Bhudhaar Mandatory Check: Telangana
Is a Bhudhaar (land parcel ID) needed for your land transaction? Answers from the Bhu Bharati Act & Rules 2025 · All 33 Districts · Pahani Land Records →
What is Bhudhaar?
Land Parcel Unique ID
Section 2(2) of the Telangana Bhu Bharati Act, 2025 defines Bhudhaar as the unique identification number of a land parcel, as recorded in the Record of Rights.
Temporary vs Permanent
A Temporary Bhudhaar means the parcel is not yet geo-referenced. A Permanent Bhudhaar is given after a licensed surveyor fixes the corner coordinates and a Government surveyor validates them (Rule 9).
Issued via Bhu Bharati
Bhu Bharati replaced Dharani when the Act came into force on 14 April 2025. The Tahsildar issues Bhudhaar Cards, and from a notified date they are made available online to pattadars (Section 9(2)).
Phased Rollout
The first card (a 14-character number plus the parcel map) was issued in Kusumanchi mandal, Khammam, in April 2026, under a five-mandal survey-map registration pilot.
What the Bhu Bharati Act & Rules Require: Quick Reference
| Land Type | Transaction | Bhudhaar Needed? | Documents the Law Lists | Where |
|---|---|---|---|---|
| Agricultural | Sale / Gift / Mortgage / Exchange / Partition | Not a pre-requisite | Transfer document, Pattadar Pass Book-cum-Title Deed; survey / sub-division map from the CCLA-notified date (s.5(3), Rule 5(3)) | Tahsildar-cum-Joint Sub-Registrar, slot via Bhu Bharati |
| Agricultural | Mutation (will / succession) | Not required | Online application, legal heirs' joint affidavit, fee Rs. 2,500/acre (s.7, Rule 7, Sch. B) | Tahsildar via Bhu Bharati |
| Agricultural | Mutation (court decree, award, assignment etc.) | Not required | Online application with supporting order (s.8, Rule 8) | Revenue Divisional Officer via Bhu Bharati |
| Agricultural | Record of Rights correction | Not required | Online application, affidavit and evidence, fee Rs. 1,000 (s.4(5)-(6), Rule 4) | RDO / Collector (Schedule A) |
| Agricultural | Bank loan | Not prescribed by the Act | Pass Book-cum-Title Deed is valid for equitable mortgage (s.10(5)); bank's own checklist applies | Bank; charge recorded in RoR (s.5(6)) |
| Non-Agricultural / Abadi | Sale / Gift / Partition / Mortgage | Not required | Registration Act, 1908 procedure (s.5(9)) | Sub-Registrar Office (IGRS) |
| Non-Agricultural / Abadi | Mutation | Not required | As per Panchayat Raj Act 2018 / Municipalities Act 2019 / GHMC Act 1955 (s.7(5)) | Gram Panchayat / Municipality / GHMC |
| Government Land | Any | Not applicable | Act does not apply (s.3(1)); reserved Bhudhaar series possible (s.9(1)) | No private transactions |
| Endowment / Waqf | Lease / Use | Separate process | Reserved Bhudhaar series possible (s.9(1)) | Endowments Dept. / Waqf Board |
| Forest Land | Any | Not applicable | Protected under forest laws | No private transactions |
s. = section of the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025; Rule = Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025 (G.O.Ms.No.39, 14-04-2025). Full links in Sources.
Bhudhaar in Telangana under the Bhu Bharati Act: Complete Guide (2026)
What is Bhudhaar?
Bhudhaar (భూధార్) is the land parcel unique identification number created by the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Act No. 1 of 2025, published in the Telangana Gazette on 4 January 2025). Section 2(2) defines it as the number assigned to a parcel of land as contained in the Record of Rights. The Act has two kinds:
- Temporary Bhudhaar: the parcel's geo-referencing is not yet complete.
- Permanent Bhudhaar: geo-referencing is complete. Section 9(1) says it must take into account the parcel's geographical location, its shape as set by the coordinates of its corner points, and its ownership in the Record of Rights.
A Bhudhaar Card is an electronic document describing the parcel(s) and their Bhudhaar number(s) (Section 2(3)). One card may cover all parcels of the same pattadar (Section 9(3)). Government, local-body, community, Endowment and Wakf land can get numbers from a specially reserved series (Section 9(1), second proviso).
