Goa Land Records (Dharani Portal): Mutation, Survey, and Property Maps

Owning land in Goa is not just a financial decision. It is about legacy, security, and often, family history. Because of that, understanding how Goa land records work is critical, whether you are buying a flat in an urban area or inheriting agricultural land in a village.

Goa has one of the more advanced land-records ecosystems in India, with a mix of historic cadastral surveys and modern digital systems like the Dharani Land Records Management System, DSLR portal, GoaOnline services, and BhuNaksha maps. Together, they cover ownership data, mutation, survey plans, and property maps.

This guide walks through everything you need to know, in plain language, with sourced facts and practical steps.

What exactly are the Goa land records, and who maintains them?

In Goa, land records are primarily maintained by the Directorate of Settlement & Land Records (DSLR), under the Revenue Department. The DSLR is responsible for:

• Maintaining and updating land and survey records goa
  
• Conducting surveys and re-surveys
  
• Preparing and updating cadastral maps
  
• Recording mutations (change in ownership, boundaries, etc.)

On the digital side, three main systems are relevant:

1. DSLR web portal for viewing records, mutation status, and map information
   
2. GoaOnline portal for applying for digitally signed Form I & XIV, Form D, survey plans, and other e-services
   
3. Dharani (Land Records Management System) for back-end management of digitally signed records and online mutation applications, integrated with GoaOnline

Key types of Goa land records

When people talk about Goa’s online land records, they usually mean a combination of these documents:

• Form I & XIV (Record of Rights) – ownership details, tenancy, area, land use
  
• Form D – tenancy and cultivation details
  
• Survey plan / cadastral map – graphical plan showing plot boundaries and numbers
  
• Mutation register/mutation case details – records of changes due to sale, inheritance, partition, etc.
  
• Property tax records (municipal areas) – tax assessment and payment details, available via GoaOnline for many urban properties.

Core land records in Goa and why they matter

 

How does the Dharani land records system work in Goa?

If you search for “Dharani”, you might see references from other states, but Goa has its own DHARANI: Land Records Management System deployed by the Revenue Department and NIC Goa.

What is Dharani in the Goa context?

Goa’s Dharani is essentially the digital backbone for:

• Storing and managing settlement and land records goa
  
• Generating digitally signed copies of RoR and survey plans
  
• Handling online mutation applications submitted via GoaOnline
  
• Enabling secure access with biometric and username-based login for department users.

The public usually interacts indirectly with Dharani via:

• GoaOnline (to apply for Form I & XIV, Form D, survey plans, and mutations)
• DSLR portal (to view information, copies of records, and track mutation status)

Digitally signed records

According to NIC’s article on Goa DHARANI: Digitally Signed Land Records of Goa, the Dharani system was built to replace manual registers with secure, digitally signed records.

Key features include:

• 100% digitisation of cadastral maps for both rural and urban areas
  
• Issuance of certified copies of plans and maps directly from the system
  
• Discontinuation of manual map issuance, with regular updates and encrypted archival of data

For a buyer or existing owner, the practical takeaway is simple: whenever possible, request digitally signed copies through GoaOnline rather than relying only on printouts or screenshots of goa land records pages.

How can you check the Goa land records online step by step?

Most people begin with a simple check of basic ownership and survey details. That is usually done through the DSLR GoA web portal and GoaOnline-related services that expose land and survey records in Goa to citizens.

Viewing Form I & XIV (information copy) on the DSLR portal

The DSLR Form I & XIV page lets you view an information copy for a given survey number and subdivision.

General steps:

1. Go to the DSLR portal and open the Form I & XIV search section.
2. Select the Taluka from the dropdown.
3. Select the Village.
4. Enter the Survey Number.
5. Enter the Subdivision Number (if applicable).
6. Fill the captcha and submit.

You will see an on-screen information copy of Form I & XIV. It is clearly marked as “for information purposes only”. For an official copy, Goa directs users tothe  GoaOnline services. 

Property/land information via GoaOnline

The GoaOnline “Property / Land Information” section provides a consolidated entry point for multiple land-related services and states that:

• Property tax details are currently available for municipal areas
  
• The website is updated periodically with newly digitised documents
  
• No physical visit is required for the records that are displayed online

Many users casually refer to this as checking Goa land records or “land and records Goa” online. It is important to remember that:

• Availability varies by district, taluka and area
  
• Some older or complex records may still require an in-person visit or manual search

If you need to show proof to a bank or court, always fetch an official, digitally signed copy.

