Document Guide · Maharashtra
How to Get a
Property Card (CTS)
in Maharashtra — Complete Guide 2026
The Property Card Mumbai Maharashtra is the Malmatta Patrak urban land record proving who owns a city plot, its CTS number, and area. It replaces the 7/12 inside Mumbai and notified urban areas. This guide shows how to download it, read it, and confirm the title before you pay for any flat or plot.
Also called
Malmatta Patrak, P.R. Card, City Survey Property Card
Issued by
City Survey Office (Settlement Commissioner & Director of Land Records)
Valid for
As on date of issue (verify within 30 days of registration)
Cost
Free (unsigned view)
Time taken
Instant online
Online portal
bhulekh.mahabhumi.gov.in
note
Free for digitally signed copy on Mahabhumi portal 15 to 30 days at City Survey Office for certified copy
1
What is Property Card in Maharashtra?
200–300 words
Definition
The Property Card is the urban land record kept by the City Survey Office under Section 282 of the Maharashtra Land Revenue Act, 1966 (with Form D under the Maharashtra Land Revenue (Urban Areas) Rules, 1969). It records the rightful holder of an urban plot identified by its CTS number.
CTS stands for City Title Survey. Every urban plot in Mumbai, Pune, Thane, Kolhapur, and other notified cities carries a unique CTS number and lives on a Property Card. The card lists the holder's name, plot area in square metres, encumbrances, and every mutation in the plot's history.
This document does what the 7/12 Utara does for villages, but for cities. A flat buyer cares about the Property Card because every flat sits on a CTS plot. If the underlying land title is clouded, the flat sale rides on a flawed foundation. Banks demand it. Sub-Registrars expect it. Courts treat it as primary evidence in urban title disputes.
For Mumbai and notified urban areas, the Property Card replaces the 7/12. Reject any Mumbai seller producing only a 7/12 extract for the plot. The CTS-based card is the right document.
2
How to Get Property Card Cts in Maharashtra
500–800 words
Pull the Property Card free from the Mahabhulekh portal, or apply for a certified copy through Aaple Sarkar. Have the CTS number, ward, and division ready.
Online method (recommended)
Open the official portal Go to [bhulekh
mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) for the unsigned view, or [digitalsatbara.mahabhumi.gov.in](http://digitalsatbara.mahabhumi.gov.in) /dslr for the digitally signed PDF. Avoid lookalike domains.
Bookmark only the .[gov.in](http://gov.in) address.
Pick division, district, taluka, village Choose your revenue division
For Mumbai, pick Konkan and then Mumbai City or Mumbai Suburban. For Pune or Thane, pick the relevant division. Drill down to the ward.
Select Property Card and enter CTS From the menu pick "View Property Card / Malmatta Patrak"
Enter the CTS number, plot number, or owner's name. Complete the captcha and search.
Download the PDF The Mahabhumi portal serves digitally signed Property Card PDFs without a fee
The QR code and 16-digit verification number make it valid for banks, courts, and Sub-Registrars. ###
Verify the QR code on the same portal before submitting anywhere.
Offline method (Sub-Registrar Office)
Visit the right City Survey Office Mumbai City uses the office at Old Custom House, Fort
Mumbai Suburban (Andheri, Borivali, Kurla) uses the Bandra East office. Other cities have their local City Survey Office under the Settlement Commissioner.
File the application Submit a written request with the CTS number, plot details, and ID proof
For a fresh certified copy, use Aaple Sarkar (aaplesarkar.mahaonline.gov.in) under Right to Services to file online with eKYC.
Pay the fee Court fee stamps and a small application fee apply
Confirm the current rate at the counter.
Collect within 15 to 30 days Pick up the signed and stamped copy from the City Survey Office
Cross-check the CTS, plot area, and mutation entries before leaving.
Ask for a certified copy of the latest mutation entry. It often reveals pending objections.
3
What Does Property Card Contain in Maharashtra?
200–300 words
Every field below has bite. Read each row before you pay an advance.
Field | What it means | What to check |
|---|---|---|
CTS Number | Unique city plot identifier | Match exactly with sale deed and society records |
Holder Name | Person or entity in lawful ownership | Compare with seller's Aadhaar, PAN, and society share certificate |
Plot Area (sq metres) | Total area of the urban plot | Reject if seller’s quoted carpet area doesn’t align with FSI math |
Tenure / Land Class | Freehold, leasehold, occupancy class | Leasehold requires lessor consent for transfer |
Encumbrances and Mutations | Loans, attachments, court orders, ownership changes | Must be NIL or fully cleared before purchase |
Tax Status | Paid and unpaid land taxes | Unpaid dues become a charge on the plot |
A clean Property Card carries the latest digitally signed copy with QR code, single holder name matching the seller's ID, NIL encumbrances, freehold tenure, and a clear mutation chain.
4
Common Issues With Property Card in Maharashtra
200–300 words
Every field below has bite. Read each row before you pay an advance.
Builder still on the Property Card
Even after possession, the CTS plot often shows the original landowner or developer as holder. Banks reject flat loans if the underlying land title is not clean.
Push for deemed conveyance to the society and a fresh mutation entry. Verify on Mahabhulekh.
7/12 produced for a Mumbai plot
Within Mumbai and notified urban areas, the 7/12 is not the operating document. Sellers presenting only a 7/12 for a Mumbai property are either careless or hiding the actual urban title status.
