Land Record in Dadra and Nagar Haveli and Daman and Diu (Avanika Bhumi Abhilekh)

What is the land record in Dadra and Nagar Haveli and Daman and Diu?

The Union Territory of Dadra and Nagar Haveli and Daman and Diu; formed by merging two former UTs in 2020 to keeps land records in the Gujarat-derived village form system it inherited. The core documents are:

• Form 7, the record of rights for a survey number, naming the holder, the area and the tenure.
• Form 12, the crop and cultivation register for the same survey number.
• Form 8, the khata or holding-wise extract listing every survey number held under one account.
• Forms I and XIV, Form 3 / Abolition Record and Forms 5 and 9, listed by the U.T. Revenue Department among its citizen services.
• Property cards and site plans, for urban land held under the City Survey system in Daman and Diu.

The Revenue Department of the U.T. Administration owns all of this. On the ground, the Mamlatdar office of each district handles rural revenue records and mutation, and the City Survey office: including the Land Survey Department City Survey Office at Daman; handles urban survey records, property cards and site plans.

Two portals matter:

• Avanika Bhumi Abhilekh, the U.T.'s land records portal, which offers Print Form 7 and 12, Print Form 8 and Verification of Signed RoR. The Dadra and Nagar Haveli district website lists these three Avanika services together and names the Mamlatdar Office, Silvassa as the supporting office.
• Sugam, at sugam.dddgov.in, the U.T. Administration's online services portal. The Revenue Department page on ddd.gov.in states that all of its services; Forms I and XIV, Form 3 / Abolition Record, Forms 5 and 9, certified copies, site plans for urban and rural areas, property cards and document registration, alongside domicile, income, heirship, caste, OBC, NCL and EWS certificates: are accessible through Sugam.

Who can get a land record in this U.T.?

Anyone can print Form 7 and 12 or Form 8 through the Avanika portal and anyone can verify a signed Record of Rights there. Land records are public documents; there is no eligibility test, no income limit and no residence requirement for reading them.

You can apply through Sugam for certified copies, property cards, site plans and mutation-linked services if:

• You are the recorded holder of the survey number, or a co-holder.
• You have bought the property under a registered deed and are seeking mutation.
• You are a legal heir of a deceased holder, with the death certificate and a heirship certificate, which the U.T. Revenue Department itself issues on Sugam.
• You hold a power of attorney for the holder.

You cannot:

• Change the record on the portal. A wrong name, an outdated holder or a sale not yet reflected must go to the Mamlatdar as a mutation or correction application, decided by order after notice.
• Get an urban property card through a rural Form 7 search: Daman and Diu urban land is city-surveyed and sits with the City Survey office, not in the village forms.
• Obtain a certified copy of somebody else's holding without an interest in it, even though the free print remains available.
• Rely on the record as proof of title. It evidences the revenue entry, and title work needs the registered deed and a Sub-Registrar search.

What do I need to pull a land record here?

For the Avanika print:

1. Region and district, Dadra and Nagar Haveli, Daman, or Diu.
2. Village for rural land.
3. Survey number, and sub-division number where applicable.
4. The captcha on the search screen.

For Sugam services, add a Sugam citizen account with a registered mobile number, identity proof, and, for a mutation-linked service, the registered deed or the death certificate and heirship certificate.

For urban Daman or Diu property, you will need the city survey number and ward rather than a village survey number.

What does a land record cost in this U.T.?

Printing Form 7 and 12, printing Form 8, and verifying a signed RoR on Avanika are offered as free online services by the U.T. Administration.

Certified copies, property cards, site plans and the Revenue Department certificates on Sugam carry the prescribed government fee, which is shown to the applicant at the time of application on sugam.dddgov.in. The Sugam service pages display the applicable fee and timeline after login, so take the figure the portal shows you as the authoritative one. This guide deliberately does not quote a rupee amount for the Sugam land record services, because the U.T. Administration does not publish a consolidated public fee table for them outside the logged-in service pages.

Pay only the government's published fee. The Avanika prints are free, and the Sugam fees are collected by the U.T. Administration through its own payment gateway. Nobody outside the Mamlatdar office, the City Survey office and these two portals is entitled to a rupee for these documents, and any "agent" charging you for a Form 7 and 12 print is charging you for a free service.

How to get a land record online: step by step

1. Open the U.T. service page. Go to ddd.gov.in and open the Revenue Department services page, or dnh.gov.in and open the Avanika Revenue service page. Starting from the official U.T. site avoids the lookalike land record websites that dominate search results.
2. Choose the Avanika service you need; Print Form 7 and 12 for the record of rights with cultivation details, Print Form 8 for the holding-wise extract, or Verification of Signed RoR to check a copy someone has given you.
3. Select the location — the district or region, then the village, from the drop-downs.
4. Enter the survey number and the sub-division number if the plot is sub-divided, then complete the captcha.
5. Read and print the record. Check the holder's name, area, tenure and the entries in the rights column against whatever document you have been shown.
6. For a certified or official copy, log in to Sugam. Go to sugam.dddgov.in, register or log in as a citizen, and open the Revenue Department service list.
7. Choose the exact service: Forms I and XIV, Certified Copies, Property Card, or Site Plan for urban or rural area, and fill the application with the survey or city survey number.
8. Upload identity proof and any deed required, pay the fee shown, and note the acknowledgement number.
9. Download the issued document from your Sugam dashboard when the service is delivered, or collect it as the service instructs.

How to get a land record offline?

