AnyRoR ગુજરાત: ગ્રામીણ અને શહેરી ૭/૧૨ તથા કેડસ્ટ્રલ નકશા પોર્ટલ REVENUE DEPARTMENT, GOVERNMENT OF GUJARAT: ANYROR (7/12 & 8A) & CADASTRAL MAP PORTAL કમ્પ્યુટરાઇઝ્ડ ૭/૧૨ (VF-7), ૮-અ ખાતાવહી, નોંધણી નકલ અને કેડસ્ટ્રલ નકશા • Official Gateway: anyror.gujarat.gov.in
कंप्यूटरीकृत Gujarat VF-7/12 (Satbara) & VF-8A ऑनलाइन प्राप्त करें, Survey Number / Block Number दर्ज करके कैडस्ट्रल Village Tippan / Resurvey Map देखें, एवं VF-6 (Hak Patrak / Mutation Entry) स्थिति का तुरंत सत्यापन करें। Independent citizen educational directory connecting citizens directly to verified Revenue Department, Government of Gujarat revenue servers with open public viewing for informational records (authenticated services and certified copies require citizen login and statutory fees).
Gujarat (ગુજરાત) में आधिकारिक VF-7/12 एवं Village Tippan / Resurvey Map ऑनलाइन देखने के लिए राज्य के आधिकारिक राजस्व पोर्टल https://anyror.gujarat.gov.in पर जाएं। अपने संबंधित District (Jilla), Taluka और ग्राम का चयन करें। इसके पश्चात Survey Number अथवा खातेदार के नाम से खोज करके कम्प्यूटरीकृत नकल एवं नक्शा रिपोर्ट तुरंत निःशुल्क डाउनलोड करें।
Gujarat भू-अभिलेख एवं कैडस्ट्रल नक्शा: आधिकारिक पोर्टल विवरण एवं मुख्य तथ्य (Portal Overview & Key Details)
अधिकृत पोर्टल विनिर्देश (Official Portal Specifications)| State Jurisdiction | Gujarat (ગુજરાત) |
|---|---|
| Controlling Revenue Authority | Revenue Department, Government of Gujarat |
| Official Digital Portal | Official Portal (anyror.gujarat.gov.in) ↗ |
| DILRMP Modernization Status | DILRMP 4.0 Active Integration (Computerized RoR | Phased Cadastral Geo-Referencing) |
| Land Identification Metric | Survey Number / Block Number / 14-Digit Bhu-Aadhaar ULPIN |
| Official Portal Citizen Access Fee | Free Informational Viewing (Access conditions vary by service); Certified Copies at Statutory Fee |
| Legal Evidentiary Status | Informational Reference (Certified Copy Governed by BSA 2023 Sec 63, 74-76) |
| Official Citizen Helpline | e-Dhara Kendra (Mamlatdar Office) / Jan Seva Kendra |
anyror.gujarat.gov.in) portal overview for VF-7/12, Village Tippan / Resurvey Map, and VF-6. AnyROR ગુજરાત 7/12 (સાતબાર), 8-અ, હક પત્રક (VF-6) અને જમીન નકશો ઓનલાઈન જુઓ
ગુજરાતમાં જમીનનો 7/12 ઉતારો (ગામ નમૂના નં. 7 અને 12), 8-અ ખાતાવહી, હક પત્રક (VF-6 ફેરફાર નોંધ) અને પ્રોપર્ટી કાર્ડ ઓનલાઈન જોવા માટે મહેસૂલ વિભાગની અધિકૃત વેબસાઈટ anyror.gujarat.gov.in અને iora.gujarat.gov.in પર જાઓ. તમારો જિલ્લો, તાલુકો અને ગામ પસંદ કરી સર્વે નંબર દ્વારા જમીન રેકોર્ડ અને નકશો મેળવો.
ગુજરાત: મહેસૂલ પોર્ટલ અને જમીન રેકોર્ડ સંક્ષિપ્ત માહિતી
| વિગત | અધિકૃત માહિતી |
|---|---|
| રાજ્ય / કેન્દ્રશાસિત પ્રદેશ | ગુજરાત (Gujarat) |
| અધિકૃત પોર્ટલનું નામ | એનીઆરઓઆર ગુજરાત (AnyROR Gujarat & iORA) |
| મહેસૂલ વિભાગ | Revenue Department, Government of Gujarat |
| હક્ક પત્રક / ROR દસ્તાવેજ | VF-7/12 (Satbara) & VF-8A |
| જમીન નકશો (Plot Map) | Village Tippan / Resurvey Map |
| સર્વે નંબર / બ્લોક નંબર | Survey Number / Block Number |
| ખાતા નંબર (8-અ) | Khata Number (Form 8A) |
| ફેરફાર નોંધ (VF-6 Mutation) | VF-6 (Hak Patrak / Mutation Entry) |
| વહીવટી ક્રમ | District (Jilla) → Taluka → Village (Gam) |
ગુજરાત: અધિકૃત સરકારી વેબસાઈટ લિંક્સ
| પોર્ટલનું નામ | મુખ્ય સેવા | વેબસાઈટ લિંક |
|---|---|---|
| AnyROR Gujarat Portal | VF-6, VF-7, VF-8A & Property Card | પોર્ટલ ખોલો ↗ |
| iORA Gujarat Portal | Online Mutation, NA & Signed Copies | પોર્ટલ ખોલો ↗ |
AnyROR ગુજરાત પરથી જમીન રેકોર્ડ અને નકશો જોવાની રીત
- અધિકૃત પોર્ટલ anyror.gujarat.gov.in ખોલો અને 'View Land Record - Rural / Urban' પસંદ કરો.
- તમારો જિલ્લો (District), તાલુકો (Taluka) અને ગામ (Village) પસંદ કરો.
- જમીનનો સર્વે નંબર (Survey No.) અથવા ખાતેદારનું નામ દાખલ કરી રેકોર્ડ અને ક્ષેત્રફળ (હેક્ટર-આર-ચો.મી.) જુઓ.
- ડિજિટલ સહીવાળી (QR Code સાથે) અધિકૃત નકલ અને નકશા માટે iora.gujarat.gov.in નો ઉપયોગ કરો.
ગુજરાત ગામ નમૂના નં. 7/12, 8-અ અને હક પત્રક (VF-6) ઓનલાઈન તપાસવા
- anyror.gujarat.gov.in પર Rural Land Record માંથી VF-7/12, VF-8A અથવા VF-6 વિકલ્પ પસંદ કરો.
- સર્વે નંબર અને કેપ્ચા કોડ નાખી 'Get Record Detail' પર ક્લિક કરો અને પ્રિન્ટ કાઢો.
ગુજરાત: વારંવાર પૂછાતા પ્રશ્નો (FAQ)
1. ગુજરાતમાં ઓનલાઈન 7/12 અને 8-અ ઉતારો કઈ વેબસાઈટ પરથી મળે છે?
ગુજરાત સરકારના મહેસૂલ વિભાગના પોર્ટલ anyror.gujarat.gov.in પર માહિતી માટે અને iora.gujarat.gov.in પર ડિજિટલ સહીવાળી 7/12, 8-અ નકલ ઉપલબ્ધ છે.
2. જમીનનો નકશો અને ઉતારો જોવા માટે કઈ વિગતો જોઈએ?
તમારો જિલ્લો, તાલુકો અને ગામ પસંદ કર્યા પછી જમીનનો Survey Number / Block Number / Khata Number (Form 8A) જરૂરી છે.