Dharani to Bhu Bharati: What Changed
The Bhu Bharati Act came into force on 14 April 2025 (G.O.Ms.No.36, Revenue (LA.I) Department). Its Rules were notified the same day (G.O.Ms.No.39). Section 2(25) names the Record of Rights portal Bhu Bharati (bhubharati.telangana.gov.in), which replaced the Dharani portal. Records kept under the earlier Telangana Rights in Land and Pattadar Pass Books Act, 2020 are deemed maintained under the new Act until a new Record of Rights is prepared (Section 4(4)). Pass books issued under the 2020 Act remain valid (Section 10(3)).
Is Bhudhaar Mandatory for Registration?
Not as a document you must produce. For agricultural land, Rule 5(3) of the Bhu Bharati Rules, 2025 lists what the applicant presents to the Registrar (the Tahsildar-cum-Joint Sub-Registrar of the mandal, per Section 2(22)) on the booked slot:
- The document of transfer (in the Bhu Bharati form, or a document signed by both parties under the Registration Act, 1908 and the Transfer of Property Act, 1882)
- The Pattadar Pass Book-cum-Title Deed
- A survey / sub-division map prepared by a licensed surveyor, on and from the date notified by the Commissioner (CCLA)
Before registering, the Registrar must check three things: the document matches the Record of Rights; the land is not on the Section 22-A prohibited list; and the transfer is not barred by the Scheduled Areas Land Transfer Regulation, 1959 or the Assigned Lands (Prohibition of Transfers) Act, 1977 (Rule 5(4)). Mutation follows immediately after registration (Section 5(5)).
In practice, Bhudhaar comes out of the survey-map process rather than being demanded before it. Deccan Chronicle reported on 21 April 2026 that the survey-map registration system was piloted in five mandals: Kusumanchi (Khammam), Kosgi (Narayanpet), Aswaraopeta (Bhadradri Kothagudem), Amangal (Rangareddy) and Vatpally (Sangareddy). The first registration with a survey map was completed in Kusumanchi. The Tahsildar office then issued Bhudhaar number 795GCHDCUPJ7H0, a 14-character code, with the parcel map (Bhu Kamatha Patam-1). The report says the Government aims to implement the system statewide in phases. Ask your Tahsildar office whether the survey map is already compulsory in your mandal.
How to Get a Bhudhaar Card
- Temporary Bhudhaar Card: the Tahsildar issues it, in the Bhu Bharati form, to persons in the Record of Rights once satisfied that there are no pending land disputes or discrepancies (Rule 9(1)).
- Permanent Bhudhaar: from a date the CCLA notifies, at the owner's request, after a licensed surveyor fixes the latitude and longitude of the parcel's corners and a competent Government surveyor validates them, or after a re-survey under the Telangana Survey and Boundaries Act, 1923 (Rule 9(2)).
- Permanent Bhudhaar Card: issued to every land owner with the Record of Rights updated (Rule 9(3)).
Any person in the Record of Rights may have the land surveyed by a licensed surveyor. Once a Government surveyor validates the map, it is added to the Pattadar Pass Book-cum-Title Deed (Rule 10(4)).
Bhudhaar vs Other Land Identifiers in Telangana
| Identifier | What it identifies | Legal source | Issued / kept by |
|---|---|---|---|
| Bhudhaar | A land parcel (temporary or permanent) | Bhu Bharati Act s.2(2), s.9; Rule 9 | Tahsildar, via Bhu Bharati |
| Survey Number | A survey field / sub-division within a village | Telangana Survey and Boundaries Act, 1923 | Survey Settlements & Land Records |
| Khata Number | A pattadar's account in the Record of Rights | Record of Rights (s.4) | Tahsildar |
| Pattadar Pass Book No. | The owner's Pass Book-cum-Title Deed | Bhu Bharati Act s.10 | Tahsildar |
| Document Number | A registered deed | Registration Act, 1908 | IGRS / Sub-Registrar or Tahsildar-cum-Joint Sub-Registrar |
Common Misconceptions
"Bhudhaar is an 11-digit number." An 11-digit Bhudhaar is Andhra Pradesh's scheme, launched in 2018. Telangana's Bhu Bharati Act does not fix a digit count. The first Telangana number issued in April 2026 (795GCHDCUPJ7H0) is a 14-character alphanumeric code.