Demand the Property Card with a current CTS number. Reject any deal that cannot produce one.
Leasehold tenure missed
Many central Mumbai plots sit on leasehold tenure (Collector, BMC, MHADA, Port Trust). Transfer needs lessor consent, and missing this voids the sale.
Read the Tenure column. If anything other than freehold, get a written NOC from the lessor before signing.
CTS mismatch with sale deed
The CTS number on the Property Card must match the sale deed, society share certificate, and BMC tax bill. Mismatches signal fragmented or disputed records.
Reconcile through a City Survey Office correction before registration.
Pending mutation after earlier sale
A registered sale does not auto-update the Property Card. Sellers exploit this gap to resell or to hide a recent transaction.
Pull the Property Card yourself within a week of viewing. Compare against any older copy the seller showed.
Encumbrance entry overlooked
A bank charge, attachment, or court order in the encumbrance column travels with the plot.
Insist on a No Dues letter and a fresh Property Card showing NIL encumbrance on the date of registration.
5
Why Property Card Matters for Land Buyers in Maharashtra
200–300 words
Four reasons it sits at the centre of every urban deal.
Primary urban title proof The Property Card is the Record of Right for urban land in Maharashtra
It is the document courts, banks, and Sub-Registrars accept as the starting point of title verification for plots and flats in cities.
Replaces the 7/12 in Mumbai and notified areas Inside Mumbai and other notified urban zones, the 7/12 stops being the operating record
Anyone insisting otherwise is either uninformed or pushing a flawed deal.
Bank loan and registration requirement Home loans on plots, redevelopment funding, and Sub-Registrar registration of urban sale deeds all need a current Property Card showing clean title
Bank loan and registration requirement Home loans on plots, redevelopment funding, and Sub-Registrar registration of urban sale deeds all need a current Property Card showing clean title
Maharashtra-specific: CTS-based mutation chain Only Maharashtra runs the CTS-based Property Card system tied to the City Survey Office
The mutation chain on it tells you every transfer the plot has seen, which is the single best test of a clean title. ###
A seller offering only a society share certificate, a builder NOC, or a 7/12 for a Mumbai plot. They are skipping the document that actually proves urban title. Walk away.
Frequently Asked Questions
What is a Property Card Mumbai Maharashtra and is it legal proof of ownership?
What is a Property Card Mumbai Maharashtra and is it legal proof of ownership?
The Property Card or Malmatta Patrak is the urban land record kept by the City Survey Office under Section 282 of the Maharashtra Land Revenue Act, 1966. It is accepted as primary proof of urban title in courts, banks, and Sub-Registrar offices.
How much does a Property Card cost in Maharashtra in 2026?
How much does a Property Card cost in Maharashtra in 2026?
Viewing and downloading the digitally signed Property Card from [bhulekh.mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) is free for citizens. Certified physical copies from the City Survey Office attract court fee stamps and a small application fee, varying slightly by office.
What is CTS number on the Property Card?
What is CTS number on the Property Card?
CTS stands for City Title Survey. It is the unique identification number assigned to each plot in Mumbai and other notified urban areas. The CTS number on the Property Card must match the sale deed, society records, and BMC bill.
How do I verify a Property Card online for Mumbai?
How do I verify a Property Card online for Mumbai?
Pull the digitally signed Property Card yourself from [bhulekh.mahabhumi.gov.in](http://bhulekh.mahabhumi.gov.in) or [digitalsatbara.mahabhumi.gov.in](http://digitalsatbara.mahabhumi.gov.in) . Scan the QR code on the document and confirm the 16-digit verification number on the portal. Never accept a seller's printout as final proof.
What is the difference between 7/12 and Property Card?
What is the difference between 7/12 and Property Card?
The 7/12 covers rural agricultural land. The Property Card covers urban plots inside notified cities like Mumbai, Pune, Thane, and Kolhapur. Both serve as Record of Right but apply to different land categories under separate rules.
How do I apply for a Property Card in Mumbai suburban?
How do I apply for a Property Card in Mumbai suburban?
Use Aaple Sarkar at [aaplesarkar.mahaonline.gov.in](http://aaplesarkar.mahaonline.gov.in) under Right to Services. Register with Aadhaar eKYC, file the application with CTS and ward details, and collect the certified copy from the Bandra East City Survey Office in 15 to 30 days.
Can NRIs download a Maharashtra Property Card online?
Can NRIs download a Maharashtra Property Card online?
Yes. NRIs can view and download Property Cards from Mahabhulekh from anywhere. No Indian mobile number is required for viewing. Use the digitally signed copy as it is accepted by Indian banks and Sub-Registrars without further attestation.
What if my Property Card has wrong details or pending mutations?
What if my Property Card has wrong details or pending mutations?
File a written correction with the City Survey Office. Attach the registered sale deed, succession certificate, or relevant proof. The officer verifies and updates the record. Track progress through Aaple Sarkar and escalate to the Settlement Commissioner if delayed.
Browse verified land in Maharashtra
Every urban listing on [1acre.in](http://1acre.in) gets cross-checked against the Property Card before going live. Skip the title risk and start with plots that have clean CTS records.
Browse Verified Maharashtra Lands
About this guide
Compiled from 1acre research and official sources for Maharashtra. Verify live portal status and legal position before transacting.