🗓️Last Updated: June 2026

Land Records Kochi: Check Khasra, Khatauni & Mutation 2026

Complete guide to check and manage land records in Kochi. View ownership, download Khasra maps, apply for mutation, and verify title online.

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Verified by NagrikIQ Research Team

Sources: Official .gov.in portals only · Updated June 2026

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Official Sources

e-Rekha Kerala (erekha.kerala.gov.in) / Kochi Municipal Corporation (Kochi Corp)

🔗e-Rekha Kerala (erekha.kerala.gov.in) / Kochi Municipal Corporation (Kochi Corp) — Official Portal →

📋 Overview

Land records in Kochi are maintained by two authorities: Kochi Municipal Corporation (Kochi Corp) (Kochi Corp) for urban properties within municipal limits, and the Revenue Department (Tehsildar/Sub-Registrar) for peri-urban, agricultural, and semi-urban land. The state's digital land portal — e-Rekha Kerala (erekha.kerala.gov.in) — allows anyone to view ownership records (Khatauni/Record of Rights), Khasra maps, and mutation status online for free. Kochi Corporation covers 74 wards. Kerala's largest city and commercial capital. Major NRI hub (Gulf workers) — birth certificates for visa and passport in highest demand. Akshaya centres. e-Rekha Kerala for land records. For property registration and stamp duty, the Sub-Registrar's office in Kochi handles all sale deeds, gift deeds, and mortgage registrations.

✅ Eligibility

✓Any person with a stake in a property in Kochi can access land records online — no login required for basic viewing
✓Mutation application must be filed by the legal owner or legal heir after a property transaction
✓For certified copies of land records: any person may apply at the Tehsildar/Sub-Registrar office
✓For title verification: buyer, seller, or their authorised agent can access records
✓For inheritance mutation: legal heirs must produce death certificate and succession documents
✓Urban properties within Kochi Municipal Corporation (Kochi Corp) limits follow municipal property tax records; revenue records are maintained separately by the Tehsildar

📁 Documents Required

▸Title deed / sale agreement / gift deed (most recent transaction document)

▸Aadhaar card of the property owner or applicant

▸Property tax receipts from Kochi Municipal Corporation (Kochi Corp) (for urban properties in Kochi)

▸Previous Khatauni / Record of Rights (ROR) / 7-12 extract

▸NOC from housing society or RWA (if required for mutation in a gated community)

▸Court orders or succession certificate (for inheritance / legal heir mutation)

▸Stamp duty paid receipt and registered sale deed (for post-purchase mutation)

▸Encumbrance certificate (EC) from Sub-Registrar office (for bank loans and title verification)

💰Fees & Processing Time

Fee

Online record viewing: FREE Certified copy of Khatauni/7-12/ROR: ₹15–₹50 per copy Mutation application fee: ₹50–₹200 Encumbrance certificate (EC): ₹200–₹500 (depending on years and state) Property registration stamp duty: 5–7% of property value (varies by state — Kerala rates apply) Registration fee: 1% of property value (max ₹30,000 in most states) Note: Online viewing via e-Rekha Kerala (erekha.kerala.gov.in) is completely free. Apply at: Tehsildar / Sub-Registrar Office, TD Road, Ernakulam, Kochi 682031 Helpline: 0484-2365200 / 0484-2331120

Processing Time

7 working days

🖥️ How to Apply Online

1Visit e-Rekha Kerala (erekha.kerala.gov.in) — the official land records portal for Kerala
2Select district: Kochi / relevant district from the dropdown
3Enter village/ward/survey number or owner name to search records
4View Khatauni (Record of Rights), Khasra map, and mutation history online
5Download the record as PDF (free for basic viewing; certified copy requires application)
6For certified copy: apply online via the portal or state e-District portal
7For mutation after property purchase: log in with Aadhaar and submit mutation application online
8Mutation is approved by the Patwari/Revenue Inspector after field verification within 7 working days

