Land Record Services on Bhoomi Online RTC Portal 2026
Most Karnataka farmers and property owners still do not know how many services the Bhoomi Online RTC Portal actually offers. They think it is just for checking who owns a piece of land. In reality, it does much more than that.
The Bhoomi Online RTC Portal is the Karnataka government’s official platform for managing all revenue land records in the state. It covers over 72 lakh land parcels across 31 districts. Whether your land is near Devanahalli in Bengaluru Rural, a mango orchard outside Chikkamagaluru, or a dry plot in Vijayapura, your records live on this portal.
This article walks you through every land record service available on the Bhoomi Online RTC Portal. Each section tells you what the service is, who needs it, and exactly how to use it.
Service 1: View RTC (Record of Rights, Tenancy and Crops)
The RTC is the foundation of all land record services on the Bhoomi Online RTC Portal. Every agricultural land parcel in Karnataka has an RTC entry.
The RTC shows the owner’s name, survey number, land area, nature of the land, crops grown, source of irrigation, tax status, and any loans or legal attachments on the property.
Who needs this service: Farmers applying for crop loans. Buyers checking before purchasing land. Legal heirs verifying ownership after a death in the family. Government officials verifying beneficiary eligibility for farm schemes.
How to use it on the Bhoomi Online RTC Portal:
Go to bhoomi.karnataka.gov.in. Click “View RTC and MR.” Select your district, taluk, hobli, and village from the drop-down lists. Enter the survey number or owner name. Click Fetch Details. Your RTC appears immediately and you can download it as a PDF.
This service is completely free. No login is required to view an RTC.
Service 2: View Pahani (RTC Extract)
Pahani is the Kannada term for the RTC document. In everyday use, “Pahani” and “RTC” mean the same thing. But in some contexts, Pahani refers specifically to the seasonal crop register extract, while RTC refers to the full rights record.
The Bhoomi Online RTC Portal gives you both. Farmers use the Pahani when applying for PM-KISAN benefits, crop insurance under PMFBY, drought relief from the Karnataka State Natural Disaster Monitoring Centre, or farm input subsidies from the Agriculture Department.
Banks like State Bank of India, Canara Bank, and Karnataka Grameena Bank ask for the Pahani when processing Kisan Credit Card applications. The Pahani from the Bhoomi Online RTC Portal is accepted at all these institutions.
The steps to view Pahani on the Bhoomi Online RTC Portal are the same as viewing the RTC. They are the same document, just referred to differently in different contexts.
Service 3: Online Mutation Application
Mutation is the process of updating land ownership records when property changes hands. The Bhoomi Online RTC Portal now accepts Mutation applications fully online.
You need Mutation when you buy land and get a sale deed registered. You also need it when you inherit land after a family member passes away. Gift deeds, partition deeds, and court orders that transfer land also require Mutation.
Without Mutation, the old owner’s name stays in the RTC. That creates serious problems when you try to sell, mortgage, or apply for government schemes in the future.
How to apply for Mutation on the Bhoomi Online RTC Portal:
Log in at bhoomi.karnataka.gov.in using your mobile number and OTP. Select “Apply for Mutation.” Choose your district, taluk, hobli, and village. Enter the survey number. Select the reason for Mutation from the options given. Upload the required documents. Submit and note your application reference number.
For a sale-based Mutation, upload the registered sale deed, Aadhaar of buyer and seller, and the current RTC of the land. For inheritance, upload the death certificate, legal heir certificate, family tree affidavit, and Aadhaar of all heirs.
The revenue inspector visits the land for field verification. The tehsildar approves or rejects the Mutation. The standard processing time under the Karnataka Guarantee of Services to Citizens Act is 30 days.
Service 4: Track Mutation Status
After you submit a Mutation application on the Bhoomi Online RTC Portal, you do not need to visit any office to check its progress. The portal lets you track the status in real time.
Go to bhoomi.karnataka.gov.in. Click “Online Mutation” then “Application Status.” Enter your reference number. The current stage of your application shows clearly, whether it is pending with the revenue inspector, under tehsildar review, or approved.
