City limits don’t change land status, clarity on Property Card and E-Khatha

Mangaluru 

The confusion surrounding Property Cards and E-Khatha among property owners in the 37 villages brought within Mangaluru city limits has received an important clarification from the Department of Land Records. Speaking to News Trail, Deputy Director of Land Records (DDLR) Pushparaj clarified that the nature and legal status of the land, rather than the city boundary alone, determines the applicable property document.

Agricultural land that has retained its original character within the city limits will come under the Property Card system. Land that has been legally converted and urbanised, meanwhile, can have E-Khatha as the single property document. The clarification assumes significance as the expansion of Mangaluru has brought agricultural fields, converted sites, residential layouts and developed properties under the same broader urban jurisdiction.

City limits do not automatically change land status
The inclusion of a village within the city limits does not mean that every parcel of land automatically becomes an urban property. Agricultural land that continues to retain its agricultural character remains distinct from converted land. Such agricultural holdings within the city limits will come under the Property Card system.

This is particularly relevant in areas where farmland exists alongside residential layouts and rapidly developing urban neighbourhoods. The surrounding development does not by itself alter the status of agricultural land. At the same time, land that has undergone legal conversion and has subsequently been developed for urban use falls under a different category.

Converted properties can have E-Khatha
For converted and urbanised properties, E-Khatha will serve as the relevant property document. Owners of residential sites, houses, commercial properties and other converted urban properties need not seek a Property Card simply because their property is located in one of the villages brought within the city.

This distinction is expected to bring relief to owners who have been uncertain about whether they need both documents. The status of the land and the nature of its use therefore become crucial. A legally converted urban site cannot be treated in the same manner as agricultural land that continues to be cultivated.

Agricultural land within city limits
Agricultural land within the expanded city area retains its importance despite the surrounding urbanisation. Where the land continues to have agricultural status, the Property Card system will apply. The change in municipal boundaries does not by itself convert agricultural land into an urban property. For landowners, this means that the first step is to establish the actual status of the property before deciding which documentation is required.

Rural areas to continue with existing system
The clarification also addresses properties outside the city limits. Rural areas do not have a Property Card system, and the existing method of maintaining land records will continue. Therefore, rural property owners do not need to apply for Property Cards simply because the issue has arisen in connection with agricultural land within the expanded Mangaluru city limits. The distinction is straightforward: agricultural land retaining its character within the city limits comes under the Property Card system, converted and urbanised properties can have E-Khatha, while rural areas continue under the existing land-record system.

Why the clarification matters
The issue goes beyond routine paperwork. Correct property documentation becomes important when owners sell, transfer, mortgage or develop their land. Uncertainty can result in unnecessary applications, repeated visits to government offices and delays in property transactions. A clear understanding of the applicable document can help owners avoid such difficulties. For agricultural land within the city limits, maintaining proper land records and establishing its agricultural status will remain important. For converted urban properties, E-Khatha provides the relevant urban property record.

A clearer system for a growing city
Mangaluru’s expansion has created a situation where agricultural land, converted properties and fully developed urban areas exist within the same former village jurisdictions. This makes a single documentation rule impractical. The clarification from DDLR Pushparaj provides a clear distinction based on the actual status of the land.

Agricultural land that retains its character within the city limits will come under the Property Card system. Converted and urbanised properties can have E-Khatha as the single property document. Rural areas will continue with the existing land-record system without a Property Card system. For property owners, the message is simple: the location of the property is only part of the picture. Its legal status and whether it remains agricultural or has been converted for urban use determine the appropriate documentation. As Mangaluru continues to expand, this clarity will help property owners understand their records better and avoid unnecessary documentation and confusion.