"Bhudhaar proves ownership." It does not. It identifies the parcel. Title evidence is the Record of Rights, the Pattadar Pass Book-cum-Title Deed (Section 10(5)) and the registered deed chain. Always check the Record of Rights, the encumbrance details and the prohibited-property list before buying.
"Urban plots need Bhudhaar." Non-agricultural and abadi land is registered at the Sub-Registrar Office under the Registration Act, 1908. Its mutation follows local-body laws (Section 5(9), Section 7(5)). The Rules plan a separate register and coordinate survey for such land (Rule 4(2)-(3)), but no Bhudhaar requirement has been notified for it.
Frequently Asked Questions
Bhudhaar is the land parcel unique identification number defined in Section 2(2) of the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025. A Temporary Bhudhaar is given when the parcel's geo-referencing is incomplete. A Permanent Bhudhaar is given once geo-referencing is complete, taking into account the parcel's location, corner coordinates and ownership (Section 9(1)).
Not as a document you must produce. Rule 5(3) of the Bhu Bharati Rules, 2025 requires the transfer document and the Pattadar Pass Book-cum-Title Deed. From a date the CCLA notifies, it also requires a licensed-surveyor survey / sub-division map. In the pilot mandals (from April 2026), registration was done with the survey map and the Bhudhaar number was issued after it. Check with your Tahsildar whether the survey map is already compulsory in your mandal.
Yes. The Bhu Bharati Act came into force on 14 April 2025 (G.O.Ms.No.36), and Bhu Bharati is now the Record of Rights portal (Section 2(25)). Records and pass books from the Dharani-era Telangana Rights in Land and Pattadar Pass Books Act, 2020 continue as valid under Sections 4(4) and 10(3) until they are replaced.
Under Rule 9, the Tahsildar issues a Temporary Bhudhaar Card to persons in the Record of Rights when no disputes or discrepancies are pending. For a Permanent Bhudhaar, from a date the CCLA notifies, the owner asks for it. A licensed surveyor then fixes the corner coordinates and a Government surveyor validates them. Ask your Tahsildar office whether cards are being issued in your mandal yet.
No. Section 5(9) of the Act sends registration of non-agricultural and abadi land to the Sub-Registrar under the Registration Act, 1908. Mutation is done under the Panchayat Raj Act 2018, the Municipalities Act 2019 or the GHMC Act 1955. If the plot came from converted agricultural land (NALA), it is still worth checking the old survey number on Bhu Bharati for prohibited-list or dispute entries.
No. Bhudhaar identifies the parcel; it is not a title document. Title evidence is the Record of Rights, the Pattadar Pass Book-cum-Title Deed (which Section 10(5) makes evidence of title for an equitable mortgage) and the registered deed chain. Use our Pahani Land Records and EC Download tools to verify before buying.
Sources
- The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Act No. 1 of 2025), Telangana Gazette Part IV-B Extraordinary No. 1, 4 January 2025: bhubharati.telangana.gov.in (PDF)
- G.O.Ms.No.36, Revenue (Land Administration.I) Department, 14-04-2025: Act in force from 14 April 2025: bhubharati.telangana.gov.in (PDF)
- G.O.Ms.No.39, Revenue (Land Administration.I) Department, 14-04-2025: Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025, including Schedules A and B: bhubharati.telangana.gov.in (PDF)
- Deccan Chronicle, "Telangana Govt Issues 1st Bhudhaar Card To Resolve Land Issues", 21 April 2026 (five-mandal pilot, first Bhudhaar number): deccanchronicle.com
- Andhra Pradesh Bhudhaar (11-digit number, launched 20 November 2018), for the comparison above: Wikipedia: Bhudhaar
Last reviewed: 28 September 2026. We could not find a CCLA notification, published on the Bhu Bharati documents page, that makes the survey map or Bhudhaar compulsory statewide. Always confirm with the mandal Tahsildar office before a transaction.