3. શું ઓનલાઈન પ્રિન્ટ બેંક લોન કે કાયદાકીય કામ માટે માન્ય છે?
સાદી પ્રિન્ટ માત્ર માહિતી માટે છે. બેંક લોન કે દસ્તાવેજ માટે QR કોડ સાથેની ડિજિટલ સહીવાળી (Digitally Signed) નકલ ડાઉનલોડ કરો. Digitally signed RoR copies with QR verification can be downloaded online through the iORA Gujarat portal.
Official portal links for Gujarat
Each government task in Gujarat uses a specific portal module. Follow the exact menu path listed on each card below so you go straight to the right screen:
AnyROR Gujarat (VF-7/12, VF-8A & VF-6 Hakka Patrak Free View)
Exact Menu Path: View Land Record (Rural/Urban) > Select VF-7, VF-8A or VF-6 > Select District, Taluka & Village
Check live landowner names, co-sharer shares, land class, and bank loan remarks by Survey Number / Block Number or Khata Number.
AnyROR / Revenue Survey Cadastral Tippan & Village Map
Exact Menu Path: iORA Online Services > Digital Village Map / Tippan & Measurement Sheet Lookup
View the scaled village plot map (Village Tippan / Resurvey Map), check 4-side boundary dimensions, road access, and neighboring plot numbers.
iORA Gujarat Citizen Login (Signed RoR, Online VF-6 Mutation & NA Permission)
Login & Path: Citizen Mobile Number + OTP Login > Apply for Online Mutation, NA Conversion or Signed RoR
Download legally valid Digitally Signed QR copies, pay annual land tax online, and file or track VF-6 cases.
GARVI Gujarat (IGR Index-II Search, Jantri Rate & EC)
Exact Menu Path: Citizen Search > Property Search (Index-II) & Jantri Valuation Calculator
Verify registered Sale Deeds (Index-II), 12 to 30 year Encumbrance Certificates (EC), government circle rates, and prohibited land lists.
कम्प्यूटरीकृत Gujarat रिकॉर्ड खोजने के मुख्य तरीके (Four Official Search Modes)
Revenue Department, Government of Gujarat के आधिकारिक पोर्टल पर डिजिटल VF-7/12 और कैडस्ट्रल Village Tippan / Resurvey Map देखने के 4 मुख्य विकल्प उपलब्ध हैं। अपनी सुविधा के अनुसार किसी भी एक विकल्प का चयन करें:
Survey Number / Block Number द्वारा खोजें
सर्वोत्तम विकल्प: यदि आपके पास पंजीकृत बैनामा (Sale Deed) या ऋण पुस्तिका है, तो उसमें दर्ज Survey Number / Block Number (उदा. 104, 104/1, 256/2) दर्ज करें।
- प्लॉट की सटीक चौहद्दी और क्षेत्रफल तुरंत दिखाता है।
- विवादित या बंधक स्थिति की जांच के लिए सबसे सटीक तरीका।
Khata Number संख्या द्वारा खोजें
संयुक्त जोत जांच: Khata Number डालने पर उस खाते में दर्ज सभी सह-खातेदारों के नाम और कुल भूमि रकबा एक ही पेज पर खुल जाता है।
- परिवार के सभी हिस्सेदारों के कुल खसरे एक साथ देखें।
- खाते पर कोई बैंक ऋण या कोर्ट स्टे है तो टिप्पणी कॉलम में प्रदर्शित होता है।
खातेदार / रैयत के नाम द्वारा खोजें
यदि गाटा/खाता संख्या नहीं मालूम: किसान या भू-स्वामी के नाम के पहले 2-3 अक्षर पोर्टल के ऑन-स्क्रीन कीबोर्ड से टाइप करें।
- नाम के साथ पिता या पति का नाम मिलाकर सही खाते का चयन करें।
- स्पेलिंग अंतर होने पर हमेशा Survey Number / Block Number से खोज का उपयोग करें।
VF-6 / केस संख्या द्वारा
हालिया रजिस्ट्री या विरासत: बैनामा कराने के बाद नाम दर्ज हुआ या नहीं, यह जानने के लिए दाखिल-खारिज आवेदन संख्या या आदेश दिनांक से खोजें।
- तहसीलदार/नायब तहसीलदार न्यायालय का नामांतरण आदेश डाउनलोड करें।
- दाखिल-खारिज आदेश पारित होते ही कम्प्यूटरीकृत रिकॉर्ड में नाम अपडेट हो जाता है।
अपनी जमीन का प्रकार चुनें (Select Property Type in Gujarat)
Gujarat में विभिन्न प्रकार की संपत्तियों का रिकॉर्ड अलग-अलग सरकारी पोर्टल्स और राजस्व शाखाओं में सुरक्षित होता है। अपनी जरूरत के अनुसार सही श्रेणी का चयन करें:
1. कृषि भूमि (Agricultural Land)
ग्रामीण क्षेत्रों की खेती योग्य भूमि, बाग, चरागाह और सिंचित/असिंचित जोत।
2. ग्रामीण आबादी एवं घर (Rural Abadi)
गांव के लाल डोरा / आबादी क्षेत्र में बने पैतृक मकान और रिहायशी बाउंड्री।
3. शहरी एवं नगर पालिका क्षेत्र (Urban Property)
नगर निगम, नगर पालिका या विकास प्राधिकरण (DA) सीमा के अंतर्गत आने वाली संपत्तियां।
4. आवासीय प्लॉट एवं फ्लैट्स (Deed Registry)
कॉलोनी में खरीदे गए प्लॉट, बिल्डर फ्लैट और कॉमर्शियल दुकानें।
खेत का रकबा, स्टांप शुल्क एवं पारिवारिक हिस्सा निकालने के टूल्स
Use these tools to calculate plot areas, divide co-sharer shares, estimate stamp duty, and verify records for AnyROR Gujarat & iORA:
Enter your plot area from AnyROR Gujarat & iORA to convert it across standard and regional measurement units. Click any result to copy.
Enter the North, South, East, and West boundary lengths of your plot from the Village Tippan / Resurvey Map to calculate exact area.
Enter the property market or circle rate value to estimate stamp duty, female buyer concession savings, and registration fees.
Measure any plot side on your printed Village Tippan / Resurvey Map with a ruler and convert that paper length into actual ground distance in Feet, Meters, and Kadi.
Choose the land revenue service you want to apply for to view the required documents, fee, and approval timeline.
Check off each verified item below while reviewing the seller's VF-7/12 and Village Tippan / Resurvey Map before property registration.
स्थानीय जमीन नापने की इकाइयां और बीघा-एकड़ फार्मूला (Local Land Measurement Units & Formulas)
Land records in Gujarat (ગુજરાત) on AnyROR Gujarat & iORA record plot areas using local units alongside metric hectares. Use this conversion table to calculate your exact land area in square feet, square meters, and acres:
| Regional Measurement Unit | Square Feet Equivalent | Metric Equivalent | Mathematical Formula & Ground Context |
|---|---|---|---|
| 1 Guntha | 1,089 sq ft | 101.17 sq meters | Equal to 121 sq yards (33 ft x 33 ft). |
| 1 Vigha (Standard Gujarat) | 17,424 sq ft | 1,618.74 sq meters | Standard Gujarat Vigha equal to 16 Gunthas (approx 0.40 Acre). |
| 1 Bigha (Saurashtra/Kutch) | 23,760 sq ft | 2,207.38 sq meters | Regional variant equal to 24 Gunthas. |
| 1 Acre | 43,560 sq ft | 4,046.86 sq meters | Equal to 2.5 standard Vighas or 40 Gunthas. |
| 1 Hectare | 1,07,639 sq ft | 10,000.00 sq meters | Official unit on AnyRoR portal (e.g. 1.00.00 H-Are-SqM). Equal to 2.471 Acres. |
Tip: Use the interactive Citizen Land Utility Suite above to calculate custom plot dimensions, convert fractional shares, or verify boundaries before registration.