This service has reduced corruption significantly. Earlier, applicants had to repeatedly visit the tehsildar’s office near M.G. Road in Bengaluru, near Sadar Bazar in Dharwad, or near the Court Circle in Shivamogga just to ask for a status update.
Today, a farmer in Gulbarga sitting in his field can check the Mutation status on his phone.
Service 5: View Mutation Register (MR)
The Mutation Register is a chronological record of all ownership changes that have taken place on a specific survey number. It is not the same as the RTC.
The Mutation Register on the Bhoomi Online RTC Portal shows every past Mutation event, including who transferred the land, to whom, when, and for what reason.
This is useful when you buy land and want to trace its ownership history over the past few decades. It is also used by courts during property disputes to understand how ownership transferred over time.
To view the MR, go to the “View RTC and MR” section on the Bhoomi Online RTC Portal. After the RTC appears, look for the “View MR” option below it. The Mutation history for that survey number loads on screen.
Service 6: Tippan (Mojini or Field Sketch) Access
A Tippan or Mojini is the surveyed boundary sketch of a land parcel. It shows the exact shape and dimensions of the land as measured during the original cadastral survey.
The Bhoomi Online RTC Portal gives access to basic Mojini data for most survey numbers. You can view the field sketch and the boundaries of your plot. This helps you confirm that the land you plan to buy matches what is shown in the survey records.
For a certified Mojini with an official government stamp, you need to approach the Survey Settlement and Land Records (SSLR) office. Offices are located at:
Bengaluru: SSLR Office, Ambedkar Veedhi near Town Hall Mysuru: SSLR Office, Irwin Road near the Palace area Belagavi: SSLR Office, Club Road Mangaluru: SSLR Office, Lalbagh area Shivamogga: SSLR Office, B.H. Road Kalaburagi: SSLR Office, Station Road
Certified Mojini copies are required for land conversion applications, layout approvals, hissa partition cases, and RERA submissions.
Service 7: View Village Map (Hissa Map)
The Village Map service on the Bhoomi Online RTC Portal shows the layout of all survey numbers within a specific village boundary. It gives you a bird’s-eye view of how all the land parcels in the village are arranged relative to each other.
This is useful when you want to understand the location of your survey number within the village. It also helps you identify neighboring survey numbers, which matters during boundary disputes.
To access this on the Bhoomi Online RTC Portal, look for the “Village Map” or “Hissa Map” option in the Mojini section. Select your district, taluk, and village. The village map loads with all survey numbers labeled.
Service 8: Land Conversion Status Check
Land conversion is the process of changing the classification of land from agricultural to non-agricultural, usually for residential or commercial use. This requires approval from the Deputy Commissioner under the Karnataka Land Revenue Act.
The Bhoomi Online RTC Portal allows you to check the current land classification and whether any conversion order has been issued for a specific survey number. This is one of the most important checks for urban buyers.
Land near rapidly developing corridors like Sarjapur Road, Kanakapura Road, Mysuru Road near Ramanagara, and Old Madras Road beyond Whitefield often involves plots where farmers have applied for conversion. On the Bhoomi Online RTC Portal, you can see whether the land is still classified as agricultural or whether a DC order for conversion has been recorded.
Buying land that is claimed to be “converted” by the seller but still shows as agricultural on the Bhoomi Online RTC Portal is a major red flag. Always verify this before paying any advance.
Service 9: Encumbrance History View
Column 11 of the RTC on the Bhoomi Online RTC Portal shows encumbrance entries. These include crop loans, term loans from cooperative banks, court orders freezing the land, and government dues.
If any bank loan is recorded against the land in column 11, the land is encumbered. You cannot sell or mortgage encumbered land without first clearing the loan and getting a No Objection Certificate from the lending institution.
The Bhoomi Online RTC Portal shows this information in the RTC itself. You do not need a separate application. When you view any RTC, check column 11 carefully before making any decision about the land.
