What is Mahabhulekh?
Definition
Mahabhulekh (bhulekh.mahabhumi.gov.in) is Maharashtra's land records portal under the revenue department, serving the 7/12 utara, the 8A account and mutation records across all six revenue divisions, with digitally signed extracts for official use. Registration, the Index II chain and the Annual Statement of Rates live with IGR Maharashtra; maps with Mahabhunakasha; and urban plots carry Property Cards under city survey.Hold one image: a ledger with a public address system. The ledger is the 7/12, written by the Talathi and amended by numbered Ferfar entries; the address system is the notice apparatus, now on Aapli Chawadi, that publishes every change before it hardens. Registration feeds the ledger automatically, and the signed extract lets the ledger certify itself.
The system's strength is integration with age: registration flows into the mutation queue, the crop record arrives geotagged from the field through e-Peek Pahani, and the digitally signed Satbara closed the gap between viewing a record and relying on one. Little here requires a queue that a screen cannot serve.
Its boundaries are clean: deeds and the money history live with IGR's eSearch, the drawn plot with Mahabhunakasha, land-use change with the Collector's machinery, and city property with the Property Card. A complete file simply visits all of them.
Mahabhulekh Maharashtra and IGR: two machines, one file
Revenue and registration answer different questions here, and the rural-urban line adds a third. Route each question to its machine.
| Question | Machine | Service |
|---|---|---|
| Who holds this plot, and how? | Mahabhulekh (revenue) | 7/12 view, 8A |
| What was signed against it? | IGR (registration) | eSearch, Index II chain |
| What will duty be computed on? | IGR (valuation) | ASR / ready reckoner |
| How does the record change hands? | Talathi and revenue chain | Ferfar, watched on Aapli Chawadi |
| Where exactly is the plot? | Survey machinery | Bhu Naksha, e-Mojani |
| What about city property? | City survey | Property Card by CTS number |
The habit to build: record questions to Mahabhulekh, money questions to IGR, shape questions to the map, and the city's questions to the card.
All Mahabhulekh services, with a guide for each
Twelve guides across the machines. The IGR badge marks the registration side; everything else runs through revenue, survey and city survey machinery.
Records & extracts
5 guidesThe 7/12 and everything that orbits it: the account, the signed copy, the crop record, the name route.
Form 7's occupants and khate, form 12's crops, and the other-rights margin, read properly.
Search by owner nameFrom a remembered holder to khate and survey numbers, village by village.
8A extractOne holder's whole account: every survey number under the khate, on one page.
Digital SatbaraThe digitally signed 7/12 institutions accept, downloadable and verifiable by code.
e-Peek PahaniThe farmer-recorded crop survey keeping form 12 current and geotagged.
Registration & value (IGR)
2 guidesThe deed chain through eSearch, and the reckoner rate the duty arithmetic stands on.
Maharashtra's answer: eSearch and Index II extracts assembled into the registered chain.
Market value (ASR)IGRThe ready reckoner rate for your zone, and how stamp duty computes against it.
Mutation & notices
2 guidesHow the ledger changes hands, and the public noticeboard that announces it first.
Entry, public notice, certification: how the 7/12 changes hands, tracked by number.
Aapli ChawadiThe village noticeboard online: pending Ferfars and notices for any village.
Maps, use & urban
3 guidesThe drawn plot, the NA question, and the city survey record beyond the rural line.
Getting started on the portal
Every search anchors to the plot's number; everything else follows it.
Survey, Gat, hissa and CTS numbers
Rural plots run on survey and Gat numbers with hissa subdivisions; city survey plots run on CTS numbers; and the khate ties a holder's plots into one account. Match the number across extract, deed schedule and map before believing anything, and an old extract or tax receipt unlocks the rest at the Talathi's table.
| Step | Online | Offline |
|---|---|---|
| 1. Access | Open Mahabhulekh; pick the revenue division first | The Talathi reads margins and shorthand fluently |
| 2. Identify the parcel | Drill district, taluka, village, then the number | Carry an old extract so staff match the exact khate |
| 3. Use the service | View free; download the signed extract for proof | Certified copies issue locally for nominal fees |
| 4. Keep evidence | Verify signed copies by their code online | City plots route through the City Survey office |
Offline Maharashtra runs through the village Talathi and the tehsil machinery, the sub-registrar offices on the IGR side, the taluka survey office for maps and measurement, and the City Survey office inside urban limits.