How do you download Form I & XIV Goa land records online?

Form I & XIV is the heart of the Goa land records for most property transactions. It is often treated as the “Record of Rights” and is required by banks, lawyers and buyers.

To get an official, digitally signed copy, Goa asks you to apply via GoaOnline under the “Form I and XIV” service.

Step-by-step: Official Form I & XIV through GoaOnline

According to the GoaOnline service description: 

1. Register and log in

• Create an account on the GoaOnline portal, then log in with your credentials.

2. Open the Form I & XIV service

• Please navigate to the Revenue Department services and choose Form I and XIV (land record).

3. Select location details

• Choose the District, Taluka, and Village from the list.

4. Search by survey details

• Select the Survey Number / Sub-division Number and click on “View”.
  
• The system will display the details of Form I & XIV for that survey.

5. Request a digitally signed copy

• Click on “Apply for digitally signed copy”.
  
• A payment request confirmation will appear with the payee’s details.

6. Make a payment and download

• Complete the online payment.
  
• Once processed, you can download the digitally signed copy or access it from your account dashboard.

Most users who search for Form I & XIV Goa land records online are looking precisely for this flow.

What does Form I & XIV actually show?

Here is a simplified view of the data fields typically present in Form I & XIV (content may vary by property). 

 

Whenever you use the Goa land records survey plan or RoR extracts to support a loan or transaction, cross-verify these details against:

• The latest sale deed
  
• Mutation orders
  
• Approved building plans
  
• Property tax receipts

If there is a mismatch, take it seriously before proceeding with payment.

How can you view land survey records and property maps in Goa?

Ownership entries tell you who owns the land. Survey records and maps tell you where that land lies and how much of it exists on the ground.

In Goa, survey and mapping functions are powered by:

• DSLR maps / Bhunaksha interface for cadastral maps
  
• The dedicated BhuNaksha Goa portal
  
• State GIS Portal “Goa Maps” for multi-layer GIS data

Viewing survey maps via DSLR “Bhunaksha”

The DSLR site offers a “Maps” / Bhunaksha section, where you can view village-wise cadastral maps.

Typical steps:

1. Open the Bhunaksha / Maps page from the DSLR portal.
   
2. Choose Rural or Urban.
   
3. Select Taluka from the dropdown.
   
4. Select Village.
   
5. Enter Survey Number and Subdivision Number, if asked.
6. Submit and view the map.

The site clearly notes that:

The map is provided for information purposes only. An official copy can be obtained from GoaOnline after making the necessary payment. 

That means, for fencing, boundary disputes, or court matters, you should apply for a digitally signed survey plan.

BhuNaksha Goa portal

There is also a dedicated BhuNaksha Goa portal that works like a GIS viewer for cadastral maps:

• You pick State: Goa, then District, then Taluka, then the specific area.
  
• The map displays plot boundaries with survey numbers and allows zooming and navigation.

This is particularly useful when you want a satellite-like graphical view alongside your land survey records Goa.

Digitally signed survey plans through GoaOnline

If you need an authenticated plan, use the GoaOnline service Issuance of Digitally Signed Survey Plans:

1. Log in to GoaOnline.
   
2. Go to Services → All Services → Revenue Department → “Issuance of Digitally Signed Survey Plans”.
   
3. Enter mandatory details:
   
   • Service type
     
   • Plan type
     
   • District, Taluka, Village
     
   • Survey number / P.T. sheet
     
   • Sub-division / Chalta number
4. Save the application and proceed to pay.
5. Download the digitally signed survey plan when ready.

When someone searches for land survey records in Goa or the Goa land records survey plan, this is often what they are ultimately trying to get.

How does land mutation work in Goa, and how can you track it online?

A mutation is the official recording of a change in ownership or other rights in the revenue record. Without mutation, your sale deed or inheritance may not be reflected in Goa land records, which creates problems later for loans, resale or disputes.

In Goa, mutation is handled by the Revenue authorities and managed digitally through Dharani and DSLR systems. 

When do you need a mutation?

You should initiate mutation in the following cases:

• Sale or purchase of land/house
• Inheritance/succession after the death of a holder
• Partition of joint family property
• Gift, exchange or court decree altering rights

Online mutation applications through Dharani + Goa Online

The Dharani system records that:

Online Mutation applications are received in Dharani from citizens through the GoaOnline portal. 

