🏠

How to Apply for Online Property Mutation eDakhil 2026

Property Mutation - update land records online after sale, gift, inheritance. ₹100-2,000 state-wise.

📁 Documents ⏱️ 30-45 mins 💰 ₹100-2,000

About This Guide

Property Mutation (Dakhil-Kharij) updates revenue records (Khasra/Khatauni/Patta) after sale, gift, inheritance, partition, or court order. Mandatory for property tax + sale. Apply at state portals (UP: bhulekh.up.nic.in, MH: mahabhulekh.maharashtra.gov.in, etc.). 30-90 days. Fee ₹100-2,000.

Eligibility Criteria

Property owner (new)
Sale Deed / Will / Gift Deed / Partition Deed
OR Court order
Aadhaar mandatory
Original owner cooperation (sale)
Successor proof (inheritance)

Documents Required

Keep these documents ready before starting application. Missing documents = delayed approval.

Sale Deed / Will / Gift Deed (registered)
Old Khatauni / Patta
Aadhaar of all parties
Death certificate (inheritance)
Family tree / Pedigree (inheritance)
Property tax receipts
NOC from co-owners (partition)
Affidavit (no dispute)
Photo of property

Step-by-Step Application Process

Follow these steps in order. Each step is critical - skip none.

Find State Portal

UP: bhulekh.up.nic.in. MH: mahabhulekh.maharashtra.gov.in. KA: bhoomi.karnataka.gov.in. Each state different.

Aadhaar/mobile-based.

Apply Mutation

Form for Dakhil Kharij.

Property Details

Khasra, village, taluka. Auto-fetched from records.

Reason

Sale / Gift / Will / Partition / Court Order.

Upload Documents

Registered deed critical. All parties' KYC.

Pay Fee

₹100-2,000 by state.

Submit

Acknowledgment + Reference Number.

Field Inspection

Patwari/Lekhpal visits property. Verifies.

Public Notice

15-30 day public objection window.

Hearing

If objections, hearing by Tehsildar/SDM.

Order

Mutation order issued. Records updated.

New Khatauni

Download from portal. Verify your name.

Key Benefits

Online application
Updated land records
Property sale enabled
Property tax in your name
Loan eligibility (mortgage)
Inheritance documentation
Legal ownership proof
Subsidies eligibility (PM-KISAN etc.)
State-specific portals

What Happens After Application?

30-90 days mutation. Verify Khatauni online. Pay property tax in new name.

Frequently Asked Questions

Without sale deed - inheritance?

Death certificate + family tree + affidavit + Will/heir certificate. Tehsildar holds hearing for legal heirs. Court succession certificate may help.

Mutation rejected?

Appeal to SDM within 30 days. Higher: Collector. Provide stronger documentation.