Bihar Bhumi: How to Check Jamabandi, Khata-Khesra and Dakhil-Kharij Online (2026)

Bihar Bhumi (biharbhumi.bihar.gov.in) is the Revenue and Land Reforms Department’s portal for viewing jamabandi records, applying for mutation, paying land revenue and requesting corrections. Anyone can look up a record in minutes. The harder question is whether the record can be trusted. Bihar’s digitised records still carry errors, and 2026 brought new mutation rules, a fee and tighter checks, so a buyer needs to read the portal carefully rather than just download a page.

What Bihar Bhumi covers, and what it doesn’t

The portal handles the revenue side of land: jamabandi, dakhil-kharij, lagaan, Land Possession Certificates (LPC), Parimarjan Plus corrections and links to Bhu Naksha. Registration of a sale deed sits with the Registration Department’s e-Nibandhan system. For houses and holdings inside municipal areas, some cities run their own mutation systems. Patna Municipal Corporation, for example, has an online mutation facility on its own tax portal.

What a jamabandi shows

A jamabandi, also called Panji-II, is now Bihar’s working record of rights. It shows the raiyat’s name, jamabandi number, khata and khesra numbers, area (rakba), boundaries (chauhaddi), mutation details, lagaan, and any mortgage or revenue case.

How to view a jamabandi online

1. Open biharbhumi.bihar.gov.in and choose the option to view the Jamabandi Panji.
2. Select district, anchal (circle), halka and mauza.
3. Search by raiyat name, khesra (plot) number, khata number or jamabandi number, whichever you have.
4. Enter the captcha and open the matching entry.

You can view and download a copy, and a digitally signed copy with a QR code is available online and treated as valid in the state. Check the mortgage flag too. The portal lets you see whether a parcel is under mortgage. Menu labels and links change, so if a direct link fails, start from the main page.

What if your jamabandi isn’t online?

A missing record doesn’t mean the land has no record. Left-out jamabandis can be digitised through Parimarjan Plus, with a jamabandi proof or, failing that, proof of ownership. The scale of the problem is not trivial. A 2024 field survey in two villages found about 5 per cent of records missing online, 6 per cent lacking khata or khesra numbers and 11 per cent with area mismatches. Two villages are a small sample, so read these as a warning, not a statewide statistic.

Dakhil-kharij: registration is not mutation

A registered sale deed transfers the deed, not the revenue record. Mutation, or dakhil-kharij, is a separate step carried out at the anchal office. The steps are:

1. Apply on the portal with your registered deed and documents.
2. The revenue staff verify the application, and the Circle Officer issues notices.
3. Objections can be filed online during a 14-day window.
4. The Circle Officer passes an order, and the jamabandi is updated.

The prescribed period is about a month, but contested cases can stretch to 90–95 days. Appeals against the Circle Officer’s order go to the Deputy Collector Land Reforms (DCLR).

For a broader explanation of the paperwork involved in changing ownership records, see this property mutation process and document checklist.

What changed in 2026

• Automatic mutation is limited. The state announced that mutation would start automatically with registration, but only where the buyer purchased from a jamabandi-holding raiyat; other cases still apply online. An official evaluation describes the condition as a sole owner selling to a single buyer.
• Stricter verification. In June 2026, the Revenue Department told officers to check each mutation against the list of government land on the portal.
• Partition and inheritance. A single application can now record a family partition for all sharers. Officials are also starting mutation for heirs of deceased landowners on their own initiative.
• A fee. The Assembly passed the Bihar Land Mutation (Amendment) Bill, 2026 in July, introducing a Rs 200 mutation fee. I found only one report of this, so confirm the amount and start date on the portal.
• Flats. Mutation for apartment-related land has been suspended since April 2025, and the government has planned an ordinance to restart it. If you are buying a flat, ask what the current process is.

Lagaan and receipts

Land revenue is small, sometimes only a rupee or two a year, but the receipt matters. It is an important document for showing continued possession. If your digital jamabandi lacks a khata or khesra number, online payment may not work and the lagaan is paid manually after the anchal staff verify your name in the register..

Fixing errors through Parimarjan Plus

Parimarjan Plus handles corrections to name, address, khata, khesra, chauhaddi, area and lagaan. There is one exception worth knowing. If the error is in a jamabandi created after an online mutation, you can’t use Parimarjan. You must appeal to the DCLR. Keep your deed, old khatiyan and rent receipts ready.

Bhu Naksha: useful, but not proof

Bhu Naksha shows revenue maps. It isn’t proof of ownership. It displays survey numbers, but for most parcels it doesn’t show area, chauhaddi or landholder. There’s a second trap. After a partition, Bihar splits the jamabandi by area but the khesra number stays the same, so several jamabandis can share one plot number. Always check the rakba on the jamabandi against your deed, not just the plot number.

A buyer’s quick checklist

• The seller’s name is on a current jamabandi, and the area matches the deed.
• No mortgage or revenue case flag.
• Lagaan receipts are up to date.
• Earlier transfers and inheritance are mutated. The same survey found 43 per cent of sampled records with inheritance not updated, sometimes under ancestors’ names for up to three generation.
• The land isn’t government land.
• An encumbrance certificate from the Registration Department, which the district sub-registrar can generate.

Before completing a purchase, also review the property title verification checklist for India alongside the revenue records. A jamabandi alone does not establish clear legal title.

The bottom line

Use Bihar Bhumi to read the record, then test it. Match the jamabandi to the deed, check the rakba and mortgage flag, and apply for mutation promptly after registration. Where the record is wrong or missing, Parimarjan Plus and the DCLR appeal are the routes, so start early.