🏢 How to Apply Offline

1Visit the Tehsildar or Sub-Registrar office in Kochi — TD Road, Ernakulam, Kochi 682031
2Helpline: 0484-2365200 / 0484-2331120
3Request a certified copy of Khatauni/ROR/7-12 at the record counter
4For mutation after purchase: submit mutation application form with registered sale deed
5Revenue Inspector or Patwari will conduct field verification of the property
6Pay applicable fees at the treasury or online payment counter
7Collect certified copy or mutation order from the office on the specified date
8Alternatively, visit Common Service Centres: Akshaya centres (Ernakulam district)

⚠️Common Problems & Solutions

✗Encumbrance on property title

→Get an Encumbrance Certificate (EC) from the Sub-Registrar office in Kochi to check all registered transactions and liabilities on the property. Any mortgage, lien, or court attachment will appear in the EC. Clear all encumbrances before purchasing.

✗Mutation pending after property purchase

→Mutation (dakhil kharij) must be applied within 3–6 months of registration. If pending, visit the Patwari or Tehsildar office in Kochi with the registered sale deed, previous Khatauni, and Aadhaar. Escalate to the Revenue Divisional Officer if the Tehsildar delays beyond the prescribed period.

✗Property dispute / disputed title

→For disputed land in Kochi, file a civil suit in the appropriate court. In the meantime, an Encumbrance Certificate and ROR extract can show the current recorded ownership. Do not pay for disputed property without title insurance or a legal opinion.

✗Missing survey records / old land records not digitised

→For properties with very old or undigitised records in Kochi, visit the District Land Records office with the original title deed and previous survey number. The Tehsildar can issue a manual certified copy while digitisation is pending.

✗Agricultural land converted to non-agricultural (NA) use

→Land use conversion requires permission from the Collector or Revenue Divisional Officer in Kochi. Apply for NA order before constructing on agricultural land. Illegal construction on agricultural land risks demolition.

❓ Frequently Asked Questions

Q.How do I check land records for a property in Kochi online?

Visit e-Rekha Kerala (erekha.kerala.gov.in) — the official Kerala land records portal. Select the district and enter the survey number, Khasra number, or owner name. You can view Khatauni/ROR, Khasra maps, and mutation history for free. No login required for basic viewing.

Q.What is mutation of land records and how do I apply in Kochi?

Mutation (dakhil kharij) updates the revenue records to reflect the new owner after a property transaction, inheritance, or gift. In Kochi, apply for mutation at the Tehsildar office — TD Road, Ernakulam, Kochi 682031 — with your registered sale deed, Aadhaar, and previous Khatauni. Processing takes 7 working days.

Q.What is the difference between Khasra and Khatauni in Kochi?

Khasra is a plot-level record showing survey number, area, type of land use, and crop details for agricultural land. Khatauni (Record of Rights / ROR) is an owner-level record showing all plots owned by a person along with cultivation and encumbrance details. Both are available on e-Rekha Kerala (erekha.kerala.gov.in) for Kochi area.

Q.How do I get an Encumbrance Certificate (EC) for a property in Kochi?

An Encumbrance Certificate (EC) shows all registered transactions and liabilities on a property. Apply at the Sub-Registrar office in Kochi — TD Road, Ernakulam, Kochi 682031 — with the property details and required fees (₹200–₹500). EC can also be applied for online via the Kerala registration portal. EC is mandatory for home loans and property purchases.

Q.What is the stamp duty for property registration in Kochi?

Stamp duty for property registration in Kochi (Kerala) is typically 5–7% of the property's market value or circle rate, whichever is higher. Registration fee is 1% of property value (subject to state limits). Women buyers may get a 1–2% concession on stamp duty in Kerala. Pay stamp duty online before registration at the Sub-Registrar office.

📞Helpline & Support

▸0484-2365200 / 0484-2331120
▸e-Rekha Kerala (erekha.kerala.gov.in)

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