Which Mahabhulekh Maharashtra service do you need?
Twelve services answer eight buyer intents; find yours and follow the link.
| You want to | Use this service | Guide |
|---|---|---|
| See who holds a plot and how | 7/12 view | 7/12 guide |
| Find family land from a name | Owner name search | Name search |
| Audit a seller's full holding | 8A account extract | 8A guide |
| Check loans and the deed chain | eSearch + Index II | EC guide |
| Move the record after a deed or death | Ferfar to certification | Ferfar guide |
| Watch a mutation's public notice | The village noticeboard | Aapli Chawadi |
| Give a bank the extract it accepts | Digitally signed 7/12 | Digital Satbara |
| Check a city plot's title record | Property Card by CTS | Property Card |
The order a careful buyer runs these in
Maharashtra rewards a fixed order: record, account, chain, map, use, and only then price and paper.
- Read the 7/12, margin included. Occupants, khate, class and every other-rights entry, against the seller's story. Guide: 7/12 view
- Widen to the 8A. The seller's whole account: co-held khates and the plots around the one on offer. Guide: 8A extract
- Assemble the registered chain. Index II extracts across thirty years through eSearch, reconciled with the margin. Guide: EC guide
- Match map, extract and ground. The Bhu Naksha shape walked with neighbours; disagreements go to e-Mojani, not trust. Guide: Bhu Naksha
- Settle use and value before price. The zone and NA status as the record states them, and the ASR rate for the duty arithmetic. Guide: NA guide
- After the deed, track Ferfar to certification. The entry by number, the notice on Aapli Chawadi, and the signed extract in your name to close. Guide: Ferfar guide
Common issues across the portal
Four snags account for most stalled Maharashtra files.
Other-rights entries read as fine print. Every annotation has a story; demand each one before pricing.
Deeds registered, records unchanged. Track the entry by number to certification and pull the updated extract.
A Satbara offered for city property the Property Card governs. Establish city survey limits first.
Layouts marketed as converted with no order to show. Read the NA order and the extract's changed class.
Mahabhulekh Maharashtra: rules buyers should know
Institutions act on the digitally signed 7/12, verifiable by code. Views are for reading; signatures are for relying.
Index II extracts assembled across thirty years, not one certificate. Build it, or have a lawyer build it.
Ferfars publish before they harden. Watch Aapli Chawadi through your window, and use it when you hold an interest.
Duty computes on the higher of price and the ASR figure. Know your zone's rate before the counter does.
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 is Mahabhulekh?
Maharashtra's land records portal serving the 7/12, 8A and mutation records across all revenue divisions, with free viewing and digitally signed extracts.
How do I check my 7/12 online?
On Mahabhulekh: pick the revenue division, drill district, taluka and village, and search the survey or Gat number. The view is free.
Is the online 7/12 legally valid?
The view informs; the digitally signed Satbara, downloaded for a small fee and verifiable by code, serves official and institutional use.
How does Maharashtra handle the EC?
Through IGR's eSearch: Index II extracts of registered documents, assembled into a chain, rather than a single certificate.
What is Ferfar?
The mutation entry that carries a deed, succession or order into the 7/12, published for objections and certified by the revenue officer.
What is Aapli Chawadi?
The village noticeboard online: pending Ferfar entries and notices for any village, serving the mutation system's public objection window.
What governs city property?
The Property Card under city survey, by CTS number, replacing the 7/12 inside city limits. Establish the regime before reading documents.
Is agricultural land freely buildable?
No. NA conversion through the Collector changes use, and building permission sits above it. Buy what the record says today.