Check your Gujarat land records in four steps
Follow these four steps to search and download your land records:
- Step 1: Open the official portal AnyROR Gujarat & iORA (anyror.gujarat.gov.in).
- Step 2: Select your District (Jilla) → Taluka → Village (Gam) from the location menus.
- Step 3: Enter your Survey Number / Block Number, Khata Number (Form 8A), or recorded owner name.
- Step 4: View your VF-7/12 (Satbara) & VF-8A and download the Village Tippan / Resurvey Map PDF map.
Official Gujarat revenue portal summary
| Attribute | Official Gujarat Details |
|---|---|
| State or Union Territory | Gujarat • ગુજરાત (West India) |
| Official Languages | ગુજરાતી (Gujarati) and English |
| Official Portal Name | AnyROR Gujarat & iORA (એનીઆરઓઆર ગુજરાત (AnyROR Gujarat & iORA)) |
| Verified Gov Portal Domain | anyror.gujarat.gov.in • Open Direct Gov Gateway ↗ |
| Managing Authority | Revenue Department, Government of Gujarat |
| Ownership Document (ROR) | VF-7/12 (Satbara) & VF-8A |
| Cadastral Plot Map | Village Tippan / Resurvey Map |
| Plot or Survey Identifier | Survey Number / Block Number |
| Account or Ledger Identifier | Khata Number (Form 8A) |
| Mutation Process | VF-6 (Hak Patrak / Mutation Entry) |
| Citizen Inspection & Copy Fees | Free Public Viewing (₹0) • Certified Copy: ₹15 statutory fee (via e-Dhara / Jan Seva Kendra) |
| Statutory Service Delivery (RTPS) | 30 calendar days for Form 6 mutation certification under Gujarat Citizen Services Guarantee Act. |
| Bhu-Aadhaar (ULPIN) Standard | AnyRoR and e-Dhara integrated with 14-character ULPIN Bhu-Aadhaar coordinates. |
| Governing Statutory Land Act | Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948 |
| Administrative Hierarchy | District (Jilla) → Taluka → Village (Gam) |
Official government land portals for Gujarat
All links below connect directly to authentic state and central revenue servers. Server availability is monitored regularly.
Official state revenue servers experience heavy traffic between 11:00 AM and 04:00 PM due to Tehsil Sub-Registrar transactions, which may cause CAPTCHA timeouts.
| Portal Name | Primary Service | Domain & Status | Direct Access Link |
|---|---|---|---|
| AnyROR Gujarat Portal | VF-6, VF-7, VF-8A & Property Card | ✔ Official Portal Link anyror.gujarat.gov.in | Open Portal ↗ |
| iORA Gujarat Portal | Online Mutation, NA & Signed Copies | ✔ Official Portal Link iora.gujarat.gov.in | Open Portal ↗ |
Genuine revenue records in Gujarat are accessible exclusively through authorized government portals ending with .gov.in or .nic.in. Beware of commercial websites asking for monthly subscriptions, debit card numbers, or mobile OTPs. Official uncertified record viewing is free of cost across all districts.
जमीन का रिकॉर्ड खोजने से पहले आवश्यक जानकारी (Details Required Before Searching Land Records)
Keep these details ready before searching on AnyROR Gujarat & iORA:
- Location path: Select your District (Jilla) → Taluka → Village (Gam) from the dropdown menus.
- Survey Number / Block Number: Locates your parcel on the village map and shows boundary dimensions.
- Khata Number (Form 8A): Displays all plots registered under a single family or owner.
- Landowner name: Use this search option if you do not know the plot or account number.
What to do if your Gujarat land record is not found online
While the majority of revenue villages in Gujarat are digitized under the Digital India Land Records Modernization Programme (DILRMP), certain records may not appear in the online search. This typically happens in rural consolidation (chakkbandi) areas, newly bifurcated tehsils, parcels under ongoing consolidation court proceedings, or forest fringe zones.
Visit your jurisdictional Tehsil, Taluk, or Anchal revenue counter with your village name, Khasra or Khatauni reference, and owner name.
Submit an application for a certified manual copy of Form 7/12 or 8A from the Mamlatdar / Taluka Revenue Record Room or e-Dhara Centre. Fees are payable as per the Gujarat revenue fee schedule with an official receipt.
If your village map sheet does not show parcel lines, submit a demarcation request (*Paimaish* / *Mojani*) through the Revenue Inspector or government surveyor (*Amin* / *Patwari*).
Village-level Common Service Centers (CSC) can verify if your record was recently locked during annual Jamabandi revision or pending mutation entry.
खेत / प्लॉट का भू-नक्शा (शजरा मैप) ऑनलाइन कैसे देखें और डाउनलोड करें? (How to View & Download Plot Map)
The cadastral map shows parcel boundaries, dimensions, and neighboring plots. Follow these five steps:
- Open the official Gujarat mapping portal (iORA Gujarat Portal).
- Select your District (Jilla) → Taluka → Village (Gam) in the location menu to load the village map sheet.
- Enter your Survey Number / Block Number in the search box, or click directly on the land parcel inside the village map.
- Review the owner names, plot area, and land classification displayed in the verification panel.
- Click Map Report or Sketch PDF to save the plot map with its scale and north arrow.
anyror.gujarat.gov.in. भू-नक्शे पर खेत की सीमाएं, रास्ता और सरकारी संकेत कैसे समझें? (Understanding Plot Boundaries & Map Symbols)
Official village cadastral sheets (Village Tippan / Resurvey Map) use standardized cartographic symbols. Use this decoder to identify access roads, canals, and plot boundaries:
When reviewing plot numbers on the Village Tippan / Resurvey Map, note the distinction between sub-divided and undivided parcels:
• Bata Khasra (e.g. 142/1, 142/2): Indicates an officially surveyed sub-division with defined boundary lines plotted on the cadastral map.
• Minjumla Khasra (e.g. 142 Min): Indicates an undivided co-share where the owner's legal fraction is recorded in the ledger, but specific boundary lines have not yet been demarcated on the physical map sheet.
If you are purchasing a Minjumla parcel, insist on an official boundary demarcation (Haddbandi / Seemankan under Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948) before signing the final sale deed to ensure undisputed physical possession.
ऑनलाइन खसरा-खतौनी (जमीन का रिकॉर्ड) निकालने की पूरी प्रक्रिया (How to Check Land Ownership Record Online)
The VF-7/12 (Satbara) & VF-8A confirms ownership, share extent, and bank mortgage remarks. Follow these steps:
- Open AnyROR Gujarat Portal (anyror.gujarat.gov.in) in your web browser.
- Select the option to view VF-7/12 (Satbara) & VF-8A on the home screen.
- Choose your District (Jilla) → Taluka → Village (Gam) and the current revenue year.
