What is Bhoomi?
Definition
Bhoomi is the Karnataka revenue department's land records system at landrecords.karnataka.gov.in, running since the early 2000s as India's first at-scale digitisation. It serves the RTC (Pahani), mutation status and the signed i-RTC. The EC and guidance value belong to Kaveri 2.0; survey tools are Dishaank and Mojini.Karnataka's stack has three shelves. Records on landrecords.karnataka.gov.in: who holds, who tills, what class, what burdens. Registration on kaveri.karnataka.gov.in: deeds, charges and the gazetted value. And a survey shelf most states lack, where Dishaank puts the cadastral fabric on your phone's GPS and Mojini opens the survey office online.
Age is Bhoomi's advantage. Two decades of digitised RTCs mean the record's history is itself searchable evidence, and the J-slip relay from Kaveri means registered deals flow into the mutation register without a fresh application. The unsigned view is free; the signed i-RTC costs a small fee and is the only version institutions read.
Its boundary is the money. Nothing on the records side shows a mortgage or computes your duty, and the Village Accountant, not the portal, is where corrections and contested entries get resolved. Every purchase reads both shelves, and serious ones use the survey shelf too.
Bhoomi or Kaveri 2.0: where each service lives
Two departments split Karnataka's land questions, with the survey office as a third player. Knowing which system answers what saves the wrong-portal wandering.
| Question | System | Service |
|---|---|---|
| Who owns and cultivates this land? | Bhoomi | RTC (Pahani) |
| Did the sale reach the record? | Bhoomi | Mutation status |
| What charges sit on the property? | Kaveri 2.0 | Encumbrance Certificate |
| What does duty compute on? | Kaveri 2.0 | Guidance value |
| Which parcel am I standing on? | Dishaank (survey dept) | GPS survey lookup |
| How do I sell part of a survey number? | Mojini (survey dept) | 11E sketch |
The consequence is a habit: record questions to Bhoomi, money questions to Kaveri 2.0, ground questions to the survey tools, and no single system trusted to answer all three.
All Bhoomi services, with a guide for each
Ten guides across three systems. The Kaveri 2.0 badge marks registration-department services; the survey tools carry their own names.
Bhoomi records
4 guidesThe record shelf: everything here runs on landrecords.karnataka.gov.in, keyed by survey number and hissa.
Sixteen columns of owner, cultivator, class, crops and liabilities, searchable by survey number and hissa.
Search by owner nameRebuild lost survey numbers and audit a seller's village footprint from the holder's name alone.
Mutation status P1Follow the J-slip relay from registration through notice to the updated RTC, and unstick it when a baton drops.
i-RTC signed copyThe digitally signed RTC that banks, registrars and courts act on; the free view carries no standing.
Registration & value (Kaveri 2.0)
2 guidesThe registration department's shelf at kaveri.karnataka.gov.in: charges on the property and the gazetted rate beneath your duty.
The registered history of sales, mortgages and releases, walked beside the RTC before any advance.
Guidance valueKaveri 2.0Karnataka's gazetted rate per survey number, the floor stamp duty computes on whatever the deed declares.
Survey & maps
3 guidesKarnataka's edge: the survey establishment's own tools, from the desk map to GPS underfoot to the formal sketch counter.
The village sheet on screen: shape, frontage and neighbours interrogated from a desk before any site trip.
Dishaank appGPS names the survey number under your feet, closing the oldest gap in land buying on the spot.
Mojini survey (11E)The survey office online: the 11E sketch part-parcel sales require, podi subdivisions and formal sketches.
Conversion
1 guideOne guide for the KLR Act change of use, and the affidavit-based shortcut for land already fitting the plan.
Getting started on the portal
Every guide above assumes you can name the parcel precisely, so settle the identifiers first.
Survey number, hissa, and the location chain
Karnataka searches run district, taluk, hobli, village, then survey number and hissa. The hobli layer and the hissa are the two that trip people; an old RTC or the Village Accountant settles both in minutes.
| Step | Online | Offline |
|---|---|---|
| 1. Access | Open landrecords.karnataka.gov.in; viewing needs no login | The Village Accountant knows the village's records cold |
| 2. Identify the parcel | Walk the chain to the village, then survey and hissa | Carry an old RTC so staff match the right hissa |
| 3. Use the service | Pick the service; its guide above covers the rest | Bhoomi kiosks and Nadakacheri counters print records |
| 4. Keep evidence | Save views; buy the i-RTC when standing matters | Only signed issues count at banks and SROs |
Offline Karnataka runs through Bhoomi kiosks, Nadakacheri centres and Seva Sindhu for service requests, with the Village Accountant and Tahsildar as the human chain above them.
