मिळकत पत्रिका (milkat patrika), मालमत्ता पत्रक (malmatta patrak) and property card are three names for the same document — the government record of rights for an urban plot in Maharashtra, the city-survey counterpart of the rural 7/12. You can view it free on bhulekh.mahabhumi.gov.in by choosing the मालमत्ता पत्रक option and entering the CTS number, and download the digitally signed copy for ₹15 from digitalsatbara.mahabhumi.gov.in — that signed PDF is the one banks and courts accept. Since March 2026, Mumbai City property card mutations — all 45 types — run fully online too. This guide anchors the terminology, walks the download, and decodes every box on the card.
Milkat patrika mhanje kay — and why the name confuses
मिळकत (milkat) means property or asset in Marathi; पत्रिका (patrika) means a card or sheet. Put together, milkat patrika is the property card: the record of rights the Land Records Department maintains for every plot brought under city survey (नगर भूमापन) in Maharashtra’s urban areas — Mumbai, Pune, Nagpur, Nashik, Thane and every other municipal area that has been surveyed. It answers the same questions for a city plot that the 7/12 utara answers for farmland: who holds this land, under what tenure, and what is registered against it.
The name causes two kinds of confusion worth clearing at the start. First, पत्रिका on its own means something else entirely in everyday Marathi — a wedding invitation (लग्न पत्रिका) or a horoscope (जन्म पत्रिका) — which is why a search for “milkat patrika” surfaces invitation-card websites alongside land records. If you arrived here from that muddle: the land record is always मिळकत पत्रिका, the full phrase. Second, government portals and offices themselves use several names for one document, and none of them is wrong — the next section maps them.
One more trap: the मिळकत क्रमांक (milkat kramank / milkat number) printed on a municipal property-tax bill is the corporation’s tax-assessment number, not the plot’s identity in the land records. The land-records key is the CTS number — more on finding it below.
Milkat patrika vs malmatta patrak vs 7/12
All the property-card names, and where each shows up:
| Name | Where you see it |
|---|---|
| मिळकत पत्रिका (milkat patrika) | The printed card and everyday Marathi usage |
| मालमत्ता पत्रक (malmatta patrak) | The option label on the Mahabhulekh portal |
| Property card / PR card | English usage — banks, brokers, court filings |
| आखीव पत्रिका (aakhiv patrika) | Older office usage for the sanctioned city-survey extract |
| City survey utara / record of rights | Office correspondence and older guides |
Whichever name appears on your bank’s checklist, you are being asked for one document, and every route in this guide fetches it.
The record it must not be confused with is the 7/12 utara — a different document for different land:
| Milkat patrika (property card) | 7/12 utara | |
|---|---|---|
| Covers | Urban land under city survey | Rural / agricultural land |
| Plot key | CTS number | Survey / gat number |
| Maintained by | City Survey Office (नगर भूमापन कार्यालय) | Talathi (village revenue office) |
| Crop record | No | Yes (Form XII) |
| Mutations via | City Survey Office | Ferfar entries with the Talathi |
A plot has exactly one of the two, never both: when an area is brought under city survey, its 7/12 is closed and a property card opens. If your locality no longer appears in the Mahabhulekh 7/12 dropdowns, that is usually why — switch to the मालमत्ता पत्रक option. The full comparison, with quick facts and city-wise routes, lives on our property card (malmatta patrak) Maharashtra page.
Reading a milkat patrika: what each box means
Pull up any card and you will find the same anatomy, top to bottom:
- Header — the district, the city survey office and the village or peth name, followed by the CTS number (न.भू.क्र., the City Title Survey number) that uniquely identifies the plot
- Area — the plot’s extent in square metres, as measured in the city survey
- Tenure — how the land is held: freehold, leasehold or a government grant, with any conditions attached to the holding
- Holder rows — the current holder’s name and the history above it: every past holder, with a note of how each acquired the plot (sale, inheritance, gift, court order) and the mutation reference for the change. Read upward and you get the plot’s ownership story
- Encumbrances — loans and mortgages recorded against the plot, leases, and charges in favour of government agencies
- Litigation and remarks — pending court matters recorded on the card, road-setback or reservation notes, and any unpaid government dues or survey fees
Buyers should read the card bottom-up before anything else: an encumbrance row or a litigation remark is exactly what the seller’s brochure leaves out. The card’s role in detecting false ownership claims and blocking land-grabbing is the reason banks insist on it before lending against urban property — the same due-diligence habit our guide to the property card’s benefits, features and process walks through in detail.
