7/12 utara, 8A and the property card: Gujarat's land records, what each proves and where to get them

Gujarat's land records come in two families: the revenue records of a village, led by the 7/12 utara and the 8A khata, and the city survey records of a town, led by the property card. Which one proves the title to the land under your flat depends on where the project stands, and a careful buyer reads the right ones before paying the booking amount. This guide explains each record, who keeps it, where to view it online, and what a GujRERA filing carries beside them.

The records at a glance#

The 7/12 and the 8A#

The 7/12, or satbara utara, combines two village forms into one extract for one survey number: Form 7 records who holds the land and the rights over it, and Form 12 records how it is cultivated. The 8A runs the other way round. It is the khata, an account per landholder, and answers the question "which survey numbers does this person hold in this village". A seller's title should read the same way in both: each survey number in the agreement should appear in the seller's 8A, and the 7/12 of each should name the seller.

An analogy makes the pair easy to remember. The 7/12 is the page for one house in a street directory; the 8A is the entry for one family in the telephone book. Each is useful alone, and the check is that both point at the same family and the same house.

The mutation register#

Every change to the 7/12 starts as an entry in Village Form 6, the mutation register or hakk patrak: a sale, an inheritance, a gift or a partition is entered with a serial number and date, notice is given to the people concerned, and the entry is certified before the 7/12 changes. Until an entry is certified, the previous one still stands. When you read a 7/12, read the mutation entries it cites as well; an entry still awaiting certification is a question for your lawyer, not a detail.

The property card in a surveyed town#

In a town that has been city surveyed, the property card kept by the city survey office is the record that matters, identified by a city survey number, a ward and a sheet number rather than by a revenue survey number. A flat in a surveyed locality of Ahmedabad, Surat or Vadodara is traced through it. GujRERA's own filings show both systems in use: of the 17,309 registrations, 5,147 file a revenue survey number and 3,385 a city survey number.

Which record applies to your project#

Start from the GujRERA filing. If it names a city survey number, the property card is the record to read; if it names a revenue survey or block number, read the 7/12, the 8A and the mutation entries; and if it names a town planning scheme and final plot, read the scheme's record beside whichever of the two applies. How a scheme turns an original plot into a final plot is in TP scheme and final plot. Many projects name more than one, which is normal: land that was a farm survey number in 2010 can be a final plot in a scheme today and carry a city survey number as well. The title report should explain how each identifier leads to the next.

Online: AnyRoR#

The state's revenue records are online on AnyRoR, at anyror.gujarat.gov.in, which has separate searches for rural land records (the 7/12, the 8A and the mutation entries, by district, taluka, village and survey number) and urban land records (the property card, by district, city survey office, ward and sheet). A view on screen is for reading. When a bank or a lawyer needs a certified copy, ask which form they accept; one lender guide says a digitally signed record from AnyRoR or the state's iORA portal is accepted by banks for home loans.

What GujRERA files beside them#

A GujRERA registration files the land's identifiers and uploads the papers. As updated on 28 October 2026:

The title report is the advocate's reading of the land's history, and the encumbrance certificate lists registered transactions over the land for a period; what one covers and what it misses is in what is an encumbrance certificate, and how to read the conditions an advocate attaches is in title certificate exceptions. A town planning scheme changes which identifier the land carries once the scheme is final, so a title report may refer to the land by its original plot, its final plot, or both.

Hetal and Jignesh trace one survey number#

Names and numbers in this story are illustrative. Their project's filing named a revenue survey number, a town planning scheme and a final plot. Hetal opened AnyRoR, chose Ahmedabad, the taluka and the village, and found the 7/12: it named the promoter's partnership firm as holder, with a mutation entry from 2021 recording the sale from the farming family who had owned it. Jignesh checked that the entry was certified, then compared the final plot in the filing with the one in the title report, which matched. One thing on the 7/12 they did not understand, a line in the rights column, went on the list for their lawyer.

What ReraGenie's free page shows#

ReraGenie's free Gujarat page prints the project's location as the promoter filed it, which usually carries the survey number, the town planning scheme and the final plot you need for AnyRoR, and lists every filed document with its upload date, the title report, the property card and the encumbrance certificate among them. Buyer reports, the project watch and alerts cover MahaRERA projects only for now. Open your shortlist from the Gujarat project list, and see where the land papers fit in the purchase in buying a flat in Gujarat. Maharashtra's versions of the same records are in the 7/12 extract and property card in Maharashtra, and how a title is traced across owners is in chain of title for a resale flat.

This article is educational and not legal advice. For a dispute, consult a lawyer who practices before your state's RERA.