- Select your search method (Survey Number / Block Number, Khata Number (Form 8A), or Owner Name), enter the value, and submit the captcha code.
- Check each co-owner's share, total land area, and the remarks column, then print or save the PDF copy.
If you do not have your Survey Number / Block Number or Khata Number (Form 8A), follow these simple steps:
1. Select your District (Jilla) → Taluka → Village (Gam) as usual.
2. Click the search tab labeled खातेदार के नाम द्वारा खोजें (Search by Landholder Name).
3. Type the first 1 to 2 letters of the recorded owner name using the on-screen phonetic keyboard.
4. Select the matching name from the citizen list to reveal all registered Survey Number / Block Number numbers, total landholding area, and co-sharer details.
खतौनी / जमाबंदी में इन जरूरी जानकारियों की जांच अवश्य करें (Key Details to Verify on Your Land Record)
Official revenue extracts on AnyROR Gujarat & iORA use five standard columns. Use this table to verify each section before buying land or applying for a loan:
| Document Column | Meaning in Gujarat | Buyer Verification Action |
|---|---|---|
| 1. Khata Number (Form 8A) | Unique ledger number assigned to a landowner or joint family holding in the village. | Match the seller's name and parent or spouse name with their Aadhaar card and sale deed. |
| 2. Survey Number / Block Number | Unique parcel number on the village cadastral map (Village Tippan / Resurvey Map). | Confirm that the plot number on the VF-7/12 (Satbara) & VF-8A matches the parcel on the Village Tippan / Resurvey Map. |
| 3. Land Area and Share | Total parcel area and each co-owner's fractional share. | Verify that the sale area stays within the seller's recorded share using the Area Unit Calculator. |
| 4. Land Classification | Category of land: Old Tenure (Juni Sharat - Freely Transferable), New Tenure (Navi Sharat - Restricted/Premium Applicable), and Non-Agricultural (NA) Land.. | Confirm that the parcel belongs to a private transferable land category. |
| 5. Remarks and Mutation | Lists VF-6 (Hak Patrak / Mutation Entry) orders, crop loans (KCC), bank mortgages, and court orders. | Confirm that the remarks column shows a clear title for the parcel. |
Before paying any advance for land in Gujarat, carefully inspect the Remarks Column (विवरण / अन्य विवरण). Look for entries stating "बंधक" (Mortgage), bank loan liens, or court stay orders (न्यायालय स्थगनादेश). If an outstanding registered mortgage or bank lien is recorded, a Bank No-Objection Certificate (NOC) alone is insufficient to clear title. A formal Deed of Reconveyance or Release of Mortgage must be executed by the lending institution and registered at the competent Sub-Registrar Office (SRO) under the Registration Act, 1908. Following registration, an application must be filed before the local revenue office (such as the Tehsil, Taluk Office, or BL&LRO) with the registered release deed to formally discharge the bank's charge or lien entry from the Record of Rights.
While AnyRoR Village Form 7/12 and 8A serve as official fiscal revenue records, crop and occupancy verification reflects actual on-ground possession. The Supreme Court has affirmed that revenue entries do not confer or extinguish ownership title (Suraj Bhan v. Financial Commissioner (2007) 6 SCC 186). Prospective buyers must examine registered conveyance deeds, obtain an Encumbrance Certificate from Garvi Gujarat, and inspect the physical parcel.
भू-आधार (ULPIN): 14-अंकीय विशिष्ट भू-खंड पहचान संख्या (14-Digit Land Parcel Identifier)
Under the Digital India Land Records Modernization Programme (DILRMP), revenue authorities in Gujarat (ગુજરાત) are linking agricultural and non-agricultural plots with Bhu-Aadhaar (also known as ULPIN: Unique Land Parcel Identification Number).
Just as a 12-digit Aadhaar uniquely identifies an Indian citizen, a 14-character alphanumeric Bhu-Aadhaar uniquely identifies a specific piece of geographic land on earth. It is generated from the exact GPS latitude and longitude of the plot corners based on international ISO 19152 Land Administration Domain Model (LADM) standards.
| ULPIN Code Segment | Standard Administrative Level | Role in Land Registry & Verification |
|---|---|---|
| Characters 1 and 2 | State Census Code (24) | Specifies the state jurisdiction (Gujarat prefix: 24). |
| Characters 3 and 4 | District Census Code | Identifies the revenue district authority. |
| Characters 5, 6, and 7 | Sub-District / Tehsil Code | Identifies the local Tehsil, Taluka, or Anchal office. |
| Characters 8, 9, and 10 | Revenue Village / Mauza Code | Locates the village survey map where the Survey Number / Block Number is situated. |
| Characters 11 to 14 | GIS Centroid Coordinate Hash | Unique spatial coordinates calculated from the parcel boundary polygon. |
Type or paste your 14-character Bhu-Aadhaar code from your computer-generated VF-7/12 to verify its structure:
Provides a single 14-character alphanumeric reference standard based on parcel boundary vertices coordinates under the ISO 19152 Land Administration Domain Model.
Serves as a common identifier across revenue, survey, and registration departments to reduce cadastral ambiguity in participating states.
Enables linking of textual Record of Rights (RoR) data directly with computerized GIS village maps (Bhu Naksha) where surveys are finalized.
Printed in the header of computerized land records and visible on the official state cadastral map portal for surveyed villages.
