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No power of attorney. Ever.

State guide · Karnataka· ನಿಮ್ಮ ಜಮೀನು

Protecting your land in Karnataka, from wherever you live.

Karnataka was among the first states to computerise its land records, through the Bhoomi project, so your RTC (Pahani) is usually easy to view online. Many Kannadiga families abroad hold farmland or a plot on the fringes of Bengaluru, Mysuru or Mangaluru, where land prices have risen fast. The RTC shows owner, cultivator and crop for each survey and hissa number.

Karnataka land records at a glance

Land record
RTC (Pahani)
Check online
Bhoomi (landrecords.karnataka.gov.in)
Plot number
Survey number and hissa (sub-division) number
Ownership change
Mutation (MR — mutation register entry)
Land units
Acre, gunta, hectare
Report languages
Kannada, English

Terms explained: mutation, khasra, girdawari, encumbrance certificate. Convert local units with the land unit converter or jump straight to guntha to sq ft, guntha to acre and cent to sq ft.

What to watch for

Common risks for NRI land in Karnataka

  • Plots around Bengaluru’s expanding edges being fenced, plotted and resold, sometimes with forged documents.
  • Coffee, areca and coconut holdings in Malnad and coastal districts left with a caretaker who gradually treats them as his own.
  • Mutation entries made on the basis of documents the owner abroad never signed.
  • Hissa (sub-division) boundaries on the ground not matching the survey sketch.

What helps

Practical tips

  • Check the RTC and the mutation register (MR) status on Bhoomi, not just the current owner name.
  • Karnataka has an NRI Forum set up by the state government for non-resident Kannadigas, which can be a first point of contact.
  • For converted or urban plots, check the relevant municipal or E-Swathu record as well as the RTC.

How it works

Three minutes to set up. Then we keep watch.

बस सर्वे नंबर या लोकेशन पिन भेजिए — बाकी काम हमारा।

  1. Step 1

    Tell us where your land is

    Drop a pin on the map, or give the village and the survey, khasra, gat or dag number. About three minutes. No documents to upload, no power of attorney, no visits.

  2. Step 2

    We watch it on two fronts

    Every clear satellite image of your plot is compared with its own history — crops, digging, new building. And in 19 states we read your official land record every week for new owners or mutations.

  3. Step 3

    A person tells you what it means

    Each month a short update lands in your email. If something changes, our team checks it first, then explains it on WhatsApp or a call — in English or your home language.

Families from Karnataka we help, around the world

Questions

Karnataka: questions NRIs ask

RTC stands for Record of Rights, Tenancy and Crops, also called the Pahani. It shows the owner, cultivator, area, land type and crops for each survey number, and you can view it on the Bhoomi portal.

Look at the mutation register entries for your survey number on Bhoomi. Any new MR entry you did not initiate — a sale, gift or partition — is a warning sign to act on quickly with a local property lawyer.

Guides for Karnataka landowners

Free tools for Karnataka land

All 55 free tools

Mutation After Death Checklist

Intkal, varsai, dakhil-kharij: the papers and steps to put land in the heirs’ names.

Use free tool

Measure Land Area on Map

Tap the corners of your plot on satellite imagery — get acres, kanal, bigha and sq ft.

Use free tool

Look at your land tonight. Sleep easier tomorrow.

Three quick questions, about two minutes. No documents or power of attorney needed to start.

  • Full refund if we can’t find your plot
  • A real person confirms the boundary with you
  • Cancel anytime

What would you like us to protect?

FarmlandEmpty plotHouse or buildingNot sure / a mix
Start — it takes 2 minutes