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Land & Property Records

Property Card: The Urban Land Record and How It Differs From 7/12

A property card is the City Survey Office's record of rights for urban land in Maharashtra and Gujarat, the city counterpart of the 7/12.

AS

Written by Aarav Sharma

Published 23 October 2026·7 min read

On this page9 sections
Credsir Land & Property Records guide cover with a land plot icon

A property card is the record of rights for land in the surveyed parts of cities and towns in Maharashtra and Gujarat. Kept by the City Survey Office, it does for an urban plot what the 7/12 does for farm land. View it free online; banks and offices want a signed or certified copy.

Key facts

Item Maharashtra Gujarat
Local name Property card (malmatta patrak in Mumbai Suburban) Property card (mool card); a separate unit property card also exists
Kept by City Survey Officer, under the Land Records Department City Survey Office, under the Revenue Department
Key number City survey (CTS) number City survey number
Free online view Mahabhulekh (bhulekh.mahabhumi.gov.in) AnyRoR, View Land Record – Urban
Copy for official use Digitally signed property card on the Mahabhumi portal Digitally sealed property card through iORA / e-Milkat
Name change (mutation) Online through e-PCIS/EPSIT; 30-day service time for undisputed entries Nondh entry with a Section 135D notice, now shortened for many cases

What a property card shows

In Maharashtra, the Maharashtra Land Revenue (Village, Town and City Survey) Rules, 1969 require the result of a city survey inquiry to be recorded for each parcel “in a card in Form D to be called the Property Card”. Rule 20 of the state’s record of rights rules makes the property card both the record of rights and the register of mutations in areas surveyed under Section 126 of the Maharashtra Land Revenue Code, 1966.

A typical card carries:

  • the city survey or CTS number, and the ward or village it falls in
  • the area of the parcel
  • the holder’s name and how the holder acquired the property
  • the tenure, such as whether the land is still agricultural
  • encumbrances such as mortgages recorded against it
  • a running list of mutation entries: sales, inheritance, gifts and court orders, each with a date and reference

The Mumbai Suburban district office adds a detail buyers often miss. On its property registration cards, the holder’s name is shown only for non-agricultural property. If the parcel is still agricultural, the card only notes the tenure as agricultural, and the owner is updated after conversion with the right documents.

Property card vs 7/12

Point Property card 7/12 extract
Area covered Surveyed urban land (city survey areas) Agricultural land in villages
Parcel number City survey (CTS) number Survey or gat number
Kept by City Survey Office Talathi, under the Tahsildar
Crop details None Yes, in form 12
Mutation record Written on the card itself Separate mutation register (ferfar, or village form 6 in Gujarat)

Old documents may quote a survey number for land that now has a CTS number. The Mahabhumi site has a “Know Your CTS Number” tool that links a survey number to its CTS number. Our guide on reading a 7/12 extract explains the farm-land record column by column.

Where it is used

ItemDetails
Buying a flat or plot.The card shows whether the seller or the society is the recorded holder and whether a loan is noted against the land. It belongs on any legal due diligence checklist.
Home loans and loans against property.Lenders usually ask for a recent copy with the title documents.
Redevelopment and society conveyance.The card tells you whose name the land stands in before and after conveyance.
Court cases and inheritance.The mutation history shows how title passed over the years.

The card is a revenue record. It shows who is recorded as holder, but the registered sale deed remains the proof of title, so read both together.

Getting a copy

Maharashtra

  1. Open Mahabhulekh (bhulekh.mahabhumi.gov.in) and pick your division to view the card free. The site says this free view cannot be used for legal or official purposes.
  2. For a copy you can submit anywhere, go to the Property Card Download service on the Land Records Department portal and log in.
  3. Select the district, the taluka or city survey office and the village, then enter the CTS number. The form also accepts a ULPIN.
  4. Preview the card, add it to the cart and pay the download fee shown.
  5. Download the digitally signed PDF. The state treats digitally signed 7/12, 8A and property card extracts as valid for all official and legal purposes.

Certified paper copies of the property card, city survey map and inquiry register are also issued by the City Survey Officer on application and payment of the fee.

Gujarat

  1. Open AnyRoR (anyror.gujarat.gov.in) and choose View Land Record – Urban.
  2. Pick Property Card or Unit Property Card, then the district, city survey office, ward and survey number.
  3. Use the other options on the same page to see survey number details, nondh (entry) details and pending 135D notices.
  4. For an official copy, use the Digitally Sealed Property Card service linked from AnyRoR and iORA, pay online and download it.

Updating the owner’s name

A registered sale deed does not change the card by itself. The new owner, or the heirs, must get a mutation entry made.

Maharashtra

  1. Apply online through the e-PCIS/EPSIT system on the Mahabhumi portal. The Mumbai Suburban district says heirship changes can be filed without visiting the office.
  2. Upload the sale deed, succession papers or court order, as the case needs.
  3. Track the entry on the Aapli Chawdi digital notice board, where pending mutations are published.
  4. Once certified, download the updated digitally signed card.

Under the Aaple Sarkar service list, an undisputed mutation entry has a 30-day service time. The City Survey Officer or Deputy Superintendent of Land Records is the designated officer, and the District Superintendent of Land Records hears the first appeal. Revision and appeal against alterations can be filed paperless on the PRATYAY portal.

Gujarat

Changes are made as nondh entries after notice under Section 135D of the Gujarat Land Revenue Code, 1879. From 1 April 2026 the objection period is 7 days for higher-risk entries, such as sales by a power-of-attorney holder or where not all recorded holders signed, and 10 days for bank charges created or removed online. Other entries keep 30 days from the last notice. The state said undisputed sale entries that meet its conditions can be certified on the same day without a notice.

Property card vs SVAMITVA card

The SVAMITVA scheme gives a property card for houses in the inhabited (abadi or gaothan) part of villages, mapped by drone. States issue these cards; Maharashtra calls its version a sanad. As on 4 August 2026, the Ministry of Panchayati Raj reported 39,70,943 SVAMITVA cards prepared in Maharashtra and 18,62,759 in Gujarat.

Point City survey property card SVAMITVA property card
Area Surveyed cities and towns Village abadi (inhabited) land
Survey method City survey under the state land revenue law Drone survey by Survey of India with the state
Main use Urban title checks, loans, mutation Proof of rural house ownership, bank loans

Our page on the SVAMITVA property card covers how villagers get one and use it for a loan against property.

For a disputed title or a long chain of old entries, a local property lawyer can read the card against the deeds.

Frequently asked questions

What is a property card?

It is the record of rights for a parcel in a city survey area, kept by the City Survey Office. It lists the CTS number, area, holder, tenure and mutation entries.

Is a property card proof of ownership?

It records who holds the land in revenue records. Title itself comes from the registered deed, so banks and lawyers check both.

How do I download a property card in Maharashtra?

View it free on Mahabhulekh. For a digitally signed copy, log in to the Property Card Download service on the Land Records portal, enter the office, village and CTS number, pay and download.

Where can I see a property card in Vadodara or Ahmedabad?

On AnyRoR, under View Land Record – Urban, by choosing the district, city survey office, ward and survey number.

What is a CTS number?

It is the city survey number given to each parcel during a city survey. The Mahabhumi portal has a tool to find it from an old survey number.

How long does a property card mutation take in Maharashtra?

The notified service time for an undisputed mutation entry is 30 days. Disputed entries take longer because they go to a hearing.

Is the free online property card valid for a bank?

No. Use the digitally signed copy in Maharashtra or the digitally sealed copy in Gujarat, or a certified copy from the City Survey Office.

Sources

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