The 7/12 utara (often called the 7/12 nakal) is the land record for a piece of rural or farm land in Gujarat. It shows who owns the land, how big it is, which crops are sown on it and whether any bank loan is recorded against it. You can view it free on the state’s AnyROR portal with the district, taluka, village and survey number.
If you are buying land, taking a crop loan or adding your name after a parent’s death, this is the first paper anyone will ask you for. This guide shows you how to get it online, how to read it, and what to check before you pay money for any plot.
Quick steps to see your 7/12 online
Open AnyROR Gujarat (anyror.gujarat.gov.in).
Click View Land Record – Rural.
Pick VF-7 Survey No Details.
Choose district, taluka and village.
Enter the survey or block number, fill the captcha and click Get Record Detail.
Viewing is free. A digitally signed copy for banks costs a small fee (about ₹15 per form).
૭/૧૨ ના ઉતારા ઓનલાઇન જોવા માટે
anyror.gujarat.gov.in ખોલો.
View Land Record – Rural પર ક્લિક કરો.
VF-7 Survey No Details પસંદ કરો.
જિલ્લો, તાલુકો અને ગામ પસંદ કરો.
સર્વે નંબર અથવા બ્લોક નંબર લખો, કેપ્ચા ભરો અને Get Record Detail પર ક્લિક કરો.
જમીનની નકલ જોવી મફત છે. બેંક માટે ડિજિટલ સહીવાળી નકલ માટે નાની ફી ભરવી પડે છે.
What does 7/12 mean?
The name 7/12 comes from two village forms, Form 7 and Form 12, that are printed together on one page:
Village Form 7 (gam namuna 7, ગામ નમૂના નં. ૭): the owner’s name, survey number, area, tenure and any rights or loans on the land.
Village Form 12 (ગામ નમૂના નં. ૧૨): the crop register. It records which crop was sown on the land in each farming season (kharif in the monsoon, rabi in winter, and summer), how much area each crop covered, and whether the land is watered by a well, borewell or canal or depends only on rain.
Put Form 7 and Form 12 together and you get the 7/12 utara (the 7/12 extract), or 7/12 ના ઉતારા in Gujarati. The village Talati keeps the record, and the Revenue Department of Gujarat runs the online system, called e-Dhara, behind it. In everyday Gujarati, most people simply call it saat bar (સાતબાર) or the 7/12 no utaro.
When will you need a 7/12?
Buying or selling land: to confirm the real owner and spot loans or disputes.
Crop loans and Kisan Credit Card: banks ask for a recent signed copy.
Government schemes: PM-KISAN and subsidy applications on the iKhedut portal ask for your 7/12 and 8A details.
Inheritance: to add heirs’ names after an owner passes away.
Court cases and boundary disputes: the entries show who held the land and when.
How to check 7/12 utara online by survey number
This is the fastest way if you know the survey number. You do not need to log in.
Go to anyror.gujarat.gov.in (AnyROR stands for Any Record of Rights Anywhere) on your phone or computer. Type the address yourself. Several look-alike sites show ads or charge money; the official one is free.
Under View Land Record – Rural, choose VF-7 Survey No Details.
Select the district, then the taluka, then the village.
Enter the survey number or new block number.
Type the captcha and click Get Record Detail.
The 7/12 opens on screen. Use your browser’s print option and pick “Save as PDF” to keep a copy for your own reference. For bank or legal work, you will need the signed copy explained below.
Record not showing? Check three things. Many villages renumbered land after re-survey, so try the new block number as well as the old survey number. Make sure you picked the right taluka, because village names repeat across districts. And if the land sits inside city limits, it may be in the urban section with a property card instead.
How to find 7/12 by owner name
Do not know the survey number? You can search by the owner’s name. This is useful when checking family land or confirming what a seller owns.
On AnyROR, open View Land Record – Rural.
Pick the option to know the khata by owner name (the label may read Know Khata by Owner Name).
Select district, taluka and village.
Type part of the name as it appears in the record. Gujarati spelling works best.
From the results, note the khata number, then open the 8A or 7/12 for each survey number listed.
Tip: type only the first name or surname. Full names often fail because of small spelling differences, such as “Bhai” written together or apart.
How to see the 8A khata (7/12 and 8A together)
The 7/12 covers one survey number. The 8A lists every survey number one khatedar holds in that village, a bit like an account statement. Banks often ask for both papers together, sometimes calling the pair “7/12 and 8A” or “7/8/12”.
On AnyROR, choose VF-8A Khata Details, select the village and enter the khata number. If you only have a survey number, open its 7/12 first. The khata number is printed on it.
Old (juna) 7/12 and the history of your land
Every change to the 7/12, such as a sale, gift, inheritance or new loan, is first written as an entry in Village Form 6, the mutation register. On the 7/12, these appear as entry numbers in small brackets next to names.
To see what an entry says, choose VF-6 Entry Details and enter the entry number.
To see the old handwritten record from before computers, choose the option for old scanned VF-6 / VF-7/12.
Reading the old 7/12 and the VF-6 entries side by side gives you the full 7/12 utara history. Before approving a land deal, lawyers usually check at least 30 years of this history. You can do a first check yourself in a few minutes.
How to download the digitally signed 7/12 PDF
If you have been looking for the signed 7/12 on iORA, note that it is issued through AnyROR, not iORA. iORA is the portal for applications such as mutation and NA permission.
On the AnyROR home page, click Digitally Signed RoR.
Enter your mobile number and captcha, then log in with the OTP.
Choose the form you need: VF-7/12, VF-8A or VF-6.
Select district, taluka, village and survey or khata number, then add the form.
