Before buying land, a plot or a villa in Karnataka, check four records online: the RTC (pahani) and mutation register on the Bhoomi portal, the encumbrance certificate on Kaveri 2.0, and the khata, which is e-Khata in Bengaluru city or e-Swathu in gram panchayat areas. 'Bhoomi 2.0' is an informal label, not an official scheme name.

Updated 10 October 2026. What follows uses the government portals' own names; screens and menu labels change, so follow the portal if it differs from our description.

Is 'Bhoomi 2.0' an official scheme?

No. Bhoomi is the Karnataka Revenue Department's land records system, started in 2000, which replaced handwritten RTCs with computerised ones. We found no government programme called 'Bhoomi 2.0'. What people usually mean is the set of recent reforms around it:

  • Bhu Suraksha: a Revenue Department project to scan and digitise old land records held in taluk and record-room offices, so citizens can obtain copies online. The South First reported in early 2026 that nearly 69 crore pages had been scanned in 100 of 240 taluks.
  • Aadhaar seeding of land records, reported at about 85% coverage, intended to make fraudulent transfers harder.
  • E-Pauti: a drive to transfer land still recorded in the names of deceased owners to their legal heirs, with over 14 lakh survey numbers reported as cleared.
  • Kaveri 2.0: the Stamps and Registration Department's online system for registration, guidance value lookup and encumbrance certificates.

Step 1: check the RTC (pahani) on Bhoomi

The RTC, Record of Rights, Tenancy and Crops, shows who holds the land, its extent, the type of land, and any loans or rights recorded against it.

  • Go to landrecords.karnataka.gov.in and choose the option to view RTC and MR.
  • Select district, taluk, hobli and village, then enter the survey number and choose the surnoc and hissa number.
  • Read the owner names, extent and land type. Match them exactly with the seller's documents and the sale deed chain.
  • Look at columns for liabilities, such as bank loans, and for other rights. Anything recorded there needs explaining.
  • For a copy that banks and courts accept, download the digitally signed RTC from rtc.karnataka.gov.in after paying the fee.

Step 2: check the mutation register

A mutation records how the land changed hands: sale, inheritance, partition, or a court order. On the same Bhoomi option, open the mutation register (MR) for the survey number and confirm that each change of owner has a clear basis and that no mutation is pending or disputed. A pending or recently contested mutation is a reason to pause until a lawyer reviews it.

Step 3: download the encumbrance certificate on Kaveri 2.0

  • On kaveri.karnataka.gov.in, log in and search for an encumbrance certificate (EC) by property details.
  • The online EC covers registered transactions from 1 April 2004. For earlier years, apply at the Sub-Registrar's office, according to guides from Housing.com and Bajaj Housing Finance.
  • A digitally signed EC is available for a fee. Ask for at least 30 years if you can, combining online and office records.
  • Read every entry: sales, mortgages, releases, leases. A mortgage without a matching release means a lender may still have a claim.
  • While on Kaveri, check the guidance value for the property and the stamp duty you will pay: Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs and Bangalore guidance values

Step 4: check the khata

  • Inside Bengaluru's municipal limits (now the Greater Bengaluru Authority area): check the e-Khata on the e-Aasthi system and whether it is an A-khata or B-khata. Guide: A-Khata, B-Khata and e-Khata in Bengaluru (2026): What a Buyer Must Check Now and e-Khata guide, Bangalore
  • In gram panchayat areas, common for villa and plot projects on the city's edges: check the e-Swathu record (Form 9 or Form 11) on eswathu.karnataka.gov.in. Housing guides note that properties without a valid e-Swathu record cannot be registered in panchayat areas.
  • What khata means in plain English: What Is Khata

Extra checks for land, plots and villas

  • Conversion: agricultural land needs a conversion order from the Deputy Commissioner before it can be used for housing. Ask for the order and check that the survey numbers match.
  • Layout approval: a plotted layout should be approved by the relevant planning authority (BDA, BMRDA or the local planning authority). Unapproved revenue layouts usually end up with B-khata or no khata at all.
  • RERA: plotted and villa projects above the threshold must be registered on rera.karnataka.gov.in; check the registration and the approved layout plan there.
  • Survey sketch: compare the boundaries on the ground with the survey sketch; a licensed surveyor can confirm.
  • Get a property lawyer to review the title over at least 30 years. Online records make checks faster; they do not replace legal due diligence.

Common red flags

  • The RTC shows a different owner, a smaller extent, or several co-owners who are not all signing.
  • A mutation is pending, or the land changed hands several times in a short period.
  • The EC shows a mortgage with no release.
  • Land type on the RTC is still agricultural with no conversion order.
  • The khata is missing, or is a B-khata when the price assumes an A-khata.