Survey Numbers
SOI
Disclaimer
Data Source & Verification
Source
Official Hyderabad Metropolitan Development Authority (HMDA) documents
Official Website
hmda.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active
Overview
A Karnataka survey number land check on the Bhoomi portal is the mandatory first step before any land purchase across the state, from Bengaluru's peri-urban fringes to agricultural belts in Mysuru, Mangaluru, and Dharwad. Every land parcel in Karnataka is identified by a unique survey number, the key to accessing the RTC (Record of Rights, Tenancy and Crops), the Mutation Register, the Encumbrance Certificate, the Tippan, and the Akarband through the official landrecords.karnataka.gov.in portal. This page covers the three hardest fraud traps unique to Karnataka's survey number system, which land classifications carry the highest risk, and how to use the 1acre Karnataka Survey Numbers layer as the first checkpoint in your verification process.Gomala Land, PTCL Act, and Bagair Hukum: The Three Karnataka-Specific Title Killers
Karnataka has three categories of survey number risk that buyers in other states do not face in the same form. Each one can render a registered sale deed worthless years after the transaction.
The first is Gomala land. Gomala refers to government grazing land, classified as such in the Akarband, the definitive area and classification register established during Karnataka's original survey. Gomala survey numbers are not eligible for private ownership. Brokers regularly sell plots on Gomala land at discounted rates, often claiming future regularisation. The Karnataka High Court and the Comptroller and Auditor General have repeatedly scrutinised such claims; the Karnataka government has no general regularisation policy for Gomala encroachments, and each case requires specific governmental action. A survey number that shows Gomala classification in the Akarband is not a bargain.
The second is PTCL Act land. Under the Karnataka Scheduled Castes and Scheduled Tribes (Prohibition of Transfer of Certain Lands) Act, 1978, agricultural lands originally granted to SC/ST beneficiaries cannot be transferred without prior state government permission. A registered sale deed executed in violation of this restriction is void. The Karnataka High Court has consistently upheld resumption of such lands decades after the original sale. In 2025, the court confirmed in Smt. Rudramma vs State of Karnataka (2025:KHC:15313) that this protection applies to subsequent purchasers. Buying PTCL-covered land without a legal opinion on the grant history is a documented path to losing both the land and the money paid for it.
The third is Bagair Hukum. "Bagair Hukum" literally means without authority and refers to the RTC column that flags unauthorised cultivation or occupation. A Bagair Hukum entry on a survey number means the current occupant has no legal right to the land, regardless of how long they have been in possession or what they claim about de facto ownership.
Risk Categories and Documentary Triggers for Survey Number Verification
The table below maps these three risk categories and the documentary triggers for each.
Gomala (Sarkari grazing land)
RTC / Akarband Indicator
Land type shown as Gomala in Akarband; RTC owner column shows government
Consequence of Purchase
Title void; construction prohibited
Recovery Path
Specific government regularisation order required; no general amnesty
PTCL Act granted land
RTC / Akarband Indicator
Grant notation in RTC; original grantee is SC/ST; transfer without permission
Consequence of Purchase
Sale deed voidable; Assistant Commissioner can resume land to original grantee
Recovery Path
File for government permission under amended PTCL Rules 2024; no guarantee
Bagair Hukum occupation
RTC / Akarband Indicator
Bagair Hukum column entry in RTC; land type not matching occupant's claim
Consequence of Purchase
No title; occupant can be evicted by revenue authorities
Recovery Path
No remedy short of full revenue resolution
Pyki share (undivided fraction)
RTC / Akarband Indicator
RTC shows fractional "Pyki" ownership within a larger survey number
Consequence of Purchase
Exact physical boundaries undefined; encroachment risk from other Pyki holders
Recovery Path
Tatkal Podi sub-division sketch required to fix boundaries
Identity theft mutation
RTC / Akarband Indicator
