Pakistan Land Records Guide

Understanding Pakistan Land Records

Pakistan's land records system is one of the oldest and most complex in the world, tracing its roots back to the British colonial era. The system was formalized in the late 19th century under the Punjab Land Revenue Act of 1887 and has evolved through decades of computerization efforts. Today, each province maintains its own digital land records portal, making it possible to check fard online from anywhere in the world.

The Patwari System — A Historical Overview

At the heart of Pakistan's land records system is the Patwari — a village-level revenue officer responsible for maintaining and updating land records for their assigned circle (Patwar Circle). The Patwari system was established by the British in the 19th century to systematically record land ownership, cultivation, and revenue collection. Each Patwari maintains several key registers: the Roznamcha (daily diary of mutations and changes), the Jamabandi (settlement record updated every 4 years in Punjab), and the Shajra (field maps showing plot boundaries).

The system underwent a major transformation starting in the 2000s with theLand Records Management and Information System (LRMIS) project, which aimed to digitize all land records. Punjab led the way with thePunjab Land Records Authority (PLRA), established in 2016, which computerized over 50 million records across all 36 districts. Sindh followed withSindh Zameen, KPK with its KPLR portal, and Balochistan with its own digitization efforts. Islamabad Capital Territory records are managed by the Capital Development Authority (CDA).

What is Fard Malikanat?

Fard Malikanat (also called Fard-e-Malikanat or simply Fard) is the most important land document in Pakistan. It is a certified extract from the revenue record that shows the current ownership of a specific piece of land. The Fard contains critical information including the Khewat number (account number for co-owners), Khasra number (the specific field/plot number),Khatauni number (holding details), the names of all owners with their shares, the total area, cultivation details, and any encumbrances or mutations.

Before computerization, getting a Fard meant visiting the Patwari's office and waiting days or weeks. Today, you can check fard online through province-specific portals in minutes. In Punjab, the PLRA portal allows you to download a Fard by entering your district, tehsil, mauza (village), and Khasra number. You can also search by CNIC in some provinces.

Jamabandi — The Settlement Record

Jamabandiis the periodic settlement record of land in a village or estate. In Punjab, it is updated every 4 years (called a “settlement period”). The Jamabandi is a comprehensive document that lists all landowners, their shares, cultivation details, and the rights and liabilities attached to each piece of land. It is the foundational document from which Fards and other extracts are derived. The term comes from the Persian word “Jamabandi” meaning “binding of revenue” — it was originally created to assess and collect land revenue.

Khatauni, Khewat, and Khasra — The Three Pillars

Every piece of land in Pakistan's revenue system is identified by three key numbers:

• Khewat (کھوت): This is the account number assigned to a group of co-owners who share ownership of one or more properties. Think of it as a family or clan account. All co-owners in a family will share the same Khewat number. When property is divided through inheritance or sale, new Khewat numbers may be created.
• Khasra (خسرہ):This is the unique field number assigned to each individual plot of land within a mauza (village). The Khasra number is the most granular identifier — it refers to a specific piece of land with defined boundaries. When you hear someone say “Khasra number 123,” they are referring to a specific plot.
• Khatauni (خطونی): Also called Khatuni, this is the holding detail that shows which specific plots are owned or cultivated by which person. It links the Khewat (owner account) to the Khasra (specific plot).

Mutation (Intiqal) — How Ownership Changes

Mutation (called Intiqal in Urdu) is the official process of transferring land ownership from one person to another. This happens when a property is sold, inherited, or gifted. The process involves:

1. Filing an application with the Patwari or at the PLRA service center
2. Verification of documents (sale deed, inheritance certificate, etc.)
3. Issuance of a Tariq (official order for mutation)
4. Entry in the Roznamcha (Patwari's daily diary)
5. Publication of notice for objections (usually 30 days)
6. Final entry in the Jamabandi at the next settlement

In Punjab, mutations can now be tracked online through the PLRA portal. The entire process, which once took months, can now be completed in 15-30 days in digitized areas.

Aks-Shajra and Field Maps

Shajra (شجرہ) is the traditional field map drawn by Patwaris showing plot boundaries, landmarks, and neighboring properties. Aks-Shajra (عکس شجرہ) is a modern innovation that overlays these field boundaries on satellite imagery, creating a powerful tool for land verification. The PLRA portal now provides Aks-Shajra for many digitized areas, allowing landowners to see their plot boundaries on satellite maps. This is especially useful for resolving boundary disputes and verifying plot locations before purchase.

Girdawari — The Harvest Inspection

Girdawari (گرداوری) is the twice-yearly harvest inspection conducted by the Patwari. During Girdawari, the Patwari visits each field, records what crop is being grown, assesses the condition, and updates the revenue record. This information is used for agricultural statistics, crop insurance, and revenue assessment. Girdawari records are also important for establishing possession and cultivation rights, which can be crucial in land disputes.

Land Measurement Units in Revenue Records

Pakistan's land records use a mix of traditional and metric units. The most common units you will encounter in a Fard or Jamabandi are:

• Murabba (مربعہ): 25 acres — the largest traditional unit, used for large agricultural holdings. A standard Murabba is a square of 36 Karam × 40 Karam × 25.
• Killa (کلہ): 1 acre = 8 Kanal = 43,560 sq ft. In revenue records, a standard Killa measures 36 Karam × 40 Karam.
• Kanal (کنال): 20 Marla = 5,445 sq ft (at 272.25 standard).
• Marla (مرلہ): 272.25 sq ft (revenue standard) or 225 sq ft (urban).
• Sarsai (سرسائی): 30.25 sq ft = 1/9 of a Marla.

Why Land Records Matter

Accurate land records are essential for property rights, agricultural planning, tax collection, and dispute resolution. Pakistan's land records system affects millions of landowners, farmers, and property buyers. Understanding how to read a Fard, what a Khewat number means, and how to check your land records online can save you from fraud, boundary disputes, and legal complications. The computerization of land records has been one of the most significant governance reforms in Pakistan, reducing corruption, speeding up transactions, and making land records accessible to ordinary citizens.

Whether you are buying property, inheriting land, settling a family dispute, or just curious about your ancestral land, knowing how to access and interpret Pakistan's land records is an essential skill. Use the tabs above to find the right portal for your province, and refer to the glossary for any unfamiliar terms.

See also: Khewat & Khasra Number Decoder for decoding your land record numbers, and Killa Grid & Aks-Shajra Tool for viewing revenue maps on satellite imagery.

Frequently Asked Questions about Pakistan Land Records