What is Bhu Bharati?
Definition
Bhu Bharati is the Telangana revenue department's land records portal at bhubharati.telangana.gov.in, established under the RoR Act 2025 as Dharani's successor. It serves the Pahani, ROR 1B, mutation, Bhudhaar and NALA conversion. For agricultural land the EC, value, 22A and slot services run integrated here; for non-agricultural property they issue through IGRS Telangana.Telangana is a transition state, and the useful mental model is a records office that changed its nameplate but kept the files. What Dharani held, Bhu Bharati holds, reorganised under the RoR Act 2025. The one-year correction window it opened, for owners to fix what the old system got wrong, closed on 13 April 2026. Errors found now go through appeal.
Its strength is integration around the parcel. The Bhudhaar number threads the Pahani, the map and every transaction about one piece of land into a single spine, registration triggers mutation on its own, and NALA conversion runs inside the same system rather than a separate office's queue.
Its boundary runs along the agri and non-agri line. Agricultural parcels get the EC, value, 22A and slot services integrated in the portal itself; non-agricultural property routes them through IGRS Telangana, and a diligence file has to know which side of that line its parcel sits on.
What changed from Dharani to Bhu Bharati
Most guides, sellers and old bookmarks still speak Dharani. The table translates the old world into the current one.
| On Dharani | On Bhu Bharati now | What changed |
|---|---|---|
| Pahani / ROR view | Same records, same free view | Reorganised under the RoR Act 2025 |
| Mutation after registration | Still registration-triggered | Tracking and grievance routes reworked |
| Bhudhaar numbers | Carried forward on records | Now paired with LPM map identifiers |
| Record error grievances | ROR correction drive (closed), then appeal | A one-year window that closed on 13 April 2026 |
| NALA applications | Integrated in the portal | Same law, cleaner workflow |
| EC, value, 22A, slots | Integrated for agri land; IGRS for non-agri | The agri side folded into the portal |
The practical consequence: trust nothing labelled Dharani without re-checking it on Bhu Bharati, and treat the correction window as closed: that date has passed, so an error on the record now needs an appeal.
All Bhu Bharati services, with a guide for each
Fourteen guides across the two systems. The IGRS badge marks services that issue on IGRS Telangana for non-agricultural property (for agricultural land, the EC, value and 22A run on Bhu Bharati); slot booking is IGRS only. Everything else is native to Bhu Bharati.
Records & the ROR
5 guidesThe Pahani family and the processes that keep it honest, all native to bhubharati.telangana.gov.in.
The core record pair: ownership, extent and classification, pulled free before any conversation gets serious.
Search by owner nameFrom a name to survey numbers, the recovery route for families and the audit route for buyers.
Mutation status P1Registration triggers the update; this guide covers tracking it home and the succession path for heirs.
Certified Pahani copyThe issued extract banks and registrars act on, timed after corrections, never before.
ROR correction P1The window that closes 13 April 2026: getting record errors fixed while the special drive lasts.
IGRS Telangana side
4 guidesThe four money-and-registration services: integrated in Bhu Bharati for agricultural land, on IGRS Telangana for non-agricultural property.
Thirty years of registered history against the parcel, read beside the Pahani before money moves.
Market valueIGRSThe state's published rate per survey number, the floor stamp duty computes on.
22A prohibited checkIGRSWhether the parcel sits on the list registration refuses to touch, checked before the advance.
Registration slot bookingIGRSBooking the sub-registrar appointment, and what the slot system verifies before it confirms.
Identifiers & maps
4 guidesThe parcel's spine: Bhudhaar and LPM on paper, Bhu Naksha and GPS position on the ground.
Telangana's unique parcel ID, and how it threads every record about one piece of land together.
LPM numberThe Land Parcel Map identifier behind the digital cadastre, and where it appears in your papers.
Bhu Naksha mapThe plot boundary viewer: orientation, access and neighbours before the site visit.
Know Your PositionThe GPS feature that names the survey number under your feet, used honestly with its limits.
Conversion
1 guideOne guide for the farmland-to-plot question, under NALA, inside the portal.
Getting started on the portal
Every service starts from identifying the parcel, and Telangana gives you three ways to do it.
Survey number, Bhudhaar and LPM
The survey number remains the everyday key, district to mandal to village and down to the parcel. The Bhudhaar number identifies the parcel uniquely across every system, and the LPM number ties it to the digital map. Any one of the three, from an old Pahani or a passbook, unlocks the rest.
| Step | Online | Offline |
|---|---|---|
| 1. Access | Open bhubharati.telangana.gov.in; views are free | MeeSeva centres serve the same records at the counter |
| 2. Identify the parcel | District, mandal, village, then survey number | Carry an old Pahani or passbook so staff match the parcel |
| 3. Use the service | Pick the service; its guide above walks the rest | Applications file at MeeSeva with acknowledgment slips |
| 4. Keep evidence | Save views; request certified copies for institutions | Only issued, certified extracts carry standing |
Offline Telangana runs through MeeSeva centres for filings and prints, with the Tahsildar's office at the mandal deciding what the counter cannot, corrections, succession and disputes included.