1. Visit the Mamlatdar office of the district where the land lies: Silvassa for Dadra and Nagar Haveli, and the Mamlatdar offices at Daman and Diu for those districts.
2. For urban property, go instead to the City Survey office, for Daman, the Land Survey Department City Survey Office listed on daman.nic.in, which holds property cards and site plans.
3. Give the village and survey number, or the city survey number and ward, on the request slip.
4. Produce identity proof, pay the counter fee, and collect the certified copy.
5. Where the record must be changed, file the mutation application at the Mamlatdar office with the registered deed of sale, gift or partition, or with the death certificate and heirship certificate for an inheritance. Notice goes to interested parties, and the record changes only after the mutation is certified.

The Revenue Department at Daman is the departmental head office for the U.T., and the ddd.gov.in Revenue Department page publishes its address and a departmental phone number for the office.

How do I check my application status?

For a Sugam application, log in to sugam.dddgov.in and open your dashboard using the acknowledgement number issued at submission. Sugam carries a Help section covering queries and grievance handling.

For a mutation filed at the Mamlatdar office, the practical check is to re-run the Print Form 7 and 12 search on Avanika after the notice period and see whether the new holder's name has been entered. Until the print shows your name, the mutation is not complete regardless of what the file movement suggests.

How long is the record valid?

A Form 7 and 12 or Form 8 print carries no expiry, but it reflects the register as on the date of the print. Banks, buyers and the U.T. Administration typically want an extract issued within the last one to three months, because a mutation certified after your print date would not appear on it. When a transaction is in progress, print the record again immediately before signing, it takes minutes and it is free.

Why do land record searches fail here?

• Wrong district or village selected, particularly where a village name is shared across the U.T.'s three geographically separated districts.
• Survey number sub-divided after a partition, so the parent number returns nothing useful.
• Urban property searched as rural, Daman and Diu city-surveyed land will not appear under a village Form 7 search and must be looked up as a property card.
• Mutation pending, so the previous holder's name still stands after a registered sale.
• Name spelt differently in the register from the identity document, a frequent issue with Gujarati and Portuguese-origin name variants across this U.T.
• Records not digitised for older or disputed holdings, especially pre-merger Daman and Diu entries, where the manual register at the Mamlatdar or City Survey office is the only source.

Where do I complain about a land record in this U.T.?

For a factual error; wrong name, wrong area, a missing heir, a discharged charge still showing; apply to the Mamlatdar for correction or mutation, with appeal up the U.T. revenue hierarchy to the Deputy Collector and Collector. Corrections to a record of rights are made by a reasoned order after notice to interested parties, not by a support request.

For a portal problem, a failed print, a payment debited without delivery, a signed RoR that fails verification, use the Help, Queries and Grievance Handling route on sugam.dddgov.in and the Contact Us details on ddd.gov.in. The Revenue Department page on ddd.gov.in publishes the department's office address at Daman with a departmental phone line, and the Avanika service listing on dnh.gov.in names the Mamlatdar Office, Silvassa with a contact number for that office.

This guide does not print a citizen helpline number for the U.T.'s land record services, because the administration does not publish a dedicated toll-free land record helpline, the departmental numbers on the official pages above are the verified contact routes.

Common reasons for rejection

A free Avanika print (Form 7 and 12, Form 8, RoR verification) is not an "application" that can be rejected, it either returns a match or it does not. Rejection in the real sense happens at the Mamlatdar office or on Sugam, when someone applies for mutation, a certified copy, a property card or a site plan. The recurring reasons an application is turned back or held up:

• Deed not registered, or registration incomplete. Mutation on the strength of a sale, gift or partition needs the registered deed itself, not a sale agreement or an unregistered document. The Mamlatdar will not enter a new holder's name on an unregistered transfer.
• Heirship not established. For an inheritance mutation, the death certificate alone is not enough. The applicant needs the heirship certificate the Revenue Department itself issues on Sugam, listing every legal heir, before the Mamlatdar will act. A mutation naming only one heir when others exist is routinely objected to.
• Objection during the notice period. A mutation application triggers notice to interested parties. If a co-holder, a mortgagee, or anyone with a competing claim objects within that window, the Mamlatdar holds the file for enquiry instead of certifying the change, and the applicant has to answer the objection before the record moves.
• Survey number does not match the deed. A deed that describes the plot by an old or sub-divided survey number that no longer matches the current village form record gets sent back for reconciliation rather than mutated as filed.
• Urban land applied for as a rural record, or the reverse. A property card or site plan request for Daman or Diu city-surveyed land will not go through as a Form 7 mutation, it belongs with the City Survey office, and an application filed against the wrong office is rejected on jurisdiction rather than examined on merit.
• Identity proof name does not match the record. Where the applicant's ID carries a spelling different from the name already in the register, common with Gujarati and Portuguese-origin name variants in this U.T., the application is held pending a supporting document that ties the two names together.
• Fee not paid, or paid against the wrong service code on Sugam. Since Sugam shows the fee only after the specific service is selected, applying for the wrong service or leaving the payment step incomplete stalls the request before it reaches the Mamlatdar or City Survey office.
• Pending prior mutation on the same survey number. If an earlier mutation on the same plot is still under enquiry, a fresh application on top of it is deferred until the first one is resolved, since the two cannot be decided independently.

The fix in every case is the same: correct the underlying document (register the deed, get the heirship certificate, resolve the objection, or apply to the correct office) rather than resubmitting the same application again, since the U.T. Revenue Department deals with these as reasoned orders after notice, not as a portal retry.