Step-by-Step Process of Property Registration in Telangana (Bhu Bharati Portal 2026)

If you are still searching for “Dharani Portal” in 2026, you are looking at the past.

In January 2025, the Telangana Government officially replaced the controversial Dharani Portal with the new, transparent, and user-friendly Bhu Bharati Portal.

This was not just a name change. The entire registration system was overhauled to fix the “prohibited land” errors and “missing survey numbers” that plagued investors for years.

In this ultimate guide, we walk you through the New 2026 Registration Process on the Bhu Bharati platform, from slot booking to getting your biometric passbook.

Bhu Bharati vs. Dharani: What Changed in 2026?

Before we start the steps, you must know why this change matters to you as a buyer.

1. Safety (LPM Number): The old system relied on “Survey Numbers,” which were often duplicated. Bhu Bharati uses a unique Land Parcel Map (LPM) Number with geo-coordinates. If the LPM doesn’t match the satellite map, the system blocks the registration. No more fake plots!
2. Grievance Redressal: Dharani had no “Appeal” option. If your land was wrongly marked “Government Land,” you were stuck. Bhu Bharati has reintroduced the Revenue Tribunals, allowing you to appeal to the RDO or Collector easily.
3. Urban vs. Rural Split:
   • Bhu Bharati: Exclusively for Agricultural Land (Farmland).
   • IGRS Telangana: Remains the portal for Non-Agricultural Assets (Plots, Flats, Apartments).

Note: This guide focuses on Bhu Bharati (Agricultural Land Registration), which covers most open land investments in upcoming areas like Shadnagar, Vikarabad, and Yadagirigutta.

Related Article: Is Shadnagar Safe for NRI Investment? (Growth & Legal Report)

Step 1: Create a Citizen Login

You can no longer rely solely on a document writer. You should check the records yourself.

1. Visit the official portal: https://bhubharati.telangana.gov.in/
2. Click on “Citizen Login”.
3. Enter your Mobile Number and OTP.
4. NRI Note: There is a specific “NRI Portal” section. If you don’t have an Indian mobile number, use your email to register here.

Step 2: Check the “Land Status” (Due Diligence)

Before paying a single rupee, check the ROR (Record of Rights).

1. Dashboard → Click “Land Details Search”.
2. Enter the District, Mandal, Village, and Survey Number.
3. The “Green” Signal: The system will show the current owner’s name (Pattadar). Verify: Does this name match the person selling you the land?
4. The “Red” Signal: If the land appears in the “Prohibited Properties List” (Section 22A), STOP. You cannot register this land.

Related Article: Power of Attorney (GPA) Format for NRIs Buying Property in Hyderabad

Step 3: Slot Booking & Payment (The “No Cash” Rule)

Once you have verified the land status, you must book a slot for registration. You cannot just walk into the MRO office anymore.

1. Select Transaction Type: Choose “Sale of Land”.
2. Enter Details: Fill in the buyer (Vendee) and seller (Vendor) details exactly as per Aadhaar/Passport.
   • NRI Tip: If you are buying via a GPA Holder (your father/brother), ensure their details are entered in the “Representative” section, and upload the Registered GPA Document.
3. Calculate Fees: The portal automatically calculates the Stamp Duty (usually 5.5%) and Transfer Duty (1.5%).
4. Pay Online: You must pay the full amount via Net Banking or Challan.
   • Crucial Rule: No cash is accepted at the Registrar Office. This eliminates the scope for “bribes” or “processing fees.”

Success: You will receive an SMS with your Slot Date & Time.

Related Article: Best Way to Send Money to India for Property Purchase (Low Fees)

Step 4: Registration Day (The Biometric Safety)

On the scheduled day, the Seller and Buyer (or GPA Holder) must visit the Tahsil Office (MRO).

The Process (15 Minutes):

1. Document Verification: The officer checks the original passbook of the seller and your payment receipt.
2. Biometric Authentication: This is the most critical step.
   • The Seller puts their thumb on the scanner.
   • The Buyer puts their thumb on the scanner.
   • Two Witnesses sign and provide biometrics.
3. Photo Capture: A digital photo of both parties is taken on the spot.

Why is this safer? In the old system, imposters could forge signatures. In Bhu Bharati, the transaction fails if the biometrics do not match the Aadhaar database. You cannot fake a thumbprint.

Related Article: Power of Attorney (GPA) Format for NRIs Buying Property in Hyderabad

Step 5: Instant Mutation (The “Magic” Step)

This is where the new system shines.

Old Way: After registration, you had to apply separately for “Mutation” (change of name in revenue records). This took months and often required bribes.

New Way (2026):

• The moment the biometrics match, the system Auto-Mutates the record.
• The Seller’s name is deleted.
• The Buyer’s name is added.
• A new Digital Passbook (e-Pattadar Passbook) is generated instantly.
• You can download the new passbook from the portal immediately. The physical card is couriered to your Indian address within 7 days.

Related Article: Is Shadnagar Safe for NRI Investment? (Growth & Legal Report)

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