Survey sketch and Land Parcel Map (LPM) in Telangana: check plot boundaries on Bhu Bharati before buying land

Official pages read on 23 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: the land record (ROR-1B, pattadar passbook) tells you who owns a survey number and how much; the map tells you where its edges are. In Telangana, Bhu Bharati's Farmer Services list a SurveyMap Services (LPM) module where citizens "can view survey details and Land Parcel Maps (LPM), including survey number, boundaries, extent, and geo-referenced location", and the portal has a separate GIS map ("Click on the map to get parcel information"). Before you pay for agricultural or farm land, put the seller's survey or sub-division number on that map, compare the extent with the ROR-1B and the sale deed schedule, and walk the boundary with a licensed surveyor.

What the Bhu Bharati Act 2025 says about survey maps and parcel IDs

Provision	What it says (quoted or close summary)	What it means for a buyer
s.2(2) Bhudhaar	"the land parcel unique identification number assigned to any parcel of land". Temporary: geo-referencing "has not been completed". Permanent: geo-referencing "has been completed".	Ask whether the parcel's Bhudhaar is temporary or permanent. Temporary means the map position is not yet fixed by geo-referencing.
s.9(1) proviso	A permanent Bhudhaar takes into account "the geographical location of the parcel", "its shape determined by the coordinates of its corner points" and "ownership as per the Record of Rights". Government, local body, community, Endowment or Wakf land may get numbers "from specially reserved series".	The corner coordinates are what fix the boundary. A reserved-series number is a warning sign to check the land class before paying.
s.5(3)	For a sale, gift, mortgage, exchange or partition of agricultural land, the applicant "from the prescribed date, shall also submit survey/sub-division map as prescribed along with the applications".	A survey/sub-division map becomes part of registration once that date is prescribed (to verify for your mandal).
s.7(1), s.8(1)	The same map is "compulsory, from the date as may be prescribed" for succession/Will mutations and for mutations by decree and other modes.	If you are buying from heirs, the heirs' mutation may also need the map.
s.10(2)	The pattadar passbook "shall include survey / sub-division map from the prescribed date".	Newer passbooks may carry the map; compare it with the seller's copy.
s.13(2)	"Survey Numbers may be divided into as many sub-divisions as may be required and the survey maps may be updated".	Buying part of a survey number? The deed should name the sub-division, not only the parent number.
s.11	Every RoR entry "shall be presumed to be true and correct until the contrary is proved or until it is otherwise amended".	A wrong extent or boundary on record works against you until it is corrected, so fix it before registration.

Source: Act No. 1 of 2025, Telangana Gazette Part IV-B, 4 Jan 2025, read on 23 Oct 2026. Section 3(7) says the Act does not apply to non-agricultural land in urban areas that the Government notifies, and s.5(9) sends sales of non-agricultural and abadi land to the Sub-Registrar. So for a city layout plot the approved layout plan matters more than an LPM. To verify: whether the "prescribed date" for survey maps under ss.5(3), 7, 8 and 10 has been notified, and the Bhu Bharati Rules 2025 text.

What an LPM looks like (from a government mapping project)

The Telangana Remote Sensing Applications Centre (TGRAC) describes its Bhu Bharati spill-over work for Nizamabad district: land parcels are split into individual Land Parcel Map layouts, each LPM is made of polygon, line and point features so that "inter vertex distances" and corner coordinates can be measured, and junctions with neighbouring parcels are labelled. The scale is 1:1000 for an LPM up to 2 ha, 1:2000 for 2 to 8 ha and 1:5000 above 8 ha, and the final LPM is printed on A4. Encroached parcels "are assigned new survey number" with a remark in the land register. For a buyer this means: ask for the LPM with its corner points, check the side lengths against the deed schedule, and look at the remarks column. This describes one district project; other districts may differ (to verify).

Seven boundary checks before you pay for land in Telangana

Get the exact number: survey number and sub-division from the seller's ROR-1B and passbook, not from the broker's brochure.
Find the parcel on the map: open SurveyMap Services (LPM) or the Bhu Bharati GIS map and click the parcel to read its information. Save a screenshot with the date.
Compare three extents: the map, the ROR-1B and the sale deed schedule. If they differ, stop. The Bhu Bharati FAQ (Q32) says a wrong extent is fixed by a "Modification Request Application under extent Correction option... after verification".
Look at the neighbours: check that the boundary schedule in the draft deed (north, south, east, west) names the same adjoining survey numbers, roads or tanks that the map shows. Land next to a tank may also need the lake FTL / buffer check.
Check the land class: if any part is shown as government, irrigation, road or house-site land, FAQ Q35 says it is a "Notional Khata" case for the owner to correct first. Also run the prohibited property check.
Missing or split numbers: if the survey number is missing on Bhu Bharati, FAQ Q33 says the owner applies under "Missing Survey number/ Sub division Number". If part of the land was sold in square yards earlier, Q37 says the sold part stays in the khata as a new sub-division. Make the seller finish this before registration.
Walk it with a surveyor: hire a licensed surveyor to fix the corner points on the ground against the map, and write the agreed boundaries into the agreement and the deed.

Common mistake: buying "2 acres in survey no. 123" when survey 123 has been split into sub-divisions and the seller holds only one of them. The ROR-1B looks fine, but the land you were shown on the ground is a neighbour's sub-division. Always match the sub-division number on the map to the fence you were shown.

To verify: whether a downloadable or official LPM / survey sketch (tippan) copy is offered online, and its fee; the exact login steps of SurveyMap Services; whether your village has permanent Bhudhaar. Disputes: an appeal against a Bhudhaar Card decision lies to the RDO within sixty days (s.15(3)); a civil suit for declaration remains open under s.18.

Related guides

Buying in Andhra Pradesh? See the Andhra Pradesh FMB / LP map guide.

Not legal advice. This page summarises official pages read on 23 Oct 2026. A map on a portal does not replace a licensed surveyor's measurement on the ground or a lawyer's title check. Portals and rules change, so re-check each step.

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FAQ

What is a Land Parcel Map (LPM) on Bhu Bharati?

Bhu Bharati's Farmer Services describe SurveyMap Services (LPM), where citizens can view survey details and Land Parcel Maps including survey number, boundaries, extent and geo-referenced location.

What is the difference between a temporary and a permanent Bhudhaar?

Under section 2(2) of the Bhu Bharati Act 2025, a temporary Bhudhaar means geo-referencing of the parcel is not complete; a permanent Bhudhaar means it is complete.

Is a survey map compulsory for land registration in Telangana?

Section 5(3) of the Act says that from the prescribed date the applicant shall also submit a survey/sub-division map with the application. Check whether that date has been notified for your area.

The extent on Bhu Bharati is wrong. What can the owner do?

The Bhu Bharati FAQ says the owner applies in the Modification Request Application under the extent correction option, and the extent is corrected after verification.

Official sources

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