Download milkat patrika online: step-by-step
The free view on Mahabhulekh takes about two minutes once you have the CTS number:
- Open bhulekh.mahabhumi.gov.in
- Select your division (Amravati, Aurangabad, Konkan, Nagpur, Nashik or Pune)
- Tick the मालमत्ता पत्रक (Malmatta Patrak) option — not the 7/12 option
- Select the district, then the taluka and sheet number, then the village / peth
- Search by CTS number or by owner name (first, middle or surname — the portal matches names in Marathi script, so the CTS number is the more reliable key)
- For a compound CTS like “11/2A”, enter the base number “11” first, then pick “11/2A” from the dropdown the portal offers
- Choose the language, enter your mobile number, click मालमत्ता पत्रक पहा (View Malmatta Patrak), and solve the captcha on the new tab
Don’t have the CTS number? Look at an old property card, your sale deed or its Index 2, society records for a flat, or ask the City Survey Office for the area — and remember the property-tax milkat number is not it. Our city survey utara and CTS number guide covers the government’s survey-to-CTS lookup tool and the city survey office directory in detail.
If the portal times out or your search returns nothing, first confirm the plot is actually under city survey — rural plots live on the 7/12 instead — then retry off-peak; the government servers slow down badly on weekday mornings.
Fees: free view vs ₹15 signed copy vs certified copy
Three versions of the same card, and what each is worth:
| Copy | Where | Cost | Valid for |
|---|---|---|---|
| View-only (watermarked) | bhulekh.mahabhumi.gov.in | Free | Information only — checking entries |
| Digitally signed PDF | digitalsatbara.mahabhumi.gov.in | ₹15 per copy | Banks, courts, registration — legal use |
| Certified physical copy | City Survey Office (नगर भूमापन) | Office copying fee | Legal use, corrections, mutations |
The digitally signed property card is the workhorse: register once on digitalsatbara.mahabhumi.gov.in (the same account covers the signed 7/12, 8A and ferfar), recharge the wallet, select the district, city survey office and CTS number, and download the PDF. A government circular makes these digitally signed documents valid for all legal and government matters without any Talathi or officer signature — the screenshots-included walkthrough is in our digitally signed 7/12, 8A, ferfar and property card guide.
For a certified copy on paper, apply to the Nagar Bhumapan Karyalaya (City Survey Office) holding your record with the CTS number and the copying fee. There has also been an online application route for certified copies through the Aaple Sarkar Right-to-Services portal — a long form asking for the ward number, CTS number, final plot number, number of copies, and uploads of a photo, signature and ID proof under 100 KB — but the portal has been unreliable (it was unreachable when we checked in August 2026), so treat the City Survey Office as the dependable route for certified paper copies.
Mumbai online mutation 2026: all 45 types go digital
The biggest property-card change in years landed on 18 March 2026, when Revenue Minister Chandrashekhar Bawankule launched a fully online property card mutation system for Mumbai City district from Vidhan Bhawan. On the NIC Pune–built portal (epsitmumc.mahabhumi.gov.in), 45 types of mutation — sale deeds, inheritance entries, gift deeds, leases, mortgages, road setbacks, reservations and land-acquisition entries among them — can be filed, processed and approved without a single office visit. Applicants track their file on a login dashboard and get SMS alerts at each stage; a help desk at the Collector’s office handles technical trouble. The Free Press Journal put the beneficiary count at nearly 30 lakh citizens, with NRIs and senior citizens — the people for whom a trip to the city survey office costs the most — the biggest winners.
Outside Mumbai City district, name changes on a milkat patrika still run through the local City Survey Office: apply with the registered sale deed (or heirship proof for inheritance), the office notices interested parties, and the mutation is recorded on the card. For the Mumbai-specific record — CTS offices, ward mapping and the suburban district — see the dedicated Mumbai property card guide; Pune readers have the Pune property card walkthrough.
When you need a milkat patrika
- Buying or selling an urban plot, flat or building — the card is the ownership proof the other side’s lawyer will demand first
- Bank loans — no lender sanctions a loan against urban property without the property card, usually the digitally signed or certified version
- Redevelopment — Mumbai and Pune societies need the card to establish the plot’s tenure and encumbrance position before any builder agreement
- Court disputes — the card is court-admissible evidence of who holds the plot and since when
- Property tax and government schemes — municipal assessments and urban property-linked benefits tie back to the card
- Inheritance — heirs need the card updated (a mutation) before they can deal with the plot
The habit that saves people is not fetching the card once — it is noticing when the card changes. An encumbrance, a stray mutation notice or a litigation remark can appear on your milkat patrika without anyone telling you.
BhuMe fetches your property card — milkat patrika, malmatta patrak, whatever your bank calls it — delivers it on WhatsApp with the Marathi entries handled, and then monitors the plot, so a new mutation or encumbrance on the card reaches your phone before it becomes a problem. Start from the property card page or the app, with your CTS number or just the owner name.