Buying a plot in Karnataka: conversion, layout and papers to check
A plot is the easiest property to get wrong. These are the checks that matter.
1. Is the land converted?
Land recorded as farm land cannot simply be built on. It first needs a conversion order from the Deputy Commissioner (often called DC conversion) for residential or commercial use. Ask for the order and check that the survey number and area on it match the plot.
2. Is the layout approved?
If the plot is part of a layout, the layout plan should be approved by the planning authority, with roads and open spaces marked. In and around Mangaluru that is the Mangaluru Urban Development Authority (MUDA). A single plot cut from a bigger piece without approval can be refused a building licence later.
3. The papers
- RTC (Pahani) from the Bhoomi records: the owner's name, the survey number and the kind of land.
- Survey sketch showing the boundaries and measurements.
- Conversion order and the approved layout plan.
- e-Khata from the city corporation, town council or gram panchayat. See e-Khata in Karnataka.
- Sale deed and earlier deeds, usually back 30 years, and an encumbrance certificate for the same years.
Karnataka's 2025 changes to the Registration Act allow the sub-registrar to refuse a sale that lacks required papers such as the sketch, the conversion order, a sanctioned plan or the e-Khata. Check them before you pay an advance.
4. On the ground
- Walk the boundary with the survey sketch and check the stones or markers.
- Check the road in front is a public road, not someone's private path, and how wide it is.
- Ask the neighbours who owns the land and whether there is any dispute.
- Land on slopes and in low-lying areas: ask how water drains in the monsoon.
- Near the sea, a river or the backwaters, ask about the Coastal Regulation Zone, which limits building near the water.
5. NRI buyers
NRIs and OCIs can buy converted plots but not farm land. See Can NRIs buy property in Karnataka?
6. Costs
Stamp duty and registration on a plot work the same way as on a house. See Stamp duty and registration charges in Karnataka.
Find plots by area on mangaluruproperties.com. Land here is usually measured in cents (1 cent is about 435.6 sq ft). Rules change; have a lawyer check the papers before you buy.
Questions people ask
Can I build a house on agricultural land in Karnataka?
Not until the land is converted for residential use by the Deputy Commissioner. Ask the seller for the conversion order.
Which documents should I check before buying a plot in Mangaluru?
The RTC, survey sketch, conversion order, the layout approved by the planning authority (MUDA in and around Mangaluru), the e-Khata, the sale deeds going back about 30 years, and an encumbrance certificate.
How big is a cent of land?
One cent is one hundredth of an acre, about 435.6 square feet.