Name or mobile number changed without owner's knowledge; mutation history shows suspicious changes
Consequence of Purchase
Third party records ownership; genuine owner must file correction with Tahsildar
Recovery Path
RTC XML Verification; Aadhaar-seeding check
Risk Category
RTC / Akarband Indicator
Consequence of Purchase
Recovery Path
Gomala (Sarkari grazing land)
Land type shown as Gomala in Akarband; RTC owner column shows government
Title void; construction prohibited
Specific government regularisation order required; no general amnesty
PTCL Act granted land
Grant notation in RTC; original grantee is SC/ST; transfer without permission
Sale deed voidable; Assistant Commissioner can resume land to original grantee
File for government permission under amended PTCL Rules 2024; no guarantee
Bagair Hukum occupation
Bagair Hukum column entry in RTC; land type not matching occupant's claim
No title; occupant can be evicted by revenue authorities
No remedy short of full revenue resolution
Pyki share (undivided fraction)
RTC shows fractional "Pyki" ownership within a larger survey number
Exact physical boundaries undefined; encroachment risk from other Pyki holders
Tatkal Podi sub-division sketch required to fix boundaries
Identity theft mutation
Name or mobile number changed without owner's knowledge; mutation history shows suspicious changes
Third party records ownership; genuine owner must file correction with Tahsildar
RTC XML Verification; Aadhaar-seeding check
The single safest rule: if the Akarband shows the survey number as Gomala, no subsequent document can clean that title without a specific government order. The Bhoomi RTC is a record of the present; the Akarband is the legal baseline.
Where the Karnataka Survey Number System Directly Affects Investment Decisions
Karnataka's land market operates across two completely different legal landscapes. Survey numbers with clean conversion orders in peri-urban Bengaluru, Mysuru, and Mangaluru sit in an investor-grade tier. Survey numbers in rural belts without conversion, or with Gomala or PTCL classification, attract speculative pricing that carries no legal foundation for residential or commercial development.
Land conversion from agricultural to non-agricultural use in Karnataka is tracked through the Bhoomi portal's land conversion module at landconversion.karnataka.gov.in. Any agricultural survey number being marketed for residential layout or commercial construction must carry a final conversion order from the Deputy Commissioner. Without it, any construction is an unauthorised use of agricultural land, ineligible for building plan approval, Khata, or bank financing. In the Bengaluru periphery, specifically in Devanahalli (Bengaluru Rural), Anekal, and Nelamangala taluks, this is the highest-volume fraud pattern: agricultural survey numbers priced as converted residential plots.
The table below maps Karnataka's major buying regions to the dominant survey number risk for each corridor.
Devanahalli taluk, Bengaluru Rural
Dominant Survey Number Risk
PTCL granted land (active High Court litigation), agricultural with no conversion
What Drives Buyer Interest
Airport corridor, IT SEZ, STRR
Verification Priority
Check original grant history; confirm conversion order
Anekal taluk, Bengaluru South
Dominant Survey Number Risk
Agricultural / peri-urban without conversion
What Drives Buyer Interest
ORR, Sarjapur corridor spill
Verification Priority
Conversion order mandatory before purchase
Nelamangala, Bengaluru North
Dominant Survey Number Risk
Gomala pockets near NH-48
What Drives Buyer Interest
Industrial zone, highway access
Verification Priority
Akarband check for Gomala classification
Mysuru periurban (Nanjangud, Srirampura)
Dominant Survey Number Risk
Agricultural without conversion; some PTCL pockets
What Drives Buyer Interest
Industrial town, SEZ expansion
Verification Priority
Conversion order plus PTCL status check
Mangaluru coastal belt
Dominant Survey Number Risk
Survey boundary disputes; Hissa (sub-division) mismatches
What Drives Buyer Interest
Port corridor, SEZ
Verification Priority
Tippan and FMB verification to confirm boundaries
Dharwad / Hubballi
Dominant Survey Number Risk
Mixed agricultural and Bagair Hukum; ancestral Pyki fractions
What Drives Buyer Interest
Tier-2 growth, North Karnataka connectivity
Verification Priority
Pyki sub-division sketch; mutation history check
District / Corridor
Dominant Survey Number Risk