For a detailed encumbrance certificate covering registered transactions, use the Kaveri Online Services portal at kaverionline.karnataka.gov.in. Bhoomi and Kaveri together give you a complete picture of the land’s financial and legal status.
Service 10: Crop Register View (Seasonal Pahani)
The village accountant updates crop information on the Bhoomi Online RTC Portal every kharif and rabi season. This seasonal crop data is stored in columns 7 to 10 of the RTC.
The crop register shows what crop was grown in which season, the area under cultivation, and whether the crop was irrigated or rain-fed.
This matters for farmers who apply for crop insurance under PMFBY. It also matters for drought and flood compensation. The compensation is paid only for crops that are recorded in the Bhoomi system for that particular season.
If your crop is not recorded in the Bhoomi Online RTC Portal for a season, approach your village accountant immediately during the crop inspection period. The window to update seasonal crop data closes at the end of each season.
Service 11: RTC Download for Bank and Government Use
The Bhoomi Online RTC Portal allows you to download the RTC as a digital document. For basic reference use at banks or government offices, the downloaded PDF is accepted.
However, some banks and most courts require a certified copy with an official government stamp. There are two ways to get a certified Pahani in Karnataka.
The first way is through a Nadakacheri center. These Atalji Janasnehi Kendra offices are located in every taluk headquarters. You walk in, give your survey number and village details, pay Rs. 15 to Rs. 25, and get a certified copy within the same day. Nadakacheri centers are active in places like:
Bengaluru: Jayanagar 4th Block, Kalasipalya, Yelahanka New Town Mysuru: Ashoka Road near Mysuru Palace Hubli: Lamington Road Mangaluru: Bunts Hostel Circle Davangere: P.J. Extension area Tumkur: B.H. Road
The second way is through the Seva Sindhu portal at sevasindhu.karnataka.gov.in. You apply online and receive a digitally signed certified Pahani by email. This is legally valid and accepted by courts and banks.
Service 12: Grievance Filing for Land Record Issues
The Bhoomi Online RTC Portal is connected to the Karnataka Janaspandana grievance redressal system. If you face any issue with your land records, such as a name mismatch, a missing survey number, an incorrect land area, or a Mutation stuck in pending, you can file a complaint.
Go to janaspandana.karnataka.gov.in. Register your grievance with your Bhoomi application reference number and a description of the problem. The complaint gets routed to the relevant revenue official, whether it is the village accountant, revenue inspector, tehsildar, or the Deputy Commissioner.
For serious issues, you can escalate to the Commissioner for Land Records and Settlement in Bengaluru. Their office is located on Ambedkar Veedhi near the Vidhana Soudha area.
Service 13: NRI and Out-of-State Land Record Access
One of the most useful features of the Bhoomi Online RTC Portal is that it is accessible from anywhere in the world. This directly benefits the large number of Karnataka natives living outside the state or abroad.
Karnataka’s NRI population is concentrated in Udupi, Dakshina Kannada, Chikkamagaluru, and Kodagu districts. Many hold ancestral agricultural land in villages near Puttur, Sullia, Bantwal, Madikeri, and Virajpet. Managing this land from Dubai, the UK, or the United States was nearly impossible before the Bhoomi Online RTC Portal.
Today, an NRI can check their RTC, track Mutation status, and verify the encumbrance position on their ancestral land from any device with internet access. For actions that require physical presence, they can authorize a local family member through a Power of Attorney registered at the Karnataka sub-registrar’s office.
Service 14: Integration with Farm Subsidy and Scheme Verification
The Bhoomi Online RTC Portal is now integrated with multiple central and state government farm benefit systems.
PM-KISAN, the central government’s direct income support scheme for farmers, uses Bhoomi data to verify that applicants genuinely own agricultural land. If your name on the Bhoomi Online RTC Portal does not match your PM-KISAN registration, your payment gets blocked.
