Bhu Bharati land check for NRIs buying in Hyderabad: 5 steps before you pay

Checked against official sources on 13 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: Telangana's land records moved from Dharani to Bhu Bharati, launched on 14 April 2025 under the Bhu Bharati Act 2025. If you live abroad and are buying a plot or flat in or around Hyderabad, use Bhu Bharati for the land record and status, the IGRS portal for the encumbrance certificate (EC), and a local lawyer to confirm title. If the land is agricultural, stop: NRIs and OCIs can't buy agricultural land, plantation property or a farm house.

Step 1: Rule out agricultural land first

Under the RBI Master Direction on acquisition and transfer of immovable property under FEMA (para 3.1.1), NRIs and OCIs can't buy agricultural land, plantation property or a farm house. Ask the seller for the survey number and the layout or building approval before anything else. If it's still farmland on record, an NRI purchase isn't allowed.

Step 2: Check the land on Bhu Bharati

Open Know Land Status and search by district, mandal, village and survey number (to verify: exact fields and any captcha).
Check the prohibited property search for the same survey number (to verify: what the result screen shows).
Note the owner name shown and compare it with the seller's documents. A mismatch is a question for your lawyer, not a deal-breaker you decide alone.

Step 3: Get the EC from IGRS

The encumbrance certificate search on the Telangana registration (IGRS) portal needs a citizen login (we checked on 9 Oct 2026). From abroad, a family member or your lawyer can do this. Our EC guide explains what an EC shows and what it misses.

Step 4: Check the approval and RERA status

For a flat or a plot in a project, search the project on rera.telangana.gov.in. Ads for registered projects must carry the permit number and TG-RERA number in a top-right box; see our TG-RERA ad box page.

Step 5: Signing from abroad

If someone will sign for you in Hyderabad, you'll usually need a power of attorney attested abroad and then stamped in India. The exact attestation and stamping steps are to verify with your lawyer and the Indian mission where you live, because they depend on the document and the country.

We don't check properties and don't offer a checking service. Portal steps were checked on 9 and 13 Oct 2026; government websites change. Steps marked (to verify) need a login or captcha and weren't seen by us.

Free NRI Hyderabad property DIY sample

A sample of our DIY checklist for NRIs: the documents to ask for, the portals to check and the questions to send your lawyer.

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FAQ

Is Dharani still working?

Telangana replaced Dharani with Bhu Bharati, launched on 14 April 2025 under the Bhu Bharati Act 2025. Use https://bhubharati.telangana.gov.in for land records now.

Can an NRI buy agricultural land near Hyderabad?

No. The RBI Master Direction under FEMA (para 3.1.1) says NRIs and OCIs can't buy agricultural land, plantation property or a farm house.

Can I get the Telangana EC online from abroad?

The IGRS EC search needs a citizen login. A family member or lawyer in India can run it for you; whether you can register from abroad is something we haven't tested.

Does a clean Bhu Bharati record mean the title is clear?

No. It's one record among several. A lawyer must confirm title using the full chain of documents, the EC and the approvals.

Do you check properties for NRIs?

No. We sell DIY checklists and templates only. We don't inspect, verify or certify any property.

Official sources

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and TG-RERA's own notices override anything on this page.