Survey number check online means looking up the Karnataka government's official land record for a specific plot using its survey number. You do this on the Bhoomi portal (for rural and converted land) or the Kaveri portal (for registration and encumbrance records). According to the Karnataka Land Revenue Act 1964, every survey number is tied to a specific owner entry (the RTC or Pahani), land type and extent. One wrong digit and you could be checking a stranger's land while your seller laughs all the way to the bank.
I've been a property lawyer in Bangalore for over 20 years. I've sat with hundreds of buyers who did their own online check, felt confident, and then walked into my office two weeks before registration with a problem they couldn't see. This article tells you what the portal actually shows you, what it hides, and how to use it without getting fooled.
What is a survey number and why does it matter before you buy?
A survey number is the government's unique identity for a piece of land. It's not the same as a plot number in a layout. It's not the same as a khata number. It's the number the revenue department uses to map, tax and record that specific extent of land.
When you buy a flat or a house in Bangalore, the survey number of the underlying land still matters. Your sale deed will mention it. Your mother deed will mention it. The encumbrance certificate (EC) - the record that shows whether a property carries any loan, mortgage or legal due against it - is searched using the survey number, not your flat number.
If the survey number in the deed doesn't match the survey number in the government record, you have a title problem. I've seen buyers ignore this because the seller said 'it's just a typo'. Sometimes it is. Sometimes it's a different piece of land altogether.
Survey number vs khata number vs plot number - what's the difference?
Survey number is the revenue department's land identity. Khata number is the municipal account for property tax, issued by BBMP or the local panchayat. Plot number is what the developer assigned in the layout plan.
All three must point to the same physical property. If they don't, stop. Get a lawyer to reconcile them before you pay anything.
How do you check a survey number online in Karnataka?
Karnataka has two main portals you'll use. Bhoomi for land records (RTC, mutation, survey sketches). Kaveri for registration records, EC and certified copies of deeds.
Here's the step-by-step for Bhoomi:
- Go to the Bhoomi portal and select 'RTC' (Record of Rights, Tenancy and Crops).
- Choose the district, taluk and hobli where the land sits. In Bangalore, this is usually Bangalore North, South, East or Anekal taluk.
- Enter the survey number exactly as it appears in the deed. Watch for sub-divisions like 45/2 or 45/2A.
- Submit and read the RTC. Check the owner name, extent, land type and any remarks.
For Kaveri, you'll need to register or log in. You can search EC by survey number and get a certified copy of the sale deed if it's been registered in the same jurisdiction.
I usually run both checks together. A client came to me last year, ready to register a plot in Sarjapur. The Bhoomi RTC showed the seller's name. Clean. But the Kaveri EC showed an unreleased bank mortgage from 2019 that the seller never mentioned. That one search saved my client 40 lakh rupees and a two-year court battle.
What details do you need to check a survey number online?
You need the district, taluk, hobli, village and survey number. That's it for the basic search. For a certified copy, you need the document number and registration year.
If the seller gives you a survey number that returns 'no record found', that's a red flag. Don't accept 'the portal is down' as an answer. Ask for the previous sale deed and check the number yourself.
What documents do you need for a proper survey number verification?
An online check alone is not due diligence. It's the first step. For a full verification, you need these documents from the seller:
- Current sale deed (if the seller bought it) or mother deed (the older deed that shows how the seller's family or predecessor got the land)
- Latest tax paid receipt (khata extract and property tax receipt)
- Encumbrance certificate for the last 30 years, searched by survey number
- RTC or Pahani from Bhoomi for the current year
- Survey sketch or village map showing the plot boundaries
- If it's an apartment: the undivided share (UDS) schedule in the sale deed and the builder's title chain
- Khata certificate and khata extract from BBMP or the local body
- Approved layout plan or building plan from BDA, BMRDA or BBMP
I tell my clients: if the seller hesitates to give any of these, that's your answer. Walk away. Serious sellers hand over documents before you ask twice.