सरकारी शुल्क, नकल मिलने की समय-सीमा और कानूनी मान्यता (Official Fees, Timeline & Legal Validity)
Review the fee structure, processing time, and legal use case for each Gujarat revenue document:
| Service Type | Official Fee | Processing Time | Legal Validity and Use Case |
|---|---|---|---|
| Informational VF-7/12 (Satbara) & VF-8A View | Free (₹0) | Instant Online | Personal verification of owner name, share, and plot status. |
| Informational Village Tippan / Resurvey Map PDF | Free (₹0) | Instant Online | Checking plot boundaries, road access, and neighboring survey numbers. |
| Digitally Signed QR VF-7/12 (Satbara) & VF-8A or Map | ₹15 to ₹50 per copy | Instant to 24 Hours | Admissible for statutory verification, bank loans, and official transactions when verified against state QR servers. Digitally signed RoR copies with QR verification can be downloaded online through the iORA Gujarat portal. |
| VF-6 (Hak Patrak / Mutation Entry) Application | Standard State Tariff | State RTPS Notified Limits (Case Dependent) | Updates the buyer or legal heir name in the VF-7/12 (Satbara) & VF-8A after deed registration or succession. |
जमीन खरीदने से पहले जरूरी कानूनी जांच एवं विवाद निवारण प्रक्रिया (Property Buyer Verification & Dispute Appeals)
Land administration and records of rights in Gujarat (ગુજરાત) follow the Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948. Before buying land or settling a boundary dispute, complete these seven due diligence checks:
Seven property checks before buying land in Gujarat
| Due Diligence Step | What to Verify on AnyROR Gujarat & iORA | Critical Legal Risk / Red Flag |
|---|---|---|
| 1. Title & Fractional Share Match | Cross-verify the seller's name, parent/spouse name, and exact fraction in the VF-7/12 register against the Sub-Registrar registered deed. | Red Flag: Discrepancy between the registered Sale Deed and the live computerized VF-7/12. Never purchase property based solely on an unverified power of attorney (GPA). |
| 2. Electronic Evidence Admissibility (Section 63 BSA 2023) | Download a Digitally Signed QR Copy from AnyROR Gujarat & iORA or obtain a certified copy from the respective Tehsil / Revenue office. | Red Flag: Uncertified portal printouts serve for informational reference only. For judicial proceedings, bank mortgages, or statutory registrations, obtain an officially certified extract or digitally signed copy bearing QR validation as governed by Sections 63 and 74-76 of Bharatiya Sakshya Adhiniyam, 2023. |
| 3. Encumbrance & Bank Liens | Inspect Remarks Column 7/8/9 of the VF-7/12 and verify 12 to 30 year Encumbrance Certificates (EC) on the state registration portal. | Red Flag: Undisclosed Kisan Credit Card (KCC) agricultural loans, cooperative bank hypothecations, or commercial bank mortgage charges. |
| 4. Pending Litigation & Stay Orders | Check if the Survey Number / Block Number has pending succession (Varasat) disputes, partition suits, or revenue court injunction orders. | Red Flag: Buying land subject to pending litigation under Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948. Transfer during litigation is subject to Section 52 Transfer of Property Act (Lis Pendens). |
| 5. Restricted & Non-Alienable Land | Verify the land class code (e.g. Government Vested, Ceiling Surplus, Gram Sabha, Bhoodan, Waqf, or SC/ST Tribal Protective Tenancy). | Red Flag: Sale of assigned, tribal, or ceiling surplus land without prior statutory permission from the District Collector is null and void ab initio. |
| 6. Land Use & NA Conversion Order | If buying for residential or commercial construction, verify the formal Non-Agricultural (NA / Diversion / Bastu / CLU) order number. | Red Flag: Constructing on unconverted agricultural land risks demolition and heavy penalties under state town planning and revenue codes. |
| 7. Ground Chauhaddi & Cadastral Naksha Match | Measure the parcel physically and match all 4 boundaries (North, South, East, West) with the scaled village map (`1:4000`). | Red Flag: Encroachment by neighboring plots or mismatch between physical ground boundaries and the digitized cadastral sheet. |
Official revenue appeal hierarchy in Gujarat
If you find a spelling error in your VF-7/12, face boundary encroachment, or experience delays in VF-6, follow this administrative appeal hierarchy:
| Administrative Tier | Designated Revenue Authority | Statutory Role & Citizen Recourse |
|---|---|---|
| Tier 1: Saja / Village | Talati-cum-Mantri | Enters transfer in Hakka Patrak (Village Form 6) and issues public notices under Section 135D to all co-sharers. |
| Tier 2: Circle Level | Circle Officer / Nayab Mamlatdar | Conducts dispute enquiry on objections and certifies undisputed Form 6 mutation entries. |
| Tier 3: Taluka Level | Mamlatdar (Executive Magistrate) | Adjudicates contested Hakka Patrak dispute cases (Takrari Cases) and issues certified RoR 7/12 extracts. |
| Tier 4: Sub-Division | Prant Officer / Sub-Divisional Magistrate | First statutory appellate authority under Section 203 of the GLR Code against Mamlatdar mutation orders. |
| Tier 5: District Level | District Collector / Additional Collector | Supervises Section 65 Non-Agricultural (NA) conversions and exercises revisionary jurisdiction. |
| Tier 6: State Tribunal | Gujarat Revenue Tribunal (GRT) & Special Secretary Revenue (SSRD) | Apex appellate and revision authority for revenue disputes and agricultural tenancy rights in Gujarat. |
Statutory Service Timeline: 30 calendar days for Form 6 mutation certification under Gujarat Citizen Services Guarantee Act. • Bhu-Aadhaar Status: AnyRoR and e-Dhara integrated with 14-character ULPIN Bhu-Aadhaar coordinates.
दाखिल-खारिज (नामांतरण) केस की स्थिति ऑनलाइन कैसे चेक करें? (Check Mutation Status Online)
After executing a registered sale deed, gift deed, or succession filing in Gujarat (ગુજરાત), completing VF-6 is mandatory to substitute the seller or deceased owner's name with your name in the official VF-7/12. Follow this tracking guide on iORA Gujarat Portal:
1. By Revenue Court Case Number (वाद संख्या): Enter the official computerized case number generated during application filing.
2. By Registered Deed Number (दस्तावेज संख्या): Enter the Sub-Registrar deed number, volume, and registration year from your sale deed.
3. By Applicant or Party Name: Search by buyer name or seller name with father/husband name in Devanagari or English.
4. By Survey Number / Block Number / Mauza: Select your District (Jilla) → Taluka → Village (Gam) and enter your plot number to see all pending or disposed mutation cases.
Statutory E-Dhara mutation approval stages in Gujarat
| Mutation Stage | Statutory Procedure & Officer Action | What Citizen Must Verify |
|---|---|---|
| 1. E-Dhara Entry & Kachi Nondh | Registration data from Garvi Gujarat automatically transmits to E-Dhara, generating a provisional Kachi Nondh (કાચી નોંધ) in Village Form 6. | Keep the E-Dhara acknowledgment receipt containing the provisional mutation entry number. |
| 2. Statutory 30-Day Notice (Section 135-D) | Under Section 135-D of Gujarat Land Revenue Code, 1879, a statutory 30-day notice is served to all co-sharers and pasted at the Village Chavdi. | Check AnyRoR mutation status to monitor the 30-day notice window for any registered objections. |
| 3. Talati-cum-Mantri Verification | The Talati-cum-Mantri (તલાટી-કમ-મંત્રી) checks tenure conditions (Juni Sharat vs Navi Sharat) and verifies that agricultural ceiling or Ganot Dhara clearances are attached. | Confirm that the land is classified as unrestricted or that requisite Collector premium has been verified. |
| 4. Mamlatdar / Deputy Mamlatdar Certification | The Mamlatdar or Deputy Mamlatdar examines the entry, verifies deed consideration, and formally certifies (પ્રમાણિત) the mutation. | Download the certified Form 6 extract confirming the Mamlatdar's statutory certification order. |
| 5. Village Form 7/12 & 8A Update | Live land ledgers on AnyRoR (anyror.gujarat.gov.in) are permanently updated with the purchaser's name. | View the live computerized Village Form 7/12 and Khata Form 8A to confirm title entry. |
If a co-sharer or third party files an objection during the notice period, the case converts from an undisputed summary proceeding into a regular contested revenue lawsuit (विवादित वाद). Both parties are summoned with notices. As the buyer, you must present the certified copy of your registered sale deed, proof of physical possession (Chauhaddi), and modern computerized VF-7/12 extracts. Under Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948, summary revenue proceedings cannot determine complex civil title questions, which belong exclusively to the Civil Court.
If your registered property deed dates back several decades, the plot number recorded on the deed may refer to older Cadastral Survey (CS), Revisional Survey (RS), or pre-consolidation (Chakbandi) settlement registers. To find your modern Survey Number / Block Number:
1. Check the Chauhaddi (चारदीवारी / Four Boundaries) on your registered deed to identify fixed physical benchmarks (neighboring roads, canals, or ancestral plots).
2. Open the village cadastral map (Village Tippan / Resurvey Map) on AnyROR Gujarat & iORA and visually locate the plot shape using neighboring benchmark numbers.
3. If the survey numbers changed during re-settlement, request a Comparative Table (मिलान तालिका / Charkatta) from the District Collectorate Record Room (मुहाफ़िज़खाना) to bridge old survey numbers with current computerized records.
