Quick answer: Bhu Bharati Telangana is the state’s land-records system that replaced Dharani. It runs under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025, which took effect on 14 April 2025, and the official portal is bhubharati.telangana.gov.in. Buyers use it to check Bhu Bharati land records such as the ROR-1B and pahani before paying for agricultural or converted land.
If you are buying a plot, a farm parcel or any land that is still recorded in revenue records around Hyderabad, this is the first website you should open. This guide explains what changed from Dharani, what you can check, how mutation and appeals work, and the specific things a buyer should look for.
Bhu Bharati Telangana: key facts at a glance
- Law: Telangana Bhu Bharati (Record of Rights in Land) Act, 2025
- Replaced: The Telangana Rights in Land and Pattadar Pass Books Act, 2020, and its Dharani portal
- In force from: 14 April 2025 (portal launched by Chief Minister A. Revanth Reddy the same day)
- Official portal: bhubharati.telangana.gov.in (Revenue Department, Government of Telangana)
- Helpline shown on the portal: +91 40-29313999 (10 AM to 5 PM)
- Rollout: Pilot mandals first, then 28 mandals from 5 May 2025, then revenue meetings in all mandals in June 2025
- Appeal ladder: RDO or District Collector (first appeal), then the Land Tribunal (second appeal), with the CCLA acting as the Tribunal until one is notified
- Who should use it: Anyone buying land with a survey number, especially agricultural land, farm plots or land being converted for layouts
What replaced Dharani, and when?
Dharani was launched in October 2020 under the Telangana Rights in Land and Pattadar Pass Books Act, 2020. Complaints about wrong entries, missing extents and land wrongly placed on the prohibited list made it a political issue, and the current government replaced it.
The new law is the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. It came into effect on 14 April 2025, when the Bhu Bharati portal was launched in Hyderabad. The rollout was phased:
| Phase | When | Coverage (as reported) |
|---|---|---|
| Launch and pilot | From 14–17 April 2025 | A small set of pilot mandals |
| Phase 2 | From 5 May 2025 | 28 mandals across 28 districts |
| Phase 3 (revenue meetings) | 3–20 June 2025 | 561 mandals, 10,239 villages |
| Total across three phases | 17 April – 20 June 2025 | 10,725 meetings in 593 mandals, about 8.58 lakh applications |
Two practical points matter for buyers. First, actions already taken under the 2020 Act, including mutations done on Dharani, remain valid; the old law was repealed with a savings clause. Second, a separate land identifier called Bhu-dhaar, described by the government as “Aadhaar for land”, has been announced as part of the reform. Treat it as an evolving feature and check whether a parcel has one, rather than assuming every parcel already does.
What can you check on the Bhu Bharati portal?
The portal is built around the Record of Rights (ROR). For a buyer, the useful outputs are:
- ROR-1B: the record of who the pattadar (title holder) is, the survey number, the extent and the khata.
- Pahani: the village land register entry showing ownership, extent, land classification and, in many cases, cultivation details.
- Encumbrance and transaction services: applications linked to land transactions, mutation and passbooks.
- Slot booking for registration: agricultural land sale registrations are booked against the parcel record.
- Grievance and correction applications: for wrong names, wrong extent, missing survey numbers or land wrongly shown as prohibited.
How do I search Bhu Bharati land records?
The exact menu labels can change, so use this as a sequence rather than a click map:
- Open bhubharati.telangana.gov.in and choose English or Telugu.
- Go to the citizen or public land-details section.
- Select district, mandal and village.
- Search by survey number or khata number, or by pattadar name if that option is offered.
- View or download the ROR-1B and pahani details and save a copy with the date.
Do this yourself. Do not rely on a screenshot sent by the seller or a broker; records can change after the screenshot was taken.
How does mutation work under Bhu Bharati?
Mutation means updating the record of rights after ownership changes.
- Sale of agricultural land: registration and mutation are linked. Under the Act, the Tahsildar records the change after the sale is registered and a new or updated pattadar passbook is issued. Check the pahani within a couple of weeks of registration to confirm your name, extent and classification are correct.
- Inheritance (succession): heirs apply with the death certificate, legal-heir proof and the existing passbook. The Tahsildar verifies and passes orders. This takes longer than a sale mutation because a family enquiry may be involved.
- Court decrees and other transfers: filed with supporting documents, and decided by the officer named in the rules.
If your mutation does not appear, track the application number online and raise a grievance before the appeal deadline on any rejection order.