Similarly, the Karnataka government’s Raitha Siri scheme, farm input subsidies, and drought relief programs all check Bhoomi Online RTC Portal records before releasing funds. Keeping your RTC updated is not just a legal requirement. It directly affects your income from government schemes.
Service 15: Legal Heir Certificate and Land Transfer Support
When a landowner passes away, the family needs to transfer land records to the legal heirs. The Bhoomi Online RTC Portal supports this process through the Mutation-by-inheritance service.
After obtaining a Legal Heir Certificate from the tahsildar’s office in your taluk, you apply for Mutation on the Bhoomi Online RTC Portal with the death certificate and heirship documents.
Once the tehsildar approves the Mutation, the heirs’ names appear on the RTC. This is a crucial step before any heir can sell, mortgage, or use the inherited land for any government scheme benefit.
Many families in Bengaluru, Mysuru, Mandya, Tumkur, and Ramanagara have completed this process entirely online in 2025 and 2026 without a single in-person office visit.
How to Use the Bhoomi Online RTC Portal Effectively
Here are the most practical tips to get the best results from the Bhoomi Online RTC Portal.
Keep your survey number and Hissa number noted somewhere safe. You will need it every time you use the portal.
Access the portal during off-peak hours. Early mornings before 9 AM or late evenings after 9 PM give faster page loading.
Download your RTC as a PDF and keep a copy on your phone. Update it once a year or every time any change is made to your land records.
Always check column 11 of the RTC before buying any land. Never ignore an entry in that column.
Use the Bhoomi mobile app from the Google Play Store for faster access on Android phones. The app works well even on slow 4G connections in districts like Raichur, Gadag, and Koppal.
If you find any error in your records, do not wait. Report it immediately to your village accountant or file a grievance on the Janaspandana portal.
Official Portals Connected to Bhoomi Online RTC Portal Services
All the services mentioned in this article connect to a network of Karnataka government platforms. Here is the complete reference list.
Bhoomi Online RTC Portal: bhoomi.karnataka.gov.in Kaveri Online Services (EC, property registration): kaverionline.karnataka.gov.in Seva Sindhu (certified documents, citizen services): sevasindhu.karnataka.gov.in Nadakacheri (certified land certificates): nadakacheri.karnataka.gov.in SSLR Karnataka (certified Mojini and survey records): sslr.karnataka.gov.in Karnataka Revenue Department: revenue.karnataka.gov.in Karnataka Janaspandana (grievances): janaspandana.karnataka.gov.in Dharini (property registration workflow): dharini.karnataka.gov.in
Why the Bhoomi Online RTC Portal Matters More Than Ever in 2026
Karnataka’s land market is one of the most active in South India. Demand for agricultural land near Bengaluru’s peripheral areas, industrial zones near Dharwad and Belagavi, and plantation land in Kodagu and Chikkamagaluru continues to grow.
In this environment, clear land records are not optional. They are essential. The Bhoomi Online RTC Portal is the single most reliable source of truth for any land-related decision in Karnataka.
From a small farmer in Gadag checking his Pahani for a crop loan, to an NRI in the Gulf verifying ancestral land records in Udupi, to a real estate developer doing due diligence on 50 acres near Hoskote on Old Madras Road, everyone depends on the Bhoomi Online RTC Portal.
Use it before you buy. Use it before you sell. Update it after every ownership change. The Bhoomi Online RTC Portal is free, fast, and the most accurate official record of land in Karnataka.
Official Government References:
- Bhoomi Online RTC Portal: bhoomi.karnataka.gov.in
- Karnataka Revenue Department: revenue.karnataka.gov.in
- Kaveri Online Services: kaverionline.karnataka.gov.in
- Seva Sindhu Portal: sevasindhu.karnataka.gov.in
- SSLR Karnataka: sslr.karnataka.gov.in
- Nadakacheri Karnataka: nadakacheri.karnataka.gov.in
- Janaspandana Karnataka: janaspandana.karnataka.gov.in
- Dharini Karnataka: dharini.karnataka.gov.in
