Property Mutation (Dakhil-Kharij) in Telangana on the Bhu Bharati Portal

What is property mutation in Telangana?

Property mutation in Telangana is the change of the Record of Rights (RoR) in the Revenue Department's land database from the old owner's name to the new owner's name. Telangana calls the process mutation; north India calls the same thing dakhil-kharij. The result is that your name appears as the pattadar against that survey number, and a pattadar passbook is issued or updated in your name.

Registration and mutation are two different things, and confusing them is the costliest mistake a Telangana land buyer makes. Registration creates a legal record that a transfer happened. Mutation changes who the Revenue Department believes owns the land today. Until the mutation is completed, the RoR still shows the seller, and every state benefit, every crop loan, and every onward sale runs off the RoR, not off your sale deed.

Telangana now runs this through Bhu Bharati, the Revenue Department portal at bhubharati.telangana.gov.in. Bhu Bharati replaced the earlier Dharani portal as the single integrated window for Telangana land services. According to the portal's own description, it offers transactional services: registrations, mutations and succession applications, and information services, land status, market values, registered documents, prohibited-land details and ROFR land information.

Who can and cannot apply for mutation in Telangana?

You can apply if:

• You have bought agricultural land in Telangana through a registered sale deed and the RoR still shows the seller.
• You have received land as a gift or under a settlement deed that has been registered.
• You are a legal heir of a deceased pattadar and want the holding recorded in the heirs' names. Bhu Bharati treats this as a succession application, a separate service from ordinary mutation.
• You are a co-owner after a partition, where a joint holding has been divided among family members by a registered partition deed.
• You are a government allottee whose assignment or patta has been sanctioned and needs to be reflected in the record.

You cannot apply if:

• The transfer document is unregistered — a plain agreement of sale, a notarised paper, or an oral family understanding does not support a mutation.
• The land sits on the prohibited properties list. Bhu Bharati publishes prohibited land details as an information service; land on that list cannot be registered or mutated until the entry is removed by the competent authority.
• There is a pending civil suit or a court injunction over the same survey number.
• The extent claimed does not match the parent record. If your deed says two acres and the parent khata holds one and a half, the mutation will not process until the discrepancy is resolved.
• You are seeking mutation of a municipal property tax record rather than agricultural land. Urban property tax name changes are handled by the municipality or GHMC, not by Bhu Bharati.

What documents are required?

Keep the survey number, sub-division number, village, mandal and district written down before you start. Bhu Bharati searches on those, and a wrong mandal selection sends the file to an office that has no jurisdiction over your land.

How to apply for property mutation in Telangana online

1. Open bhubharati.telangana.gov.in and log in through the citizen portal. The Login button appears throughout the home page. Register first if you do not have an account.
2. Select the mutation service from the transactional services list. Bhu Bharati separates registration, mutation and succession: pick mutation for a completed registered transfer, and succession where the recorded pattadar has died.
3. Complete the data entry. This is the first of the five stages Bhu Bharati publishes as the "Application for Mutation process flow": data entry by citizen. Enter the district, mandal, village, survey number, extent, the details of the transferor and transferee, and the registered document particulars.
4. Make the payment on the portal's payment screen. This is stage two. The portal computes the payable amount for your transaction and takes you to the payment gateway.
5. Download the e-Challan and the transaction summary. This is stage three, and the portal explicitly requires it. Print both. You will be asked for them at Meeseva and, if the file stalls, at the mandal Tahsildar office.
6. Complete eKYC verification at a Meeseva centre. This is stage four. Carry the e-Challan, the transaction summary, your Aadhaar and the registered deed. The Meeseva operator runs the Aadhaar eKYC, so the mobile number linked to your Aadhaar must be with you for the OTP.
7. Wait for department processing. In stage five, Bhu Bharati forwards the application to the department login, where the revenue staff verify the parent record, check the prohibited-properties list, and approve or return the file.
8. Download the updated record. Once the mutation is approved, the Record of Rights shows your name and the pattadar passbook record is updated. Verify it through the portal's land-status information service rather than assuming.

Is there an offline route?

Telangana has deliberately closed the old paper mutation route in favour of the portal. The nearest thing to an offline route is the Meeseva centre, which is already a compulsory stage in the flow, and the mandal Tahsildar office, which is where you escalate a file that has been sitting unprocessed.

If you cannot operate the portal yourself, go to a Meeseva centre and have the operator do the data entry as well as the eKYC. Insist on a printed receipt for whatever you pay, and insist on receiving the e-Challan and transaction summary in your own hands, those two documents are your proof that an application exists.

How do I check the status of a mutation application?

• On the portal: log in to your Bhu Bharati citizen account and open the application by the number printed on the transaction summary.
• Through information services: Bhu Bharati publishes land status and registered-document lookups. Checking the land status against your survey number is the definitive test of whether the mutation has actually landed.
• By phone: call 040-29313999, the toll number published on the Bhu Bharati home page, between 10 AM and 5 PM.
• In person: the mandal Tahsildar office, with your e-Challan and application number.

Why do mutation applications get rejected in Telangana?

• Extent mismatch between the registered deed and the parent khata. This is the commonest technical rejection.
• Wrong survey or sub-division number entered at data entry, pointing the application at somebody else's land.
• Land on the prohibited properties list, which Bhu Bharati flags before the file can move.
• Aadhaar eKYC failure at Meeseva, usually because the mobile number linked to Aadhaar is not with the applicant, or because the name on Aadhaar and on the deed differ.
• Unregistered transfer document offered as the basis of the claim.
• Death of the pattadar without a succession application. An ordinary mutation filed where a succession application was needed will not go through.
• Payment made but the e-Challan never downloaded, leaving the file stuck at stage three with no proof of payment attached.

What does it cost, and what should you refuse to pay?

Mutation in Telangana costs only the amount Bhu Bharati itself computes on the payment screen and issues an e-Challan for, plus the notified Meeseva service charge for the eKYC counter. Both are printed. Both come with a receipt.

There is no paid fast track. Agents who promise a "mutation in three days" for several thousand rupees are selling access to a queue that does not exist. The file still has to clear the same five stages. Two rules protect you completely: never pay anything without an e-Challan or a printed Meeseva receipt, and never hand your Aadhaar OTP to an agent. The Meeseva operator runs the eKYC in front of you; nobody needs your OTP over the phone.

Grievance and helpline route

• Bhu Bharati helpline: 040-29313999, 10 AM to 5 PM
• Portal: bhubharati.telangana.gov.in, for application tracking and the land status and registered-document lookups
• Mandal level: the Tahsildar office, which handles the department-side processing of your file
• Division level: the Revenue Divisional Officer, for a file the mandal has not moved
• District level: the District Collector's office

Carry the application number and the e-Challan number to any of these. No revenue office in Telangana can trace a Bhu Bharati file without them.