Typical flow in practice:

1. File a mutation application (often via local Mamlatdar / Talathi or through GoaOnline, where enabled).
   
2. Submit supporting documents (sale deed, death certificate, legal heirship, partition deed, etc.).
   
3. Revenue officials conduct enquiries/issue public notice as applicable.
   
4. Mutation is approved or rejected by the competent authority.
   
5. Once approved, the change reflects in Form I & XIV and the linked settlement and land records Goa.

Tracking mutation status online

The DSLR portal provides a “Mutation Status” page. 

General steps:

1. Open the Mutation Status section on the DSLR website.
   
2. Choose whether you are checking for “Form I and XIV” or “Form D”.
   
3. Select the Taluka from the dropdown list.
   
4. Enter the Mutation Number.
   
5. Enter the captcha.
   
6. Submit to view the current status.

Some explanatory articles also mention optional filters like applicant name and request date, but what you actually see may depend on current portal features.

If you are in the middle of a purchase, it is wise to:

• Confirm that the seller’s last mutation was properly completed
  
• Make sure your own mutation application is filed immediately after registration
  
• Keep screenshots or PDFs of the mutation status as a reference during the process

How can you search the Goa land records by name, survey number or other details?

Most official portals in Goa are primarily survey-number driven, which means you often need at least:

• Taluka
  
• Village
  
• Survey number
  
• Sub-division number

to pull the Goa land records. This is true for:

• DSLR Form I & XIV search
  
• Bhunaksha maps
  
• Digitally signed survey plan applications

Is a Goa land records by name search possible?

People often ask for Goa land records by name, expecting a simple name-based search bar. The reality is more nuanced:

• The public DSLR interface mainly exposes survey-based queries.
  
• Some modules (like mutation status) may allow filtering with applicant name in addition to mutation number, based on recent portal updates.
  
• Name-based search is more likely to be used internally by officials, for privacy and misuse reasons.

In practice, if you only know the name but not the survey number, you may need:

• Help from the local Talathi / revenue office
  
• Property tax records, society share certificates or electricity bills to trace survey details
  
• Assistance from your lawyer, broker or surveyor

So while Goa land records by name is a popular search phrase, you should be prepared to work backwards from address and local documents to the survey number first.

Other search parameters you can use

Depending on the portal and module, you may be able to search using:

• Property tax ID/house number (in municipal areas via GoaOnline)
  
• P.T. sheet and Chalta number (especially in urban survey systems)
  
• District / Taluka / Village combinations when listing options

The more accurate your base details, the more reliable your search on the Goa online land records will be.

What should buyers and owners verify in the Goa land records before a transaction?

If you are buying property in Goa, do not treat land records as just a formality. They protect you from bad titles and future litigation. Use the combination of land and survey records goa, maps and mutation data to run a basic due diligence.

Here is a practical checklist that most lawyers and bankers informally follow (this is informational, not legal advice):

1. Confirm the current owner in Form I & XIV

• The seller’s name should appear as the recorded holder/occupant.
  
• Any mismatch between the sale deed and RoR should be explained with documents (recent mutation, family settlement, etc.).

2. Check for multiple names or co-owners

• If several names appear, you need consent and signatures from all of them, or proof of partition/release.

3. Verify land use classification

• Confirm whether the land is recorded as agricultural, residential, orchard, garden, etc.
  
• If you are buying for residential or commercial use, ensure conversion/approval paths are clear.

4. Review tenancy or cultivation entries

• Any tenant or cultivator entries can indicate tenancy rights that survive a sale.
  
• Tenancy disputes in Goa can be complex, so treat these entries seriously.

5. Cross-check the area and boundaries with the survey plan

• Use the Goa land records survey plan from GoaOnline and overlay with BhuNaksha or site inspection.
  
• Watch out for encroachment, road widening, or overlaps with neighbours.

5. Verify mutation chain

• Ask for copies of the last few mutation orders/endorsements to see how ownership shifted
  
• Use the mutation status to confirm there are no pending or contested mutation cases on the same survey number.

6. Look at property tax and local body records

• For flats and urban plots, check municipal tax records via Goa Online, where available.
  
• Ensure there are no large pending dues or mismatched ownership details.

7. Match documents with physical reality

• Carry a printout of the survey plan and RoR to the site.
  
• Physically verify that the land you are shown matches the land survey records goa descriptions.

