East Bengaluru buyer answers
How do you check the RTC (pahani) on Bhoomi for land under a project?
Direct answer: The RTC check online Karnataka offers runs on the Bhoomi portal. Select district, taluk, hobli, village, survey number, surnoc, hissa and year to see the record of rights. Check the owner, the extent, any kharab land and the mutation entries, then match the total extent with the land area the project declared on RERA.
Disclosure: acre&key’s advice is free to buyers.
Verify with your lawyer: Land records, kharab and conversion are legal questions. This page is general information. Have a property lawyer read the RTCs with the title deeds before you pay or sign.
Key takeaways
- RTC is the land record, under the Revenue Department. It's about the land, not your flat.
- You need the survey numbers. Get every one from the project's RERA page or the title documents.
- Watch for B-kharab. It's government land kept for public use, such as roads or tanks.
- Do the extent maths. 1 acre is 40 guntas; 1 gunta is 1,089 sq ft.
What is an RTC, and why check it for a flat?
The RTC (Record of Rights, Tenancy and Crops, also called pahani) is the Revenue Department's record for a piece of land: who holds it, how big it is, how it's classified and what has changed. For a flat, the RTC of the land under the project shows whether the land the builder says it owns or developed actually matches the record. Mismatches here are early warnings that a sale agreement won't show.
How do you check the RTC on Bhoomi?
- Get the survey numbers from the project's RERA page, the title deeds or the conversion order. A project can sit on several. Our guide to a Karnataka RERA project page shows where those survey numbers are listed.
- Open Bhoomi's RTC page (Bhoomi RTC).
- Select district, taluk, hobli and village, then enter the survey number, surnoc and hissa number, and choose the period and year.
- Read the record, then use the same portal's Mutation Register and Mutation Status options to see what changed and when.
- For a certified copy, the page links to the original digitally signed RTC and mutation register.
The same page points to two more tools. Revenue court cases are on RCCMS, and on eChawadi you can register as an interested party in ongoing transactions and get SMS updates.
What should you look for?
| Item | What to check | Red flag |
|---|---|---|
| Holder | Matches the landowner or builder in the deeds and joint development agreement | A name nobody has explained |
| Extent | Total area in acres and guntas | Less than the land RERA says the project uses |
| Kharab | A-kharab and B-kharab areas | B-kharab inside the project boundary |
| Land use | Converted or agricultural | Agricultural with no conversion order |
| Mutation entries | The sequence of changes | Recent changes the seller hasn't mentioned |
About kharab. Under Rule 21(2) of the Karnataka Land Revenue Rules 1966, land unfit for cultivation is "pot kharab". A-kharab, such as farm buildings or threshing floors, can be part of a private holding. B-kharab is land reserved for public purposes, such as roads, footpaths, tanks, streams or burial grounds, and a private owner can't sell it or build on it (summary of Rule 21(2), secondary). If a survey number shows B-kharab, ask how the project's layout treats it.
Worked example 1: extent against RERA
Illustrative. A project's RERA page says it's built on 8,700 sq m, on one survey number. The RTC shows 2 acres 10 guntas, of which 0 acres 5 guntas is B-kharab.
| Step | Maths | Result |
|---|---|---|
| Total extent | 2 acres × 40 + 10 | 90 guntas |
| Minus B-kharab | 90 minus 5 | 85 guntas |
| In sq ft | 85 × 1,089 | 92,565 sq ft |
| In sq m | 92,565 × 0.0929 | about 8,600 sq m |
| RERA land area | 8,700 sq m | |
| Gap | about 100 sq m |
The usable private land is about 100 sq m short of what RERA declares. It could be a rounding or measurement difference, an extra parcel not listed, or the B-kharab counted in. Ask the builder to explain in writing, and have your lawyer check.
Worked example 2: adding up several survey numbers
Illustrative. A project lists three survey numbers: 1 acre 20 guntas, 0 acres 30 guntas and 1 acre 0 guntas.
| Survey | Guntas |
|---|---|
| First | 60 |
| Second | 30 |
| Third | 40 |
| Total | 130 guntas = 1,41,570 sq ft, about 13,150 sq m |
If RERA or the plan shows more land than that, there may be a survey number missing from your list. If it shows much less, ask which part of the land the project actually uses.
The holder, extent, kharab, entries test
- Holder. Does the name on each RTC fit the title story?
- Extent. Do the survey extents, less B-kharab, cover the declared land?
- Kharab. Is any B-kharab inside the project, and how is it handled?
- Entries. Do the mutation entries line up with the deeds and the conversion order?
Checklist
- Every survey number collected
- RTC pulled for each, for the current year
- Holder names matched to deeds and the development agreement
- Extents added up and compared with RERA and the plan
- B-kharab noted and explained
- Conversion order matches the survey numbers
- Mutation register checked
- Revenue court cases searched on RCCMS
- Lake and drain buffers checked with your lawyer
Related reading on this site: documents to verify before a token advance, whether a project is under BBMP or a panchayat, and how to read a project on the Karnataka RERA website.
Frequently asked questions
How do I check an RTC online in Karnataka?
Open Bhoomi's RTC page on landrecords.karnataka.gov.in, select district, taluk, hobli and village, enter the survey number, surnoc and hissa, choose the year, and view the record. The same portal shows the mutation register and status.
Why should a flat buyer check the RTC?
Because it's the record of the land under the project. It shows who holds the land, how big it is, whether part of it is government B-kharab, and what has changed. Mismatches with the deeds or RERA are worth explaining before you pay.
What is B-kharab land?
Under Rule 21(2) of the Karnataka Land Revenue Rules 1966, B-kharab is land reserved for public purposes, such as roads, footpaths, tanks, streams or burial grounds. A private owner can't sell or build on it. Ask how any B-kharab inside a project is handled.
How do I convert guntas to square feet?
One acre is 40 guntas, and one gunta is 1,089 sq ft, about 101 sq m. So 2 acres 10 guntas is 90 guntas, or 98,010 sq ft. Subtract any B-kharab before comparing with the land a project declares.
Where do I get the survey numbers for a project?
From the project's RERA page, the title deeds, the joint development agreement or the conversion order. Collect every survey number, because a project often sits on several, and check each RTC.
Can I get a certified RTC online?
Yes. Bhoomi's RTC page links to the original digitally signed RTC and mutation register. Use that version if a bank or your lawyer needs a certified copy.
Talk it through with acre&key
If you'd like help reading the land records under a project, book a consultation with acre&key.
Lawyer note: Land records, kharab and conversion are legal questions. This page is general information. Have a property lawyer read the RTCs with the title deeds before you pay or sign.
References
Checked 19 Oct 2026.
- Bhoomi, RTC and mutation services: https://landrecords.karnataka.gov.in/service2/RTC.aspx
- RCCMS, revenue court cases: https://rccms.karnataka.gov.in/
- eChawadi: https://rdservices.karnataka.gov.in/echawadi/
- Karnataka Land Revenue Rules 1966, r.21(2), as summarised by iPleaders (secondary): https://blog.ipleaders.in/kharab-land-karnataka/