Pahani / Land Records from Bhu Bharati

What is Pahani?

Pahani (also called Adangal or Record of Rights / ROR) is the most fundamental land revenue record in Telangana. Maintained by the Revenue Department through the Bhu Bharati portal, it contains the complete ownership and classification details of every land parcel in the state. The pahani links a pattadar (landowner) to specific survey numbers and khata numbers, recording the land extent, classification (wet/dry), nature (agricultural/non-agricultural), and market value as assessed by the government.

What Information Does Pahani Contain?

A Pahani record from Bhu Bharati includes the following details:

• Pattadar / Authorised Person Name: The registered landowner's name (in Telugu and English)
• Father / Husband's Name: Identification of the pattadar
• Khata Number: The revenue account number linking the owner to survey numbers
• PPB Number: Pattadar Passbook Number — the digitised passbook ID in Bhu Bharati
• eKYC Status: Whether the pattadar's Aadhaar is linked and verified
• Total Extent (Ac. Gts): The land area in acres and guntas
• Survey No. / Sub-Division No.: The revenue survey identifier
• Land Status: Whether the land is signed as NALA (Non-Agricultural Land Assessment) or agricultural
• Nature of Land: Houses, Wet land, Dry land, etc.
• Classification: Metta/Dry, Tari/Wet, etc.
• Land Type: NALA Land, Patta Land, Government Land, etc.
• Market Value (INR): Government-assessed market value of the survey number
• Transaction Status: Whether the property is prohibited for transactions (if prohibited, registration is blocked)

How to Search Pahani on Bhu Bharati

1. Select District: Choose from 33 districts of Telangana
2. Select Mandal: Mandals within the selected district
3. Select Village: Revenue villages within the mandal
4. Select Survey No.: Survey numbers available for the village (fetched from Bhu Bharati)
5. Select Khata Number: Khata numbers linked to the survey (fetched from Bhu Bharati)
6. Click Search: The system will fetch and display the complete pahani record

Why is Pahani Important for Property Buyers?

• Verify Ownership: Confirm the seller is the actual pattadar recorded in revenue records
• Check Land Classification: Agricultural vs. non-agricultural land determines what you can build and how it's taxed
• Prohibited Status: If the pahani shows "Prohibited for transaction", the property cannot be registered at SROs — do not proceed with purchase
• Market Value: The government-assessed market value is the minimum value for stamp duty calculation
• eKYC Status: Properties where the pattadar's Aadhaar is not linked may face issues during mutation
• Cross-verify with EC: Compare pahani details with the Encumbrance Certificate for comprehensive due diligence

Pahani Coverage in Telangana

Bhu Bharati maintains pahani records for all revenue villages across Telangana:

• 33 Districts: Complete district-level coverage including Hyderabad, Rangareddy, Medchal-Malkajgiri, Sangareddy, Medak, Nalgonda, Warangal, Karimnagar, Nizamabad, Khammam, and all others
• 605 Mandals: Every mandal in the state
• 10,800+ Revenue Villages: Survey-level data with khata and pattadar details

Key Telangana Land Records — Pahani, ROR-1B & Pattadar Passbook

Telangana maintains three primary land records, all accessible through Bhu Bharati:

• Pahani (పహాణి): The village-level land account showing the registered landowner, survey number, extent, land classification, market value, and transaction status. This is the most commonly used record for property due diligence.
• ROR-1B (Record of Rights — Form 1B): The formal statutory register maintained under the Telangana Rights in Land and Pattadar Passbooks Act. ROR-1B is the most authoritative ownership document used in courts and revenue proceedings.
• Pattadar Passbook (PPB): A digitised landowner identity linked to a unique PPB number in the Bhu Bharati system, replacing the older physical passbook system.