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7/12 Extract vs Property Card: Reading Your Pune Land Record
7/12 extract vs property card: what each Pune land record shows, where each applies, how to read key entries, and which one you need for construction.
Written by H&H SPACES — a Pune-based construction and civil contracting company serving Pune and PCMC.
Illustrative imageLast updated: 2026-10-01
Two Records, Two Systems, One Plot
Before a single drawing is approved in Pune, someone will ask for your land record, and the name of that record depends on where your plot sits. With a 7/12 extract explained properly, the confusion clears: the 7/12, also called satbara utara, is the record for land under the revenue system, while the property card is the corresponding record for land under the city survey system in urban areas. Both record who holds the land, how large it is, and what entries affect it, but they come from different offices and look different on paper. This guide shows how to read each one and which one supports your building permission file.
What the 7/12 Extract Shows
The 7/12 extract combines two village forms, one recording ownership and rights and the other recording cultivation and land use details. For a plot buyer, the important parts are the names of the holders, the survey number and its subdivisions, the total area and the share each holder has, and entries about loans, easements, or other rights recorded against the land. It can also show whether the land is agricultural in the record, which connects directly to whether NA conversion is needed before construction. Because the extract is updated through mutation entries over time, always work from a recent copy rather than an old one supplied years earlier at purchase.
What the Property Card Shows
The property card serves the same purpose for city survey areas, where plots are identified by city survey numbers rather than village survey numbers. It records the holder, the area of the plot, and transactions or entries noted against it, in a format maintained by the city survey office. Many plots within older Pune city limits and established urban areas are on property card, while plots in revenue villages, including many developing areas that later came into municipal limits, may still trace to a 7/12. Neither record is a title deed by itself; each is the official record of rights that must agree with your registered sale deed, and both are read alongside the deed, not instead of it.
Which Record Applies to Your Plot
Which record applies to you is decided by how your land is surveyed and recorded, not by preference. Check your sale deed and purchase papers first: they usually reference the survey or city survey number and the record maintained for it. Your property tax bill and the corporation jurisdiction, PMC or PCMC, give further clues. If the plot lies in a gaothan or an area that has moved from revenue to city survey, ask the local land records office or your advocate to confirm the current record. For building permission, the corporation expects the record that applies to your plot, and submitting the wrong or outdated record is a simple, common cause of an early scrutiny query.
How to Read the Entries That Matter
Reading the record well means checking a handful of entries every time. Confirm that the holders names match the sale deed exactly, including spelling. Confirm the area and that any subdivision of the survey number matches your plot, especially where a larger survey number was split into many plots. Read the other rights or encumbrance entries carefully, because rights of way, tenancy notes, or loan entries affect what you can do and what a bank will accept. Check the mutation numbers and follow the chain: each transfer should appear as an entry, and a missing link in that chain is a question your advocate should answer before you build, not during approval.
Mismatches and Mutations: Fix Them Early
Mismatches between the deed, the land record, and the physical plot are common and usually fixable, but they take time. A name not mutated after purchase, an area that differs between documents, or an old entry that was never cleared can each hold up building permission, a home loan, or a resale. Mutation is the process of recording a transfer or change in the land record, and it is initiated with the relevant revenue or city survey office with supporting documents. Start this correction work as soon as you spot it, ideally before your architect files for permission, because the corporation will compare the same documents and raise the same questions, and land record corrections follow their own pace.
The Record You Need Before You Build
For construction, treat the land record as a living document: obtain a fresh copy when you buy, again when you file for building permission, and keep it in the same master file as your deed, NA order if applicable, tax receipts, and sanctioned plans. A clean, current record makes every later step, from commencement to occupancy to resale, measurably simpler. Planning to build on your Pune plot and unsure whether your papers are in order? H&H SPACES works on civil, residential, commercial and turnkey construction across Pune. Call +91 84840 57448 or WhatsApp +91 84850 54612 and we can discuss your project and the documents it will need.
Official references
Approval rules, forms and authority requirements can change. Confirm the current position with the relevant planning authority and your appointed architect or consultant before acting.