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Property Card Maharashtra: How to Check Online (2026 Guide)
Know when land is recorded on a Property Card instead of a 7/12, how to view it, and how to download a digitally signed copy on Mahabhumi.
The Property Card, or Malmatta Patrak (मालमत्ता पत्रक), is Maharashtra's record of rights for land in city survey areas, identified by a City Survey (CTS) number instead of the Gat or survey number used on a 7/12. You can download a digitally signed copy through the Revenue Department's Mahabhumi service at digitalsatbara.mahabhumi.gov.in, whose user guide says no fee is currently charged for it, though other figures have been reported, so check the screen before you pay. For a buyer of land at a town's edge, it tells you whether the record has moved from the village 7/12 to the urban register.
At a glance
Maharashtra digitised its property cards under a system the Mumbai Suburban Collectorate describes as the urban rights record, with online updates and digitally signed downloads.
| Item | Detail | Source |
|---|---|---|
| What it covers | Land in areas surveyed by a City Survey office (towns, cities and some large villages) | Collector Mumbai Suburban |
| Identifier | CTS (City Survey) number, with region, district, office and village | Mahabhumi user guide |
| Digitally signed copy | digitalsatbara.mahabhumi.gov.in, digitally signed Property Card option | Revenue Department, Maharashtra |
| Fee | "Currently no fee" for the Property Card, per the portal's user guide; other amounts reported in the past | Mahabhumi user guide |
| Wallet top-up | Rs 15 to Rs 1,000, multiples of Rs 15 advised, non-refundable | Mahabhumi user guide |
| Login | New user registration, or OTP-based login without registration | Mahabhumi user guide |
| Office | City Survey Office or the land records office for the area | Collector Mumbai Suburban |
What the Property Card is
When a town or city is surveyed by the land records department, the land inside the survey area is given City Survey (CTS) numbers and recorded on Property Cards instead of the village 7/12. City surveys are carried out under the Maharashtra Land Revenue Code, 1966 and the rules framed under it for village, town and city surveys. Each card is kept by the City Survey Office, and a map of the CTS numbers is kept alongside it. In Mumbai Suburban, for example, the Collectorate says the city survey was done between 1963 and 1970, covers 86 villages, and is maintained through 10 City Survey Offices with maps at 1:500 scale.
A Property Card typically shows:
- The CTS number, sheet number and area, usually in square metres.
- The tenure under which the land is held and any land revenue assessment.
- The holder or holders and their share.
- Other rights and charges, such as mortgages, leases and restrictions.
- A running history of changes, such as sales, inheritance and charges, with the date and the officer's attestation.
The card is used across the state, from metro wards to municipal councils. A 2020 report on the launch of the online service put the number of Property Cards at about 50 lakh. Separately, rural settlements (gaothan) are being mapped under the national SVAMITVA scheme, which issues its own property cards to village households; those are a different record from the city survey card.
Property Card vs 7/12
| Point | 7/12 (Satbara) | Property Card |
|---|---|---|
| Where used | Agricultural and other land outside city survey areas | Land inside a city survey area |
| Number | Gat or survey number, with Hissa | CTS number |
| Kept by | Talathi, under the Tahsildar | City Survey Office, land records department |
| Crop details | Yes, in Form XII | No |
| Change history | Separate ferfar (mutation) register | Recorded on the card itself |
| Area unit | Usually hectares and ares | Usually square metres |
Land on the edge of a growing town can appear in both systems: the old 7/12 for its Gat number and a newer Property Card after a city survey. Ask the City Survey Office which record is now live, and do not accept one without checking the other. Our 7/12 guide covers the rural side, and the Mahabhunakasha guide covers the maps.
Step by step: download a digitally signed copy
These steps follow the user guide provided on the digitally signed records portal.
- Open digitalsatbara.mahabhumi.gov.in. Either use OTP-based login with your mobile number, or choose "New User Registration" and fill in your personal, address and login details.
- If the screen asks for payment, use "Make Online Payment" to add a balance. The guide allows Rs 15 to Rs 1,000 and advises multiples of Rs 15. Note the PRN number on the receipt.
- Choose the digitally signed Property Card option.
- Select the region, district, office and village.
- Say whether you know the exact CTS number. If you do, enter and select it; if not, search from the list.
- Click "Download" and save the signed PDF.
- Keep the original file. The signature is valid only in the file as issued.
The wallet is non-refundable
The user guide says any balance you add cannot be refunded. Add only what you need, and if a payment status shows blank, use the portal's check payment status facility with your PRN before paying again.
Fee and validity
Official and reported figures differ, so read the amount on the screen.
- The portal's user guide states that no fee is currently charged for the digitally signed Property Card.
- A July 2020 report on the launch of the online service gave fees of Rs 135 in municipal corporation areas, Rs 90 in municipal council areas and Rs 45 in rural areas.
- In December 2025, the Revenue Minister announced that digitally signed land records from Mahabhumi, reported to include Property Cards along with the 7/12 and 8A, have full legal validity, carry a QR code and a 16-digit code, and must be accepted by banks, courts and government offices without a physical signature or stamp. The same reports gave a fee of Rs 15 per copy.
Digitally signed records are recognised under the Information Technology Act, 2000. Even so, ask your bank or sub-registrar beforehand which copy they want.
Reading it as a buyer
- Holders. Every holder on the card, or their legal heirs, normally has to join the sale.
- Tenure. Restricted tenures, such as land granted by the state, may need permission before transfer. Confirm with a local advocate.
- Charges. Look for mortgages or leases in the other rights entries and ask for a release for each one.
- History. Read the entries in order. A gap, a cancelled entry or a pending one needs an explanation.
- Area. Match the card's area with the sale draft and the CTS map.
Common errors and fixes
- CTS number not found. Check that you chose the correct region and City Survey office; one town can have several offices.
- Land shows only on a 7/12. The area may not be under city survey yet. Use the 7/12 and ferfar instead.
- Name errors. Get spelling mistakes corrected at the City Survey Office before the sale; see our guide to correcting online land records.
- Download fails. The guide says this is usually a connection problem; wait and try again.
What to check before you rely on it
- Two live records. If both a 7/12 and a Property Card exist for the land, find out which one governs.
- Pending entries. A change noted but not yet attested is not final.
- Old copies. Download your own copy on the day you decide.
- Card is not title. Have a local advocate trace the registered deeds, as in our 30-year chain of title guide.
Frequently Asked Questions
What is a Property Card in Maharashtra?
What is Malmatta Patrak?
Where can I download a Property Card online?
What is the fee for a digitally signed Property Card?
Is a digitally signed Property Card legally valid?
What is a CTS number?
What is the difference between a Property Card and a 7/12?
Can agricultural land have a Property Card?
Do I need to register to download it?
Does a Property Card prove title?
Sources
- Revenue Department, Maharashtra: Digitally signed 7/12, 8A and Property Card service
- Revenue Department, Maharashtra: Help (User Guide) for digitally signed records
- Collector Mumbai Suburban District: Land records and city survey
- Collector Thane: Information about all land records
- India Code: Maharashtra Land Revenue Code, 1966
- Land Records Department, Maharashtra: Bhumi Abhilekh