Troubleshooting search and portal errors in Gujarat
If the government portal returns blank results or an error, check these database entry rules:
Record not found after recent registration
A recently registered transaction may not appear in the online Record of Rights until the mutation process has been completed and the record updated. Processing and update times vary by state, service category, and case circumstances. Use the official application-status facility or contact the competent revenue office for the status of your case.
Division and CTS Number Format
Select your administrative Division first. For urban or converted properties, search with the City Title Survey (CTS) Number or updated Gat Number rather than the ancestral survey number.
Name search returns zero results
State revenue databases store owner names in the regional script. Searching in English letters returns blank results. Enter the name using the script tool below or search by plot number.
Map shows a blank white page
Cadastral map engines open plot reports in a separate window. Allow pop-ups in your browser settings for https://iora.gujarat.gov.in.
Document check: Remarks and encumbrance verification
Inspect the liabilities and remarks column of the VF-7/12. Unresolved bank charges, ceiling reservations, or court disputes recorded here must be cleared before completing a purchase.
Post-search action scripts and application drafts for Gujarat
If you discovered a misspelled name, missing plot share, or boundary conflict while inspecting your Gujarat land records, copy these ready-to-use application templates to submit to the revenue authority:
1. Application for correction of clerical error in digital VF-7/12
To, The Tehsildar / Talukdar / Circle Officer, Revenue Circle / Tehsil: ______________________, District: ______________________, State: Gujarat Subject: Application for correction of clerical / typographical error in Digital VF-7/12. Respected Sir/Madam, I, _______________________________, S/o / D/o / W/o _______________________________, resident of Village: __________________________, Tehsil: __________________________, District: __________________________, state as follows: 1. I am the lawful recorded owner of land located in: - Village / Mouza: __________________________ - Khata / Account Number: ___________________ - Survey Number / Block Number: ________________ - Total Area: _______________________________ 2. Upon inspecting the computerized record on AnyROR Gujarat & iORA, I observed the following error: - Existing Recorded Detail on Portal: __________________________________________________ - Correct Detail as per Registered Title Deed: _________________________________________ 3. Enclosed herewith are attested copies of: a) Registered Sale Deed / Partition Deed No. ____________ dated ____________ b) Current Land Revenue Tax Receipt c) Identity Proof (Aadhaar Card) I request your office to order the necessary field verification and direct the Patwari / Revenue Inspector to correct the digital record accordingly. Date: ____ / ____ / 202__ Place: ____________________ Signature: ______________________________ Mobile Number: __________________________
2. Formal request for physical field demarcation (Village Tippan / Resurvey Map survey)
To, The Assistant Director of Land Records (ADLR) / Tehsildar, Department of Revenue & Land Records, District: ______________________, State: Gujarat Subject: Request for physical field demarcation and boundary measurement based on official Village Tippan / Resurvey Map. Respected Sir/Madam, I, _______________________________, am the lawful owner in physical possession of: - Survey Number / Block Number: ________________________ - Village / Mouza: ____________________________________ - Tehsil / Taluk: _____________________________________ - District: ___________________________________________ Due to missing boundary stones / border disputes along adjacent parcels, I request an official field inspection and physical demarcation using the cadastral plot map layout. I have deposited the requisite official measurement fee of ₹__________ (Challan / Receipt enclosed). Please issue notice to the adjacent landholders and schedule the measurement date. Date: ____ / ____ / 202__ Place: ____________________ Signature: ______________________________ Contact: ________________________________
भूमि के प्रकार (कृषि, गैर-कृषि, आबादी) एवं हेल्पलाइन नंबर (Land Types & Official Helplines)
Land classifications in Gujarat: Old Tenure (Juni Sharat - Freely Transferable), New Tenure (Navi Sharat - Restricted/Premium Applicable), and Non-Agricultural (NA) Land..
Certified copy procedure: Digitally signed RoR copies with QR verification can be downloaded online through the iORA Gujarat portal.
Helpdesk and office support: e-Dhara Kendra (Mamlatdar Office) / Jan Seva Kendra.
Under the Gujarat Land Revenue Code, 1879 (Bombay Act V of 1879) & Gujarat Tenancy and Agricultural Lands Act, 1948 and State Public Services Guarantee Act, undisputed mutation (VF-6) and certified VF-7/12 copies must be delivered within 30 calendar days for Form 6 mutation certification under Gujarat Citizen Services Guarantee Act.. If your application faces unexplained administrative delays or demands for unlawful gratification:
• First Appeal: File a statutory revision before the Sub-Divisional Officer (SDO / SDM) of your sub-division.
• Second Appeal: Escalate to the Additional District Magistrate (ADM / Revenue) or District Collector.
• Online Grievance Redressal: Submit a formal tracking complaint on the official state Chief Minister grievance redressal portal (e.g. CM Helpline / Lok Shikayat / Sampark / Jansunwai).
Citizen login and online land tax payment in Gujarat
Use these five official citizen service modules on AnyROR Gujarat & iORA (anyror.gujarat.gov.in) to log in, check plot and VF-7/12 details by owner name, pay land revenue tax online, and link Aadhaar:
| Portal Module / Service | How It Works on AnyROR Gujarat & iORA (GJ) | Exact Menu Path & Citizen Action |
|---|---|---|
| 1. Free VF-7/12 & Plot Info No Login Needed | Displays live plot area, land classification, co-sharer fractions, and VF-6 (Hak Patrak / Mutation Entry) history by Survey Number / Block Number, Khata Number (Form 8A), or Owner Name. | View Land Record (Rural/Urban) > Select VF-7, VF-8A or VF-6 > Select District, Taluka & Village on official Gujarat VF-7/12 portal (anyror.gujarat.gov.in) ↗. |
| 2. Cadastral Plot Map (Village Tippan / Resurvey Map) Direct Map Sheet | Shows the scaled village map (`1:4000`), 4-side boundary lengths, road access, and neighboring plot numbers (Chauhaddi). | iORA Online Services > Digital Village Map / Tippan & Measurement Sheet Lookup on official Gujarat Village Tippan / Resurvey Map portal (iora.gujarat.gov.in) ↗. |
| 3. Citizen Login, Tax & VF-6 Mobile OTP Login | Pays annual land revenue tax (Khajna / Lagan / Pauti), downloads digitally signed QR copies (₹15 to ₹50), and tracks VF-6 (Hak Patrak / Mutation Entry). | Citizen Mobile Number + OTP Login > Apply for Online Mutation, NA Conversion or Signed RoR on official Gujarat Citizen Login (iora.gujarat.gov.in) ↗. |
| 4. Sub-Registrar Deed & EC Check IGRS / Stamp Portal | Verifies registered Sale Deeds (Index-II), 12 to 30 year Encumbrance Certificates (EC), government circle rates, and prohibited land lists. | Citizen Search > Property Search (Index-II) & Jantri Valuation Calculator on official Gujarat IGRS portal (garvi.gujarat.gov.in) ↗. |
5. Aadhaar e-KYC & Record CorrectionGrievance & Correction | Links the landowner's Aadhaar and mobile number with their Khata Number (Form 8A) to prevent fraudulent transfers and correct clerical spelling or area errors. | Submit an online correction request with your registered deed PDF or apply to your local revenue officer (e-Dhara Kendra (Mamlatdar Office)). |
Step-by-step land revenue tax payment and digital receipt (e-Pauti) download
Paying annual land revenue tax (Lagan / Khajna / e-Pauti / Bhu-Rajaswa) online maintains fiscal compliance with state revenue authorities. Payment of land tax is for revenue collection purposes and does not establish ownership title, prove adverse possession, or resolve competing property claims. Follow these steps on AnyROR Gujarat & iORA:
- Step 1 (Select Location): Open the official tax payment module and select your District (Jilla) → Taluka → Village (Gam).
