How to Read a 7/12 (Satbara) Extract Before You Buy Land in Pune
In Maharashtra, the 7/12 extract (सातबारा उतारा) is the backbone of any land transaction. It is a record maintained by the revenue department that tells you who owns a piece of agricultural land, how big it is, and what is growing or built on it. Before you buy, you need to read it carefully — and verify it on the ground.
What the two parts mean
- Form 7 (gat / survey number details): the owner's name, the survey or gat number, and the total area of the holding.
- Form 12 (crop details): the cultivation record for the land over recent years.
Five things to check
- Owner's name matches the seller's identity documents.
- Area is stated clearly — note the units (hectares / R / are).
- Other rights (इतर हक्क): look for loans, liens, or court orders noted here.
- Mutation entries (फेरफार): the chain of ownership changes.
- Land type / tenure: whether any conversion (NA order) is required for non-agricultural use.
Why the document alone is not enough
A 7/12 extract tells you the recorded area — it does not tell you where the boundaries physically are, or whether a neighbour has encroached. Survey numbers get subdivided over generations, and paper records drift from reality.
That is why serious buyers commission a jaga mojni (land measurement survey) before registration: a surveyor measures the actual corners with DGPS and a Total Station and compares the on-ground area with the 7/12 figure. If they disagree, you find out before the money changes hands.
Buying land in or around Pune? We cross-reference 7/12 records with an on-ground survey. Talk to us before you sign.