What Drives Buyer Interest
Verification Priority
Devanahalli taluk, Bengaluru Rural
PTCL granted land (active High Court litigation), agricultural with no conversion
Airport corridor, IT SEZ, STRR
Check original grant history; confirm conversion order
Anekal taluk, Bengaluru South
Agricultural / peri-urban without conversion
ORR, Sarjapur corridor spill
Conversion order mandatory before purchase
Nelamangala, Bengaluru North
Gomala pockets near NH-48
Industrial zone, highway access
Akarband check for Gomala classification
Mysuru periurban (Nanjangud, Srirampura)
Agricultural without conversion; some PTCL pockets
Industrial town, SEZ expansion
Conversion order plus PTCL status check
Mangaluru coastal belt
Survey boundary disputes; Hissa (sub-division) mismatches
Port corridor, SEZ
Tippan and FMB verification to confirm boundaries
Dharwad / Hubballi
Mixed agricultural and Bagair Hukum; ancestral Pyki fractions
Tier-2 growth, North Karnataka connectivity
Pyki sub-division sketch; mutation history check
The most consistently misread corridor is Devanahalli taluk. The combination of airport-led price appreciation and high PTCL-Act granted-land density means some survey numbers carry historical grant restrictions that will not appear in a standard Bhoomi RTC search. The grant history must be checked separately against the Revenue Department's grant register.
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Frequently Asked Questions
What is a Karnataka survey number and why must every buyer verify it on Bhoomi before purchasing land?
A survey number is every land parcel's unique identifier in Karnataka. Without verifying it on landrecords.karnataka.gov.in, you cannot confirm ownership, detect Gomala or PTCL restrictions, identify Bagair Hukum flags, or check for active court stays or bank hypothecations.
What is Gomala land in Karnataka and why is it dangerous to buy?
Gomala is government-classified grazing land. Private parties cannot acquire title to it. Any sale deed on Gomala is void, with no Khata or building plan possible. There is no standing regularisation scheme. Brokers promising future regularisation on Gomala plots have no legal basis for that claim.
What is the PTCL Act and how does it affect land purchases in Karnataka?
The Karnataka SC/ST Prohibition of Transfer of Certain Lands Act, 1978 voids any transfer of originally granted SC/ST land without government permission. The Karnataka High Court (2025:KHC:15313) confirmed resumption applies even to lands already resold. Get a legal opinion on grant history before buying any rural survey number.
What is Bagair Hukum and how do I check it on the Bhoomi portal?
Bagair Hukum means occupation without authority. Log into landrecords.karnataka.gov.in, open the Bagair Hukum Reports section, enter district and village, and check the survey number. Any parcel carrying this flag has an occupant with no legally recognised claim.
What is the difference between the Bhoomi RTC and the Akarband in Karnataka?
The RTC is a current ownership and liability snapshot updated through mutations. The Akarband is the original area and classification register from revenue settlement. In disputes and court proceedings, the Karnataka High Court treats the Akarband as the higher evidentiary document.
What is a Pyki share in a Karnataka survey number and what risk does it create for buyers?
Pyki is a fractional undivided interest in a larger survey number without defined physical boundaries. Without a Tatkal Podi sub-division sketch, you cannot know which portion you own. Banks are reluctant to lend against Pyki shares, and encroachment from other holders is a documented risk.
How do I confirm a Karnataka survey number is outside PTCL Act restriction before purchase?
Check the RTC mutation history on Bhoomi for any original SC/ST grant entry. The Karnataka PTCL Rules 2024 amended some restrictions, but the digital platform for implementation is not yet operational. Get a written legal opinion from a Karnataka revenue law specialist before signing anything.
Can a land conversion order for a Karnataka survey number be verified online?
Yes. Download final conversion orders by district, taluk, and survey number at landconversion.karnataka.gov.in. If the seller claims DC conversion, it must appear here. A Panchayat letter or broker's assurance is not a substitute. Agricultural land without a confirmed order cannot be legally developed.