Department
Valid forCurrent settlement records; re-verified on resurvey
CostFree to view online;
Time takenInstant online;
Online portallandrecords.jk.gov.in J&
noteOver 94% of J&K cadastral maps are digitised; access parcel boundaries through the LRIS portal before visiting any site.
1

What is a Survey Map in Jammu Kashmir?

Definition

A Survey Map, locally called Bhunaksha or Shajra, is the official GIS-based cadastral map maintained by the J&K Revenue Department showing every land parcel's boundaries, Khasra number, dimensions, shape, and adjacent plots. It is the visual counterpart to the Jamabandi, which holds the ownership text records.

The J&K Land Records Information System (LRIS), accessible at landrecords.jk.gov.in, integrates both records. As of 2025, over 94% of cadastral maps are digitised under the Digital India Land Records Modernization Programme. The map view within LRIS lets any user enter a Khasra number to see exact parcel boundaries, neighbouring plots, and land size, without visiting a tehsil office. For legal purposes, a certified copy must still be obtained from the local revenue office; the digital view is for reference and verification only.

The Survey Map is distinct from the Jamabandi. The Jamabandi tells you who owns the land and any encumbrances on it. The Bhunaksha J&K plot map tells you where the land physically sits, how big it is, and what surrounds it. Buying without checking both is a gap that creates boundary disputes after registration. The map is the physical check; the Jamabandi is the legal check. Use them together.

State-specific note: In J&K, boundary disputes are a documented source of land fraud; buying based on a broker's verbal description of plot location without verifying the Bhunaksha map on landrecords.jk.gov.in first leaves a buyer fully exposed.
2

How to Get Survey Map in Jammu Kashmir: Step-by-Step

The map can be viewed and downloaded online through landrecords.jk.gov.in. For a certified copy accepted by banks and courts, visit the Patwari or Tehsil office. Keep the Khasra number, district, tehsil, and village ready before starting.

Online method (recommended)

1
Open the LRIS portal Go to landrecords
jk.gov.in. Click "Search Land Records" or "Aapki Zameen Aapki Nigrani." Choose Public User for guest access, or register an account for saved searches and certified copy orders.
2
Enter plot details Select district, tehsil, and village from the dropdowns
Enter the Khasra number. Click Search. The system displays the Jamabandi record alongside a link to the Bhunaksha map view.
3
Open the map view Click "View Map" or the map icon on the record page
The GIS view shows the plot's boundaries, shape, size, and surrounding Khasra numbers. Zoom in to check neighbouring plots and confirm the land matches the sale deed description.
Export as KML if a licensed surveyor needs the coordinates for a ground-level demarcation check.
4
Get a certified copy To get a legally valid copy, select "Get Land Record Copy," pay via UPI or card, and download the digitally signed PDF from "My Orders
" This timestamped, watermarked copy is accepted by most government offices.

Offline method (Sub-Registrar Office)

1
Visit the Patwari or Tehsil office Go to the Patwari office for the village where the land is located, or the Tehsil office for your district
Bring the Khasra number and your identity proof.
2
Submit a written application Write a plain-paper application requesting a certified copy of the Shajra (cadastral map) for the specific Khasra number
Include the village name, tehsil, district, and your contact details.
3
Pay the fee Pay the applicable fee as directed at the counter
Confirm current fee schedule with Patwari or Tehsil office, J&K.
4
Collect the certified copy The office issues a signed and stamped copy of the Survey Map
This copy is valid for legal purposes, property transfers, and mutation applications.
If you need demarcation, which is physically measuring and pegging the boundary on the ground, apply to the Sub-Divisional Magistrate separately. The map copy and the physical demarcation are two different processes.
3

What Does a Survey Map Contain in Jammu Kashmir?

Each cadastral map entry for a J&K plot records these core fields.

Field What to Check What to check
Khasra numberUnique identifier for the land parcel in the village survey. Must match the sale deed and Jamabandi exactly; any mismatch needs resolution before purchase.
Plot boundariesDemarcated lines showing the plot's edges and corners. Check against what was physically shown on site; discrepancies indicate potential encroachment.
Land extent / areaMeasured size of the parcel in Kanals or Marlas. Compare with the area stated in the sale deed; any shortfall is a negotiation point.
Neighbouring Khasra numbersThe parcel IDs of all adjacent plots. Use these to verify the seller's description of access roads, river frontage, or boundary features.
Land classificationRecorded use: agricultural, waste, forest, residential. Confirm the classification matches the intended use; forest or government classification blocks development.
Good sign: The plot's area and shape on the Bhunaksha map matches the sale deed, the Khasra number is consistent across all documents, and no neighbouring parcel overlaps the plot boundary.
4

Common Issues With Survey Map in Jammu Kashmir

These are the real problems that surface when buyers skip boundary verification in J&K.