Using the Goa land records this way turns them into a practical risk-reduction tool rather than just paperwork for the bank.

What are the common problems with the Goa land records, and how can you resolve them?

Even with Dharani and full digitisation of cadastral maps, issues do arise. Some of the common pain points are:

1. Name spelling mistakes or old names

• Caused by old manual entries or transliteration between Portuguese, Devanagari and English.
• Usually corrected via a formal correction application to the revenue authority, supported by identity and title documents.

2. Outdated ownership (mutation not done)

• Frequent in inherited properties where family members never completed the mutation.
• The solution is to file a mutation application (inheritance/succession), attach a death certificate, legal heirship documents or succession certificate, and get the record updated.

3. Boundary disputes are not reflected in maps

• Some on-ground disputes do not immediately show up in cadastral maps or land and survey records in Goa.
  
• If there is a dispute, you may need:
  
• • • Joint survey with neighbours and the survey department
      
    • Demarcation as per cadastral maps
      
    • In some cases, civil court orders

4. Old Portuguese-era references

• Goa’s history includes Portuguese-era cadastral documents, which have been integrated into the modern settlement and survey system.
  
• If your deed or old document carries Portuguese terms, you may need a lawyer familiar with both old and current styles.

5. Digitisation gaps or missing records online

• Despite “100% digitisation of cadastral maps” being reported, some textual records or very old entries may still be in transition or may not show up as expected.
  
• In such cases, approach the local DSLR / revenue office with property documents and request a manual search or rectification.

None of this replaces professional legal advice, but going prepared with clear printouts from the Goa online land records and Bhunaksha speeds up discussions with officials and lawyers.

How are Goa land records evolving with GIS and national digitisation efforts?

Goa is not working in isolation. It is part of national programmes aimed at modernising land governance, such as the Digital India Land Records Modernisation Programme (DILRMP). 

Key directions you should be aware of:

1. Full digitisation and encrypted archival

• Goa reports 100% digitisation of cadastral maps for rural and urban areas, with regular updates and encrypted storage.

2. GIS-based access

• The Goa Maps state GIS portal integrates multiple layers such as base maps, administrative boundaries and thematic data, enabling better planning and location-based services.
  
• BhuNaksha integration with cadastral maps brings spatial clarity directly to citizens.

3. Integrated digital registries

• Nationally, there is an ongoing push to build a comprehensive electronic database of land records, supported by cadastral maps, to clearly establish ownership and reduce disputes.
  
• Goa’s Dharani and DSLR systems fit into this vision through digitally signed records and transparent mutation tracking.

4. Better online services for citizens

• GoaOnline provides unified access to land records, revenue, registration and municipal services.
  
• Over time, you can expect more seamless workflows where searching Goa land records, applying for mutations, and obtaining digitally signed survey plans all happen within a single integrated experience.

How should you practically use the Goa land records for safer decisions?

Bringing it all together, here is a simple action plan for using goa land records and Dharani-backed services wisely:

1. Start with survey details

• Collect survey number, subdivision, taluka and village from the seller or your own documents.

2. Pull information copies online

• Use the DSLR portal to view Form I & XIV and maps for reference.
  
• Use BhuNaksha to visualise plot boundaries.

3. Get certified documents via GoaOnline

• Apply online for digitally signed Form I & XIV, Form D and survey plans.
  
• Save soft copies and keep printed sets for your records and for your bank.

4. Check mutation history and status

• Use mutation status to confirm past and ongoing mutation cases.

5. Cross-check with physical reality

• Compare land survey records with what you see on the ground.
  
• Resolve discrepancies before paying a major token or final amount.

6. Document everything

• Keep a digital folder of all downloaded records, payment receipts, mutation screenshots and communication with officials.

Even if you later choose to use third-party apps or services that aggregate goa land records, understand that the source of truth remains the official DSLR, Dharani and GoaOnline systems. Using them directly, with awareness of how they work, puts you in a much stronger position as a buyer or landowner.

Final word

Goa has quietly built one of the more robust land-record systems in the country: full cadastral digitisation, Dharani-backed digitally signed records, live Bhunaksha maps and a citizen-facing GoaOnline portal that ties it all together.  If you learn how to navigate the Goa land records, Form I & XIV Goa land records online, land and survey records Goa, and related services with confidence, you are not just “downloading a document”. You are protecting your money, your home and your peace of mind.

FAQs about GOA Land Records