If you want a professional set of eyes on these, we do property document verification in Bangalore and usually return a title opinion in two to three days because we read these records every single day.
What does the online survey number check actually tell you - and what does it hide?
Here's the honest part that most articles skip. The Bhoomi RTC tells you who the government thinks owns the land and what the land is classified as. That's useful. But it does not tell you:
- Whether the title chain has a gap (a missing link in the sequence of ownership transfers)
- Whether there's a pending court case or acquisition notice
- Whether the land is notified for acquisition by BDA, BMRDA or KIADB
- Whether there's a family dispute among legal heirs
- Whether the survey number has been subdivided and the deed refers to the wrong sub-number
- Whether the property falls under a lake bed, rajakaluve (storm water drain) or government land
In 20 years, I've seen this go wrong dozens of times. A clean RTC is not a clean title. It's one piece of a larger puzzle.
Here's a comparison I use with clients:
| Check | What it shows | What it misses |
|---|---|---|
| Bhoomi RTC (online) | Owner name, extent, land type, crop | Title chain gaps, court cases, acquisition |
| Kaveri EC (online) | Registered transactions, mortgages, liens | Unregistered disputes, family claims, possession issues |
| Lawyer-led title search | Full chain, legal opinion, risk flags | Nothing if done properly |
Takeaway: use the online portals to start, not to finish. A lawyer reads the same records and catches what the portal doesn't show.
How long does a survey number check take in Bangalore?
The online Bhoomi RTC search takes two minutes if you have the right details. The Kaveri EC download takes about 10 to 15 minutes if the portal cooperates. That's the easy part.
A proper title verification, where a lawyer reads the mother deed, checks the EC for 30 years, verifies the khata and cross-checks the survey number against the village map, takes two to three working days. We usually turn these around in 48 to 72 hours at Legal Brigade because buyers often have a token advance deadline ticking.
If you're buying an apartment, add another day for the UDS schedule and builder's title chain. If it's agricultural land converted to residential, add two days for the conversion order and land use certificate.
Can you get a same-day survey number check?
Yes, for the online portal search. If you need a same-day title opinion, call a lawyer early in the morning and hand over the documents. I've done same-day checks for clients who had a 5 PM registration slot and a seller who suddenly produced a new document. It's tight but doable.
How much does a survey number check cost in Bangalore in 2026?
The Bhoomi RTC download is free or costs a small fee (around 20 to 50 rupees) for a certified copy. The Kaveri EC for 30 years costs roughly 200 to 500 rupees depending on the number of years and property type.
A lawyer-led title verification is where the real cost sits. In Bangalore, large firms may quote 25,000 to 50,000 rupees for the same scope. We charge a flat fee that's usually a fraction of that, and we tell you the number upfront. No padding.
Here's a rough comparison:
| Service | Typical cost (2026) | Time | What you get |
|---|---|---|---|
| Self online check (Bhoomi + Kaveri) | 0 to 500 rupees | 30 minutes | Raw data, no interpretation |
| Lawyer-led title verification | 5,000 to 15,000 rupees (flat, depending on property type) | 2 to 3 days | Written title opinion, risk flags, document checklist |
| Large firm title opinion | 25,000 to 50,000+ rupees | 5 to 10 days | Similar scope, slower turnaround |
Takeaway: the online check is cheap but incomplete. The lawyer-led check costs a fraction of your property value and catches problems that could cost you the whole property.
For more detailed guides on how to read these documents yourself, see our more property buying guides.
What happens if you skip the survey number check?
I'll tell you exactly what happens. You pay a token advance. The seller delays registration. You find out later that the survey number belongs to a different piece of land, or the land is under acquisition, or the seller's brother has filed a partition suit.
Karnataka courts are full of these cases. The Bangalore City Civil Court alone has thousands of pending property disputes, and many of them started with a buyer who didn't check the survey number online before paying.
The worst part is the time. A civil suit for title declaration or injunction can take five to ten years. Even if you win, you've lost the money, the time and your peace of mind.