Broker's physical site visit doesn't match the map
Sellers and brokers sometimes walk buyers around land that is adjacent to, but not the same as, the Khasra on the deed. The plot shown on ground may include parts of neighbouring Khasra numbers.
Fix: Open the Bhunaksha J&K map on landrecords.jk.gov.in at the site. Confirm the parcel boundaries match what's being shown physically.
Area stated in deed smaller than land shown on ground
Old surveys occasionally show smaller measurements than the actual ground extent. Sellers price the visible land, not the registered area. The registered area is what transfers.
Fix: Compare the Khasra area on the map against the sale deed and Jamabandi. If they differ, request a formal re-measurement before signing.
Plot shown on map overlaps road or water body
Some Khasra boundaries in J&K include river margins or road easements that cannot be built upon. The map looks like private land but part of it legally isn't.
Fix: Check the neighbouring Khasra classifications. If any edge adjoins a government road, river, or forest Khasra, confirm the buildable area with the Tehsil office before purchase.
Map shows plot but Jamabandi shows different owner
The cadastral map and the Jamabandi are separate records. In rare cases, a recent mutation has not yet updated one of them. A buyer relying on only the map can miss an ownership dispute.
Fix: Always cross-check the Bhunaksha map against the Jamabandi record on the same LRIS portal. Both must show consistent data before proceeding.
Digitisation gap for remote villages
Not all J&K villages are fully digitised yet. In remote areas, some Khasra maps may be unavailable online.
Fix: If the LRIS portal shows no map for a Khasra, visit the Patwari office and ask for the physical Shajra register for that revenue estate.
Encroachment not visible in the map
The cadastral map shows registered boundaries, not actual possession. A neighbour's wall or structure built across the boundary doesn't show up in the digital map.
Fix: Do a physical site visit and walk the full boundary. Compare with the Bhunaksha map coordinates. Visible encroachments must be resolved before purchase, not after.
5

Why Survey Map Matters for Land Buyers in Jammu Kashmir

The Survey Map is the one document that answers where the land actually is and how much of it there really is.

📋
The physical check no other document provides The Jamabandi tells you who owns the land
The Encumbrance Certificate tells you if it's mortgaged. The Survey Map tells you if the land exists where the seller says it does. Without it, the other documents are incomplete.
⚠
Boundary disputes cost years to resolve Boundary disputes are a common land conflict in J&K
Once a boundary dispute is registered, it can take years in revenue courts. Verifying the map before purchase costs nothing; fixing a boundary dispute after costs a great deal.
🏦
Banks require it for construction loans Any lender financing construction on J&K land will check the plot boundaries against the cadastral map
A plot with unresolved boundary ambiguities will not get financed.
🔍
J&K-specific: Khasra remeasurement risk in hill terrain J&K's terrain includes steep slopes and river-edge parcels where on-ground measurement and the original survey can diverge significantly
What looks like flat, buildable land from a map may include unbuildable slope. A formal demarcation through the SDM office before purchase removes that ambiguity.
Red flag: If the seller discourages a visit to landrecords.jk.gov.in to view the Bhunaksha map before purchase, or cannot produce the Khasra number, stop the transaction until the map is verified independently.
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Frequently Asked Questions

What is a Survey Map in Jammu Kashmir and why check it before buying?
A Survey Map in Jammu Kashmir, called Bhunaksha or Shajra, is the official cadastral record showing a plot's boundaries, size, and neighbours. Checking it before purchase confirms the land physically exists where the seller claims and has no boundary overlaps.
How do I check plot boundaries online in J&K?
Go to landrecords.jk.gov.in, select your district, tehsil, and village, enter the Khasra number, and click the map view. The GIS display shows exact boundaries, area, shape, and adjacent Khasra numbers. The portal works on both desktop and mobile browsers.
What is Bhunaksha J&K and how is it different from Jamabandi?
Bhunaksha J&K is the visual cadastral map showing plot boundaries, shape, and location. Jamabandi is the text ownership record showing who owns the land and what encumbrances exist. Both are on landrecords.jk.gov.in and should be checked together before any purchase.
How do I get a certified copy of a survey map in J&K?
Submit a written application at the Patwari or Tehsil office for your district. Provide the Khasra number, village, tehsil, and identity proof. Pay the applicable fee and collect the signed, stamped copy. Alternatively, order a digitally signed copy through landrecords.jk.gov.in after creating an account.
What is the Shajra map in J&K land records?
Shajra is the village-level cadastral map maintained by the Patwari showing all Khasra parcels in a revenue estate. It is the physical register from which the digital Bhunaksha was created. The certified paper copy from the Patwari office is called the Shajra copy and is valid for legal purposes.
How do I resolve a boundary dispute in Jammu Kashmir?
Apply for formal demarcation, called Haddbandi, at the Sub-Divisional Magistrate's office. Bring a certified Shajra copy and Jamabandi. The Revenue Inspector or Kanungo then notifies all adjacent landholders and conducts a physical measurement. This official measurement is the legal record.
Are all J&K village plot maps available online?
Over 94% of J&K cadastral maps are digitised under DILRMP as of 2025. Some remote villages may not yet have maps on landrecords.jk.gov.in. If a Khasra map is unavailable online, visit the Patwari office for the physical Shajra register of that revenue estate.
Can the Bhunaksha map show if a neighbouring plot has encroached on my land?
The Bhunaksha shows registered boundaries, not actual possession on the ground. An encroaching wall or structure will not appear in the digital map. You need a physical site visit, walking the full boundary and comparing it against the Bhunaksha coordinates, to detect actual encroachment.

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