- Step 2 (Locate Demand Ledger): Enter your Khata Number (Form 8A) or Survey Number / Block Number to view the computerized demand register (Register-II / Jamabandi).
- Step 3 (Inspect Arrears): Review the fee demand calculation, past payment history, cess, and any penalty interest. Confirm that no prior financial year arrears remain pending.
- Step 4 (Online Payment): Pay the assessed tax securely via the State Cyber Treasury gateway using UPI, Net Banking, or Debit Card.
- Step 5 (Download QR e-Pauti): Instantly download and print the digitally signed tax clearance receipt (e-Pauti) containing the Government Reference Number (GRN) and payment verification barcode.
Check Gujarat AnyRoR 7/12, 8A, and village forms online
Use these official services to verify ownership, inspect plot maps, check encumbrances, and track mutation orders in Gujarat:
| Gujarat Service Module | Key Features & User Benefit | Exact Link & Action Steps |
|---|---|---|
| 1. AnyRoR Rural & Urban VF-7/12 Free View | View Village Form 7 (ownership, occupancy type, area) and Form 12 (crops) across all talukas without login or fees. | Open AnyRoR Gujarat Portal ↗, select View Land Record Rural/Urban, and search by Survey Number or Owner Name. |
| 2. VF-8A Khata & VF-6 (Hakka Patrak) Mutation | Inspects holding account details (VF-8A) and mutation entry history (VF-6 Hak Patrak) showing past sales, inheritance, and mortgages. | Select "VF-6 Entry Details" on AnyRoR and enter your mutation entry number to confirm whether it was certified by the Mamlatdar. |
| 3. iORA Portal (Online Revenue Applications) | Integrated Online Revenue Applications portal for Non-Agricultural (NA) conversion, premium payments, and certified copies. | Log in to iORA Gujarat Portal ↗ with your mobile OTP to apply for digital services. |
| 4. Digitally Signed e-Chavdi 7/12 & 8A | Download legally valid, QR-code verified digitally signed 7/12 and 8A extracts valid in registration offices and banks. | Generate e-signed copies via the Digital Gujarat or AnyRoR e-Chavdi module by paying a nominal ₹15 online fee. |
| 5. Jantri Rates & Section 73AA Ganot Dhara Check | Checks government Jantri market rates for stamp duty, and verifies Ganot Dhara tenancy and Section 73AA restrictions (tribal land protection). | Confirm the land is Old Tenure (જૂની શરત: freely transferable) and not New Tenure (નવી શरત: requires Collector premium and NOC). |
Land classifications and transfer rules in Gujarat
Before paying an advance or registering a Sale Deed in Gujarat (ગુજરાત), check the land classification code on the VF-7/12 against this legal verification table:
| Verification Check | Official Gujarat Revenue Code & Legal Meaning | What a Buyer or Owner Must Do |
|---|---|---|
| 1. Safe Transferable Land Class | Old Tenure / Juni Sharat (જૂની શરત: Freely Transferable; Verify NA Order for Non-Agricultural Buyer) | Confirm that the seller's name, parent/spouse name, and fractional share match both the VF-7/12 and the Sub-Registrar EC. |
| 2. Restricted / Prohibited Land Class (Red Flag) | New Tenure / Navi Sharat (નવી શરત: Requires Collector Premium Payment), Section 73AA Tribal Land, Gauchar | Do not pay an advance. Government, Vested, Forest, or Class-2/Assigned land cannot be sold without prior statutory Collector permission. |
| 3. Non-Agricultural (NA / Conversion) Check | Agricultural plots require formal land-use conversion (NA / Bastu / CLU / Diversion) before residential or commercial construction. | Verify the official Conversion Order number on the VF-7/12 before buying a plotted layout or house site. |
| 4. Un-Subdivided Joint Plot (Min / Bataank / Phodi) | When a plot is sold from a larger joint parcel, the new sub-division (`/1`, `/2`, `Min`) must be drawn on the Village Tippan / Resurvey Map. | Insist on an official pre-mutation sketch or boundary demarcation so your exact ground parcel is separated on the village map. |
| 5. Revenue Officer Escalation & Helpdesk | Official Authority: Revenue Department, Government of Gujarat Support & Escalation: e-Dhara Kendra (Mamlatdar Office) / Jan Seva Kendra | File clerical corrections or delayed VF-6 appeals online with your Case Number and registered deed copy. |
District coverage for Gujarat land records
Official AnyROR Gujarat & iORA land records, VF-7/12 registers, and cadastral village maps cover all revenue districts and local revenue offices across Gujarat:
Local revenue terms in Gujarat
Use these regional definitions to read Gujarat revenue documents accurately (see also the All-India Land Terminology Glossary):
VF-7 (Village Form 7)
Ownership, survey number, total area (Hectare-Are-Sq.Mt.), assessment, and Boja (bank loan/encumbrance) record.
VF-8A (Khatawani)
Account summary of all survey numbers held by an individual Khatedar in the village.
VF-6 (Hak Patrak)
Mutation register containing chronological entries of title changes and certifications.
Property Card
City Survey record for urban properties showing City Survey Number, Ward, and plot area.
સ્થાનિક વહીવટી અને મહેસૂલી વિગતો (Local Administrative & District Nuances - Verified October 2026)
ગુજરાતમાં જમીન વ્યવહારો અને AnyRoR / iORA પોર્ટલના દસ્તાવેજોની ચકાસણી કરતી વખતે નીચેની વૈધાનિક જોગવાઈઓ અને મહેસૂલી પ્રક્રિયાઓ અત્યંત મહત્વપૂર્ણ છે:
1. ગામ નમૂના નં. ૭/૧૨ વિરુદ્ધ ગામ નમૂના નં. ૬ હક્ક પત્રક (Village Form 7/12 vs Village Form 6 Hakk Patrak)
AnyRoR પોર્ટલ પરથી પ્રાપ્ત ૭/૧૨ માં સર્વે નંબર, ખાતેદારનું નામ, જમીનનો પ્રકાર અને પાક વિગત દર્શાવાય છે. પરંતુ જમીનની માલિકીના ઇતિહાસ અને હક્ક સંપાદનની સાચી વિગત 'ગામ નમૂના નં. ૬' (હક્ક પત્રક / નોંધ) માં નોંધાય છે. વારસાઈ, વેચાણ, વસિયતનામું કે બેંક બોજાની તમામ કાચી-પાકી નોંધો ફોર્મ ૬ માં ઉપલબ્ધ હોય છે. માત્ર ૭/૧૨ જોઈને સોદો ન કરવો; તમામ પ્રમાણિત નોંધોની ચકાસણી અનિવાર્ય છે.