Which service do you actually need?
Name what you are trying to settle, and the table points at the guide that settles it.
| You want to | Use this service | Guide |
|---|---|---|
| Read the core land record | RTC (Pahani) on Bhoomi | RTC guide |
| Recover a lost survey number | Owner-name search | Name search |
| Trace loans and the title chain | EC on Kaveri 2.0 | EC guide |
| Follow a sale into the record | Mutation status tracking | Mutation |
| Budget stamp duty | Guidance value lookup | Guidance value |
| Confirm the parcel underfoot | Dishaank GPS app | Dishaank |
| Sell or buy part of a survey | Mojini 11E sketch | Mojini |
| Build on farmland | NA conversion first | NA conversion |
The order a careful buyer runs these in
Run the checks in this order and each one narrows what the next must catch; skip one and the later checks inherit its blind spot.
- Pull the RTC at hissa level. Owner, cultivator, class and the liabilities column, read against the seller and the deal before anything else moves. Guide: RTC (Pahani)
- Walk the EC beside it. Thirty years on Kaveri 2.0, every entry reconciled with an MR or liabilities entry on the record side. Guide: Encumbrance Certificate
- Stand on the land with Dishaank. The survey number underfoot must match the record and the description; a mismatch ends the conversation. Guide: Dishaank
- Settle the geometry. Hissa-level map reading, and for part-parcel deals, the Mojini 11E sketch before price talk. Guide: Mojini (11E)
- Do the guidance value maths. Duty computes on the higher of gazetted rate and price; the true cost is computable before the offer. Guide: Guidance value
- Watch the mutation relay home. J-slip, MR entry, notice, disposal, and finally your name in the owner column, sealed with a fresh i-RTC. Guide: Mutation status
Common issues across the portal
Four snags account for most stuck Karnataka searches and deals.
Usually the wrong hobli, or a missing hissa. Rebuild the location chain from an old RTC, then search hissa by hissa.
A stranger in the tilling column means tenancy or an unwritten arrangement. Get it on paper before any advance moves.
The J-slip landed but notice or disposal stalled. Quote the document and MR numbers at the taluk office; tracked files move.
Registration will demand the Mojini 11E sketch for a portion sale. Order it before price talk, not during the deal.
Rules buyers should know
No mortgage or duty figure appears on the records side. The EC and guidance value are separate pulls, and both precede any advance.
The free view is homework. Banks, registrars and courts act on the digitally signed copy, pulled fresh after mutation.
The KLR Act order changes the land's character; planning sanction governs building. Future-tense conversion talk means agricultural land.
Run Dishaank at the parcel's centre on every site visit. Being shown one plot and sold another dies the moment the phone names the survey number.
Survey Numbers View on Map Boundaries and numbers come from published state cadastral records. See all map layers.
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Frequently asked questions
What services are available on Bhoomi?
Bhoomi serves the RTC view, owner-name search, mutation status and the signed i-RTC. The EC and guidance value sit with Kaveri 2.0; survey tools are Dishaank and Mojini.
What is the difference between Bhoomi and Kaveri 2.0?
Bhoomi is the revenue department's land records system; Kaveri 2.0 is the registration department's. Records live on the first, money and registration on the second.
How do I check land ownership in Karnataka?
Pull the RTC on Bhoomi by survey number and hissa, and read the owner, cultivator and liabilities columns together before trusting any of them alone.
Is the free RTC valid for banks?
No. Institutions act on the i-RTC, the digitally signed copy issued for a small fee. The free view is for your own homework.
Is mutation automatic in Karnataka?
Registration triggers it through the J-slip, but statutory notice and an objection window run before the RTC updates, so track it to completion.
What is the Dishaank app for?
It names the survey number at your GPS position, confirming the parcel being shown is the parcel on record, free, on site.
When do I need a Mojini 11E sketch?
Whenever part of a survey number is being sold. Registration requires the survey-drawn sketch of exactly that portion.
What is guidance value?
Karnataka's gazetted rate per survey number on Kaveri 2.0. Stamp duty computes on it whenever it exceeds the declared price.