Bhu Bharati grievance and appeal tiers
This is one of the biggest changes from Dharani, where most corrections ended up in civil court or with the Collector. Under Section 15 of the Act there is a defined ladder:
| Stage | Who decides | Notes |
|---|---|---|
| Original order | Tahsildar or Sub-Registrar (ROR entries, registrations, mutations); RDO for some matters; District Collector for higher-value land | Reported value threshold for Collector-level correction: land above Rs 5 lakh |
| First appeal | RDO (against a Tahsildar/Sub-Registrar order) or District Collector (against an RDO order) | Reported limit: 60 days in the Act; some orders print 30 days |
| Second appeal | Land Tribunal (CCLA acts as the Tribunal until one is notified) | Reported limit: 30 days; decision described as final |
| After that | Writ petition in the Telangana High Court | Get legal advice |
The Act also allows the government to provide free legal services to farmers who cannot afford to file appeals. Because time limits differ by order type, always read the limit printed on the order you received and treat the shorter one as your deadline.
What should plot buyers check on Bhu Bharati?
Most Hyderabad plot buyers deal with land that started as agricultural land. Bhu Bharati is where problems show up first.
For agricultural land or farm plots
- Seller name matches the pattadar on ROR-1B and pahani, spelling included.
- Extent matches the sale deed. If the seller is selling 2 acres but the record shows 1.20 acres, stop. Our acre-to-guntas converter helps when records mix units.
- Land classification. Patta land is different from assigned, inam, government or endowment land. Assigned land usually cannot be sold freely.
- Prohibited list status. Land on the prohibited list cannot be registered until it is removed through the proper process.
- Pending applications or disputes on the survey number.
For plots in a layout
Once land is converted and laid out, the plot itself is usually registered through the sub-registrar system, not as agricultural land. Still check the parent survey number on Bhu Bharati to confirm the layout was developed on clean land that the developer actually owned. Then check the layout approval and the encumbrance certificate. Our guide on how to check a Telangana EC for agricultural vs non-agricultural land walks through that second step.
When the seller holds only a GPA or a sada bainama
Bhu Bharati includes a route to regularise old unregistered sales (sada bainamas), but that is a separate process with its own eligibility, not something a buyer can complete on the seller’s behalf. If the seller’s title rests on a general power of attorney, read is GPA property safe to buy in Hyderabad before paying any advance.
Bhu Bharati vs Dharani: what changed for buyers?
| Point | Dharani (2020–2025) | Bhu Bharati (from April 2025) |
|---|---|---|
| Law | Telangana Rights in Land and Pattadar Pass Books Act, 2020 | Telangana Bhu Bharati (ROR in Land) Act, 2025 |
| Corrections | Limited online modules; many cases went to court | Defined correction and appeal ladder up to a Land Tribunal |
| Old transactions | — | Saved and remain valid |
| Parcel ID | Survey number based | Bhu-dhaar announced as a unique parcel ID |
| Helpline | — | +91 40-29313999 (shown on portal) |
Frequently asked questions
What is Bhu Bharati in Telangana?
Bhu Bharati is Telangana’s land-records system and portal under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. It replaced Dharani from 14 April 2025. Citizens use it to view ROR-1B and pahani details, apply for mutation and corrections, book registration slots for agricultural land and file appeals against revenue orders.
What is the official Bhu Bharati portal URL?
The official portal is bhubharati.telangana.gov.in, run by the Revenue Department, Government of Telangana. Avoid look-alike websites that ask for payment to show land records. The portal lists a helpline, +91 40-29313999, available from 10 AM to 5 PM, for assistance and inquiries about services.
Is Dharani still working?
No. Dharani was replaced when the Bhu Bharati Act came into effect on 14 April 2025. Transactions and mutations completed on Dharani remain valid because the new Act saved actions taken under the 2020 law. New searches, mutations and corrections are handled through Bhu Bharati and the revenue offices.
How do I check pahani and ROR-1B on Bhu Bharati?
Open the Bhu Bharati portal, go to the land-details section, and select district, mandal and village. Search by survey number or khata number, then view the ROR-1B and pahani entries. Check the pattadar name, extent and land classification against the sale deed, and save a dated copy for your records.
How do I appeal a wrong Bhu Bharati entry?
First apply for correction. If an order goes against you, appeal to the RDO against a Tahsildar or Sub-Registrar order, or to the District Collector against an RDO order. A second appeal lies to the Land Tribunal, currently the CCLA. Time limits of 30 to 60 days are reported, so act quickly.
Is a Bhu Bharati check enough before buying a plot?
No. Bhu Bharati confirms the revenue record for the land, but you also need the encumbrance certificate, link documents, layout approval from HMDA, DTCP or the relevant authority, and RERA registration where applicable. Use Bhu Bharati to confirm the parent land is clean, then verify the layout and the plot separately.
Browse verified plots on Broker Network
A clean Bhu Bharati record is the starting point, not the finish line. When you are ready to compare plots, browse current listings across Hyderabad on Broker Network’s Hyderabad page, check the documents with the steps above, and ask the seller for the survey number before you visit.