2. નવી શરત વિરુદ્ધ જૂની શરત જમીન (New Tenure / Navi Sharat vs Old Tenure Restrictions)
ગુજરાત જમીન મહેસૂલ સંહિતા અને ગણોત ધારા હેઠળ નવી અને અવિભાજ્ય શરત (Navi Sharat) ની જમીન સરકાર અથવા સાંથણી દ્વારા ચોક્કસ નિયંત્રણો સાથે ફાળવવામાં આવે છે. આવી જમીન જિલ્લા કલેક્ટરશ્રીની પૂર્વ મંજૂરી અને સરકારી પ્રીમિયમ ભર્યા વિના વેચી, ગીરો મૂકી કે બિનખેતી (NA) કરી શકાતી નથી. કલેક્ટર મંજૂરી વિના થયેલ દસ્તાવેજ કાયદાકીય રીતે રદબાતલ ગણાય છે. જૂની શરત (Juni Sharat) સંપૂર્ણ મુક્ત માલિકી હક્ક દર્શાવે છે.
3. ઈ-ધરા નોંધ અને કલમ ૧૩૫-ડી નોટિસ પ્રક્રિયા (E-Dhara Mutation & Section 135-D Notice)
ગરવી ગુજરાત (GARVI) પોર્ટલ પર રજિસ્ટર્ડ દસ્તાવેજ થયા પછી ઈ-ધરા કેન્દ્ર દ્વારા આપોઆપ કાચી નોંધ પડે છે. જમીન મહેસૂલ કાયદાની કલમ ૧૩૫-ડી અન્વયે તમામ હિત ધરાવતા પક્ષકારોને ૩૦ દિવસની કાનૂની નોટિસ બજાવવામાં આવે છે અને ગ્રામ પંચાયત ચાવડીએ ચોંટાડવામાં આવે છે. મુદત દરમિયાન કોઈ વાંધો ન આવે તો જ મામલતદાર/નાયબ મામલતદાર દ્વારા નોંધ પ્રમાણિત (Certified) થાય છે, ત્યારબાદ જ ૭/૧૨ માં નવું નામ દાખલ થાય છે.
जमीन खरीदने से पहले जांच के 3 आसान चरण (3-Step Land Verification Guide)
Complete these three checks before paying an advance or signing an agreement in Gujarat:
Seller identity and title match
Compare the seller name and parentage in the digital VF-7/12 directly against their government photo identity (Aadhaar, PAN) and registered deed.
Ground boundary and map match
Inspect the plot on site with the official Village Tippan / Resurvey Map. Confirm that road access, boundary dimensions, and neighboring plot numbers match the surveyed sheet.
Mutation status tracking
Deed registration at the Sub-Registrar office records the transfer, but revenue ownership updates only after mutation. Track the VF-6 until the new name is recorded on the ledger.
आधिकारिक Gujarat राजस्व हेल्पलाइन एवं सहायता केंद्र (Official Helpdesk & Support)
यदि आपको AnyROR Gujarat & iORA पोर्टल पर खतौनी देखने, भू-नक्शा डाउनलोड करने, या दाखिल-खारिज स्थिति ट्रैक करने में कोई तकनीकी बाधा आती है, तो आधिकारिक हेल्पलाइन से संपर्क करें:
📞 आधिकारिक संपर्क विवरण (Gujarat Revenue Contact)
- हेल्पलाइन फोन: 079-23251401
- वैकल्पिक सहायता: AnyRoR Support: 079-23251408
- ईमेल सहायता: edhara-rev@gujarat.gov.in
- नियंत्रक विभाग: Revenue Department, Government of Gujarat
- मुख्यालय / पता: Block No 11, New Sachivalaya, Gandhinagar, Gujarat 382010
- कार्य दिवस व समय: 10:30 AM - 6:10 PM (Working Days)
- निकटतम केंद्र: e-Dhara Kendra (Mamlatdar Office) / Jan Seva Kendra
🛠️ आम तकनीकी समस्याओं के त्वरित समाधान
- सर्वर टाइमआउट (504 Gateway Timeout): सरकारी सर्वरों पर दोपहर 11 से 3 बजे के बीच ट्रैफिक अधिक होता है। सुबह 7 से 9 बजे अथवा शाम 6 बजे के बाद प्रयास करें।
- कैप्चा कोड (CAPTCHA) लोड न होना: ब्राउज़र का कैश साफ करें अथवा 'Private/Incognito Window' में वेबसाइट खोलें।
- नाम की स्पेलिंग न मिलना: सीधे नाम की जगह अपने Survey Number / Block Number से खोजें; इससे वही सटीक नाम प्रदर्शित होगा जो सरकारी रजिस्टर में दर्ज है।
- बैंक या कोर्ट के लिए प्रमाणित प्रति: ऑनलाइन कंप्यूटर प्रति केवल व्यक्तिगत जानकारी के लिए मान्य है। बैंक लोन अथवा कोर्ट पेशी हेतु अपने स्थानीय तहसीलदार कार्यालय या सीएससी केंद्र से डिजिटल हस्ताक्षर युक्त सर्टिफाइड कॉपी (Certified Copy) प्राप्त करें।
Frequently asked questions
Verified Citizen Queries1. [ગુજરાતી (Gujarati)] ગુજરાતમાં ઓનલાઈન 7/12 અને 8-અ ઉતારો કઈ વેબસાઈટ પરથી મળે છે?
ગુજરાત સરકારના મહેસૂલ વિભાગના પોર્ટલ anyror.gujarat.gov.in પર માહિતી માટે અને iora.gujarat.gov.in પર ડિજિટલ સહીવાળી 7/12, 8-અ નકલ ઉપલબ્ધ છે.
2. Which is the official website to check Gujarat land records and plot maps?
The Revenue Department, Government of Gujarat manages the official AnyROR Gujarat & iORA portal at official AnyROR Gujarat & iORA website (anyror.gujarat.gov.in).
3. What details are needed to view a plot map (Village Tippan / Resurvey Map) in Gujarat?
Select your location path (District (Jilla), Taluka, Village (Gam)) and enter your Survey Number / Block Number. You can also find the plot number by searching with the owner name in the VF-7/12 (Satbara) & VF-8A register or clicking the parcel on the village map.
4. How do I get a legally valid copy from AnyROR Gujarat & iORA for bank loans or court use?
Online printouts work for personal reference. For bank loans and court use, download a digitally signed copy with a QR code or get a certified extract from your local revenue office. Digitally signed RoR copies with QR verification can be downloaded online through the iORA Gujarat portal.
5. How do I update my name in Gujarat land records after buying land or inheritance?
Submit a VF-6 (Hak Patrak / Mutation Entry) application with your registered sale deed or succession certificate and identity proof on the state revenue portal or local Tehsil office. The revenue office updates the VF-7/12 (Satbara) & VF-8A after approving the mutation order.
6. How does Bhu-Aadhaar (ULPIN) protect land buyers in Gujarat?
Bhu-Aadhaar is a 14-character unique alphanumeric identifier assigned to land parcels based on the latitude and longitude coordinates of parcel boundary vertices. ULPIN serves as a standardized spatial identification code to identify and cross-verify land parcels on computerized cadastral maps; it does not independently guarantee legal title or prevent transactions without Sub-Registrar and revenue court verification. Active bank mortgages and encumbrance liens are recorded in your computerized VF-7/12.
7. How do I pay land revenue tax (Lagan or Khajna) online in Gujarat?
Access the tax module on AnyROR Gujarat & iORA, enter your District (Jilla) and Taluka, check your demand register (Register-II or Jamabandi) for pending arrears, pay securely through the state cyber treasury gateway using UPI or Net Banking, and download your digitally signed e-Pauti tax receipt.