I had a client in 2022 who bought a plot in Anekal based on a Bhoomi RTC printout. The survey number was correct. The owner name was correct. But the land was classified as 'gomal' (government grazing land) in the village map, which the portal didn't highlight. He paid 18 lakh rupees. The case is still in court.
Check this before you pay a rupee. It's not paranoia. It's basic self-protection.
What are the red flags in a survey number check?
Learn these. They'll save you more money than any negotiation tactic.
- Survey number not found on Bhoomi: The land may be unrecorded, or the number is wrong, or it's government land.
- Owner name differs from the seller: The seller may be a power of attorney holder (someone authorised to act for the owner), an heir without a partition deed, or a fraudster.
- Land type says 'gomal', 'kharab' or 'government': You cannot buy this land privately. Period.
- EC shows an active mortgage or lien: The seller must clear it before registration. Don't accept a promise to clear it later.
- Extent mismatch: The deed says 30x40 but the RTC says a different measurement. Get a surveyor to verify.
- Multiple survey numbers in one deed: Common in older Bangalore properties. Each number must be checked separately.
- Recent mutation entries: If the land changed hands three times in two years, ask why. It could be a benami (proxy) transaction or a flipping scam.
If you see any of these, don't argue with the seller. Hand the documents to a lawyer. We see these patterns every week. If you want a second opinion before you commit, book a free property consultation and we'll tell you what we see.
Can you check a survey number for an apartment in Bangalore?
Yes, but it's different. For an apartment, the survey number belongs to the entire land parcel, not your individual flat. You need to check:
- The land's survey number on Bhoomi and Kaveri
- The builder's title chain (mother deed, development agreement, joint development agreement)
- The undivided share (UDS) allocated to your flat in the sale deed
- The khata for the apartment (usually a single khata for the entire building, then sub-khatas for individual units if the builder has done it)
- RERA registration number for the project, if it's under construction or recently completed
I've seen buyers check the survey number online, see the builder's name, and assume everything is fine. Then they discover the builder didn't have clear title to the land, or the UDS schedule is wrong, or the project violates the approved plan. The survey number was just the first gate.
How do you read an RTC or Pahani correctly?
An RTC (Record of Rights, Tenancy and Crops) is the Karnataka land record. It has columns for survey number, owner name, extent, land type and cultivation details. Here's how to read it:
- Column 1-2: Survey number and sub-division. Match this exactly with your deed.
- Column 3-4: Owner name and father's name. Verify against the seller's ID.
- Column 5-6: Extent and land type. 'Bagayat' means irrigated, 'dry' means rain-fed, 'gomal' means government grazing land.
- Column 7-9: Crop details and tenancy. If there's a tenant recorded, that's a problem.
- Column 10-12: Remarks, mutations and other rights. Read every remark. A single line like 'acquired by KIADB' can kill the deal.
If any column doesn't match the sale deed, ask the seller for an explanation in writing. If the explanation doesn't satisfy you, walk.
What is the difference between Bhoomi and Kaveri for survey number checks?
Bhoomi is the land records portal. It shows the RTC, mutation details and survey sketches. Kaveri is the registration portal. It shows registered deeds, EC and certified copies.
You need both. Bhoomi tells you who the government thinks owns the land. Kaveri tells you what transactions have been registered against it. A clean Bhoomi record with a dirty Kaveri EC is a trap. A clean Kaveri EC with a dirty Bhoomi record is also a trap.
In 20 years, I've learned that the two portals don't always talk to each other. A mutation may be pending on Bhoomi that never shows up on Kaveri. A mortgage may be registered on Kaveri that hasn't been updated on Bhoomi. Cross-check both.
Legal Brigade exists because buyers shouldn't have to become experts in Karnataka revenue law to buy a home. We read these records daily. We know the difference between a harmless typo and a title defect. And we tell you plainly which one you're looking at.
Frequently Asked Questions
Can I really do a survey number check online in Bangalore, or do I have to visit the office?