Pay online. The fee is about ₹15 per form at the time of writing.
Download the PDF. Do it soon after paying, as the download link does not stay open for long.
This signed PDF is the 7/12 nakal that offices mean when they ask for a “certified copy”. It carries the Revenue Department’s digital signature, and most banks accept it for crop loans and land mortgage loans. If you need a stamped paper copy, you can also get one at the e-Dhara Kendra in the taluka office.
How to read your 7/12 utara, column by column
Each part of the 7/12 answers one question about the land. Use this table to read yours.
Part of the 7/12 | What it tells you | What to check |
|---|---|---|
Survey / block number | The ID of this plot in the village | Matches the number in the sale deed |
Area (હે.આરે.ચો.મી.) | Land size in hectare, are and square metre | Matches what the seller is offering |
Tenure (sharat) | Old tenure or new tenure | New tenure needs government permission to sell |
Khatedar names | Every legal owner | All owners must sign the sale |
Other rights (બીજા હક્ક) | Bank loans or mortgages on the land (boja, બોજો), and court orders | Should be clear before you buy |
Entry numbers | Links to VF-6 mutation entries | Recent entries you do not understand |
Form 12 section | Crop sown in each season and the water source | Whether the land is being farmed or left empty |
Converting the area into sq ft, acre and vigha
The 7/12 shows area in a three-part format. For example, 0-81-94 means 0 hectare, 81 are and 94 square metres. That is 8,194 sq m in total.
Unit | Equal to |
|---|---|
1 hectare | 100 are = 10,000 sq m = 1,07,639 sq ft = 2.47 acres |
1 are | 100 sq m = about 1,076 sq ft |
1 acre | 40 guntha = 43,560 sq ft = about 4,047 sq m |
1 guntha | 1,089 sq ft = about 101 sq m |
1 sq yard (vaar) | 9 sq ft |
1 vigha | Often taken as 16 guntha (about 17,424 sq ft), but it changes by region. Confirm locally. |
So 0-81-94 works out to about 88,200 sq ft, or roughly 2 acres, or about 5 vigha at 16 guntha per vigha.
Keep in mind this is the size of the whole plot. It is not the same as the carpet or super built-up area on a flat listing. A 3 BHK listed at 990 sq ft in Paldi, for instance, is one unit inside a building that stands on a much larger piece of land.
Old tenure and new tenure
Look for the tenure note on Form 7. Old tenure (જૂની શરત) land can be sold in the normal way. New tenure (નવી અને અવિભાજ્ય શરત) land was usually granted by the government, and it cannot be sold or converted without the Collector’s permission and a premium payment. Many buyers skip this line and find out only at registration.
Also note that in Gujarat, farm land can generally be bought only by someone who already holds agricultural land as a khatedar. If you are not sure you qualify, ask a lawyer before you pay anything.
7/12 vs 8A vs property card: which one do you need?
Document | Used for | Shows |
|---|---|---|
7/12 utara | Rural and farm land | Owner, area, tenure, loans and crops for one survey number |
8A khata | Rural land | All survey numbers held by one khatedar in a village |
Property card | Land inside city survey limits | Ownership of plots and buildings in cities such as Ahmedabad, Surat, Vadodara and Rajkot |
In Ahmedabad, both exist. Land in the rural parts of the district, such as Daskroi or Sanand taluka, has a 7/12. Land inside the city survey area usually has a property card. Most 7/12 records around Ahmedabad cover land on the city’s edges that is still recorded as rural.
A converted plot is marked bin kheti (non-agricultural, NA) on its 7/12. The NA order number appears in the record. If you are buying a plot sold as NA, ask to see that order.
Buying land or a new flat near Ahmedabad or Gandhinagar?
Many new housing projects around Ahmedabad and Gandhinagar stand on land that was farm land only a few years ago. Even when you buy a flat, the builder’s land papers matter. Before you book, ask for:
The latest 7/12 and 8A of the project land, plus the old 7/12 history.
The NA (bin kheti) order.
The RERA registration number of the project.
A title search report from a lawyer.
Looking for a home in Ahmedabad or Gandhinagar?
Skip the wait of an under-construction project and see homes you can move into now.
What if your 7/12 has a mistake? (Mutation and correction)
A wrong spelling, a missing heir or an old loan that was repaid but still shows: all of these are fixed through a mutation entry, also called ferfar or nondh.
Apply online on iORA Gujarat or at the e-Dhara Kendra in your taluka office.
Attach proof, such as a death certificate and heirship papers, the sale deed, or the bank’s no-dues letter.
A 135-D notice goes to everyone with an interest in the land. They get time to object, usually 30 days.
If no one objects, the officer approves the entry and the 7/12 is updated.
A simple case often takes about a month. Cases with many heirs or a dispute take longer. You can track the application on iORA with the application number.
Linking your Aadhaar and mobile number to land records
Gujarat has been working to link khatedars’ Aadhaar and mobile numbers with land records, so owners get an SMS when someone files an entry on their land. This matters most for land owned by NRIs, older people and families who do not live in the village.
Take your Aadhaar card and the mobile number you use every day to the e-Dhara Kendra in your taluka, and ask if your land is linked. It is a short visit, and it can warn you early if anyone tries to change your record.
Before you sign anything
Three habits protect most land owners and buyers in Gujarat. Check your 7/12 online once a year. Get your Aadhaar and mobile linked at the e-Dhara Kendra. And before any deal, download a fresh signed copy, read the owner names, tenure and “other rights” column, and match the area with the sale deed. It takes ten minutes and can save years in court.
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This guide explains public land records for general information. It is not legal advice. For a purchase, get a title search done by a qualified lawyer.