Which service do you actually need?
Fourteen services condense to eight buyer intents; find yours and follow the link.
| You want to | Use this service | Guide |
|---|---|---|
| Confirm who owns a parcel | Pahani (ROR 1B) view | Pahani view |
| Find land under a family name | Owner name search | Name search |
| Check loans and past transactions | EC on Bhu Bharati (agri land) or IGRS Telangana (non-agri) | EC guide |
| Fix a wrong entry now that the drive has closed | ROR correction drive | ROR correction |
| Verify a sale can register at all | 22A prohibited check | 22A check |
| Estimate the duty before an offer | Market value lookup | Market value |
| See the plot's shape and access | Bhu Naksha viewer | Bhu Naksha |
| Build on farmland lawfully | NALA conversion | NALA guide |
The order a careful buyer runs these in
Telangana rewards a fixed order because two checks, the 22A list and the correction status, can each kill or stall a deal that every other check had passed.
- Pull the Pahani and ROR 1B free. Ownership, extent and classification against the seller's story; the Bhudhaar on it threads every later check. Guide: Pahani view
- Run the 22A check: Bhu Bharati for agri land, IGRS for non-agri. If the survey number sits on the prohibited list, registration refuses it and the deal ends here, not at the sub-registrar's desk. Guide: 22A prohibited check
- Order the EC over thirty years. Every registered loan and transfer, reconciled against the Pahani's entries before any advance. Guide: Encumbrance Certificate
- Check the map and the ground. Bhu Naksha for shape and access, Know Your Position on site, and a surveyor where they disagree. Guide: Bhu Naksha
- Do the market value maths. Duty computes on the higher of the published rate and your price; know the true cost before the offer. Guide: Market value
- After the deed, track the mutation. The registration-triggered update, watched until the Pahani carries your name and the certified copy proves it. Guide: Mutation status
Common issues across the portal
Four snags dominate Telangana's portal work in the transition years.
Links, guides and sellers still cite the old portal. Re-run every Dharani-era claim on Bhu Bharati before relying on it.
Wrong extents and misspelled names linger from the migration. The correction drive that fixed them closed on 13 April 2026; check the record before you sign.
Registration triggers the update, but triggered is not completed. Track it until the Pahani carries the new name.
Prohibited parcels surface at booking, after the advance. Run the 22A check first (Bhu Bharati for agricultural land, IGRS for non-agricultural property), when it costs nothing.
Deadlines and rules that bite
The ROR correction window's close. After it, fixes leave the drive and join the ordinary grievance queue, slower and less certain.
Records sit on Bhu Bharati. For agricultural land the EC, 22A list and market value are there too; for non-agricultural property they sit on IGRS Telangana, along with slot booking. Know which side your parcel is on before you start.
The parcel ID should agree across the Pahani, the map and the deed. A mismatch is the migration talking; resolve it before money moves.
Farmland builds lawfully only after conversion. Fees compute on the land's value, and the order runs conversion first, construction second.
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 Bhu Bharati in Telangana?
Telangana's land records portal under the RoR Act 2025, the successor to Dharani, serving the Pahani, ROR 1B, mutation, Bhudhaar and NALA services.
Is Dharani still working?
No. Bhu Bharati replaced Dharani in 2025, carrying the records forward under the new RoR framework. Old Dharani references now resolve to the new portal.
What can I check free on Bhu Bharati?
The Pahani and ROR 1B, mutation status, Bhudhaar details and map position cost nothing to view. Certified copies and applications carry fees.
Where do I get the EC in Telangana?
For agricultural land, integrated in Bhu Bharati along with value, 22A and slots. For non-agricultural property, through IGRS Telangana, the registration portal.
What is the ROR correction deadline?
The special correction window closes 13 April 2026. Errors in ownership, extent or classification should be filed well before it shuts.
What is a Bhudhaar number?
Telangana's unique identifier for each land parcel, printed on the record and threading the Pahani, map and transactions about one piece of land together.
Is mutation automatic in Telangana?
Registration triggers the update on Bhu Bharati. Verify it completes though, and use the succession route via MeeSeva for inherited land.
What is NALA conversion?
The agricultural to non-agricultural route under NALA, integrated into the portal. Conversion precedes lawful construction on farmland, with fees on the land's value.