You can pull basic details online through Bhoomi (the Karnataka land records portal) and to a smaller extent through the BBMP and Kaveri portals, but what you get is only the starting point. Bhoomi gives you the RTC or Pahani, which shows the owner name, extent, and crop entries, and Kaveri helps with registered document searches where the record is digitised. In 20 years I have never once cleared a title on a portal printout alone. The online survey number check tells you which village and hobli the land sits in and who is named on the record; it does not tell you whether that record is current, whether there is a dispute, or whether the person selling to you is actually the owner.
Is the online survey number check free, or does it cost money?
Bhoomi RTC downloads are free on the Karnataka land records site, and you can view the Pahani without paying anything. If you need a certified copy of the RTC or a registered document from the sub-registrar, that is where fees start: certified copies typically run Rs 100 to Rs 300 per document depending on the office, and encumbrance certificates (EC) are around Rs 15 to Rs 30 per year of search. A paid title verification by a lawyer is a separate cost altogether. Do not confuse the free portal glance with actual due diligence; they are not the same thing.
How much does property title verification cost in Bangalore?
For a straightforward apartment or BDA site with a clean chain of documents, a full title verification in Bangalore usually runs between Rs 8,000 and Rs 25,000 depending on the number of documents in the chain. If the property is agricultural land, has a khata that has changed hands multiple times, or has pending litigation, it can go higher. Anyone quoting you Rs 2,000 for a complete title check is either not reading the mother deed or is not doing the work. I would rather tell you the honest range upfront than surprise you later.
How long does a property due-diligence check take?
A normal title check on a flat or a clear site takes 3 to 7 working days if all documents are in hand. If the chain goes back 30 years, involves a GPA sale, or needs an EC search across multiple sub-registrar jurisdictions, budget 10 to 15 days. The delays almost always come from missing documents or unresponsive sellers, not from the legal work itself. If you have a token advance deadline, tell your lawyer the date on day one so the search is prioritised.
Can I do property verification myself or do I need a lawyer?
You can and should pull the Bhoomi RTC, the EC, and the khata yourself to get a first feel for the property. What you cannot easily do is read a 30-year chain of sale deeds, spot a missing link in the succession, or catch a mortgage that was never cleared. I have seen buyers miss an unregistered agreement to sell that later became a court case, simply because the EC for the right years was not pulled. A lawyer's job is to find the problem before your money does.
What is the difference between a survey number check and a khata check?
Survey number is the revenue department's identity for a piece of land, and it lives in Bhoomi records for agricultural and converted land. Khata is the municipal record, maintained by BBMP or the local panchayat, and it is what connects the property to property tax. For a BDA site or a revenue layout, you need both: the survey number confirms the land, the khata confirms the municipal holding. In Bengaluru, a mismatch between the two is one of the most common defects I find, and it can stall your registration.
Does an online survey number check show encumbrances or loans on the property?
No, and this is the trap most buyers fall into. The Bhoomi RTC will not show you a bank mortgage, a court attachment, or a charge created by a lender. For that you need an Encumbrance Certificate from the sub-registrar's office covering the full period, and sometimes a search of the civil court records in the relevant district. I always insist on an EC for at least 30 years for apartments and longer for land, plus a check on the seller's litigation history before any advance is paid.
If you have already paid a token advance or you are signing a sale agreement next week, the survey number check online is only step one. What protects your money is the full chain of documents, the EC for the right years, and a lawyer who has read every page. At Legal Brigade we do exactly that, and we usually complete a full title check in 48 to 72 hours at a flat fee we tell you before we start. No hourly surprises, no vague answers. Send us the documents, or book a free property consultation and we will tell you exactly where you stand before you commit another rupee.
Written by Advocate Raghavendra S C, a Bangalore-based property lawyer with 20+ years of practice in property title verification, due diligence, registration, and civil litigation across Karnataka courts and sub-registrar offices. For a property title check or due-diligence opinion in Bangalore, contact Legal Brigade at legalbrigade.co.in.