In India, property ownership involves more than just a sale deed or tax receipt.
One document that is gaining increasing importance in ensuring clear and dispute-free land title is the Property Card.
This post explains what a property card is, how it differs from other land records, and why it’s critical in verifying ownership — especially in urban and semi-urban India.
1️⃣ 🏷️ What Is a Property Card?
✅ Simple Definition
A Property Card is an official land record that contains ownership details, property boundaries, and historical changes in title.
It is usually issued by the city survey department or land revenue office.
✅ Applicable to Urban Lands
Property Cards are typically maintained for urban properties, while rural lands use other records like RTC or Pahani.
2️⃣ 📋 What Details Does a Property Card Include?
✅ Key Information Captured
- Owner’s name
- CTS (City Survey Number)
- Plot area and boundaries
- Changes in ownership
- Encumbrances or government claims
✅ Link to Mutation
Each ownership change is reflected in the card via mutation entry after a sale, gift, inheritance, etc.
3️⃣ 🌍 Where Are Property Cards Used in India?
✅ States with Active Use
Property Cards are commonly used in:
- Maharashtra (Mumbai, Pune, Nagpur, etc.)
- Gujarat
- Goa
- Delhi (urban survey lands)
✅ Now Being Adopted Nationwide
Under the SVAMITVA scheme, even village properties are being surveyed and assigned property cards for ownership clarity.
4️⃣ 🧾 Is a Property Card Proof of Ownership?
✅ Yes — Alongside Title Deed
A property card acts as government-backed evidence of ownership and possession.
✅ Mutation Must Be Up-To-Date
However, ownership is valid only if the mutation entries in the property card reflect the current owner’s name.
5️⃣ 🔍 Why Is It Important for Buyers?
✅ Due Diligence
Verifying the latest property card extract helps buyers confirm:
- Legal ownership
- Property boundaries
- Absence of encumbrances
✅ Avoiding Disputes
Outdated or fraudulent entries can signal hidden legal issues.
6️⃣ 🧱 Property Card vs 7/12 Extract
✅ Urban vs Rural
- Property Card: Urban land record
- 7/12 Extract: Rural agricultural land record used in Maharashtra and some other states
✅ Record Differences
7/12 includes cultivation and tenancy details.
Property Card focuses on title and ownership in urban layouts.
7️⃣ 📄 Property Card vs Khata Certificate
✅ Different Authorities
- Property Card: Issued by land revenue/city survey departments
- Khata: Issued by municipal corporations
✅ Legal Value
Property Cards are considered stronger title evidence than Khata, which mainly serves tax purposes.
8️⃣ 🧭 How to Get a Property Card?
✅ Online & Offline
Most urban local bodies offer online portals for property card download (e.g., MahaBhulekh in Maharashtra).
✅ Required Documents
- Sale Deed copy
- Tax paid receipt
- ID proof
- Application form for mutation (if name change is pending)
9️⃣ 📤 How Is a Property Card Updated?
✅ Mutation Process
A new buyer or legal heir must apply for mutation, after which their name is added to the property card.
✅ Entry Reflects Legal Change
Without mutation, ownership is not recognised in government records — even with a registered deed.
🔟 ⚖️ Is Property Card Legally Enforceable?
✅ Yes
It’s admissible in court as official land record, especially in property disputes or title clarifications.
✅ Still Requires Title Tracing
While strong evidence, it should be checked with:
- EC
- Sale deed
- Mutation history
1️⃣1️⃣ 🏗️ Can You Mortgage a Property Without a Property Card?
✅ Technically Yes, But Risky
Some banks allow loans based on title deed and EC.
However, many demand the latest property card extract to avoid fraud.
✅ Banks Verify Mutation
If mutation is not done, loan applications may be rejected or delayed.
1️⃣2️⃣ 🏙️ Is It Mandatory for Flat Owners?
✅ Yes, for Land Portion
For individual flats, the builder or society holds the property card for the land on which the building stands.
✅ Separate Ownership Must Be Recorded
In redevelopments or land share agreements, flat buyers may be required to verify land ownership via property cards.
1️⃣3️⃣ 📝 Can There Be Multiple Property Cards?
✅ No, One Per Survey Number
There is one property card per CTS number, which may include multiple owners in case of undivided shares.
✅ Subdivision Entries Possible
Subplots or co-owners may be recorded via notes or separate pages within the same record.
1️⃣4️⃣ 🔄 Property Card and SVAMITVA Scheme
✅ For Rural India
Under SVAMITVA, property cards are being issued to villagers based on drone surveys and GIS mapping.
✅ Reduces Title Confusion
This initiative helps formalise ownership in gram panchayats where earlier no written title existed.
1️⃣5️⃣ 🧠 Common Misconceptions
❌ “Only sale deed matters”
A registered sale deed is essential, but without mutation in the property card, ownership is incomplete.
❌ “Khata and property card are same”
No — Khata is for tax; property card is a title-linked document.
📊 Comparison Table: Property Card vs Khata vs 7/12 vs EC
| Document | Applies To | Issued By | Shows | Proof of Ownership? |
| Property Card | Urban lands | Land Revenue / City Survey | Title, mutation, boundaries | Yes (with mutation) |
| Khata | Urban lands | Municipality / Corporation | Tax registration details | No |
| 7/12 Extract | Rural lands (MH) | Talathi / Revenue Office | Cultivation, tenancy, land extent | Partial |
| Encumbrance Cert. | All property types | Sub-Registrar Office | Financial/legal encumbrances | No |
❓ 10 FAQs About Property Card
- Is a property card mandatory for registration?
No, but it is strongly advised to check it before buying. - Can a property card be corrected?
Yes, by submitting a rectification request at the land records office. - What if the name is not mutated?
Apply for mutation using your registered deed and pay the mutation fee. - Can I download my property card online?
Yes, from state land record portals like MahaBhulekh or eChavdi. - Does a flat buyer need a property card?
Yes, to verify land title and share of land in society cases. - Can a property card be forged?
It’s difficult as it’s an official record. Always check through government portals. - Is property card available in English?
Some states provide bilingual options; others issue it in the local language. - Does mutation guarantee ownership?
Mutation reflects ownership but must be supported by the sale deed. - Is property card used in court?
Yes, as valid documentary evidence of possession and title history. - Is it part of due diligence before purchase?
Absolutely — always ask for the latest property card when buying land or a flat.
🏁 Conclusion: What Is a Property Card? How It Helps Establish Clear Land Ownership
A Property Card is more than just a title record — it’s the government’s confirmation of your name on the land.
Whether you’re buying a plot, inheriting a flat, or applying for a loan, a valid and up-to-date property card can protect you from disputes and fraud.
However, it’s only one piece of the puzzle.
Always cross-check it with the sale deed, EC, Khata, and mutation records to ensure you have full legal clarity.
📢 Call to Action: Secure Your Land Rights with Expert Legal Support
📱 Mobile: +91 80884 17193
🌐 Visit: www.rjpropertylaw.com
📧 Email: ranjinijayaram@rjpropertylaw.com
Let’s ensure your property documents are clear, verified, and legally secure — the right way.