Buying land or a house in Sindh without checking the record is risky. Fake sellers, double sales, and missing mutations are common problems. The good news is that you can check property ownership in Sindh online for free in many cases. This guide explains the official portal, the records you will see, and what the online check cannot prove.
Sindh Zameen: The Official Land Record Portal
The Board of Revenue (BoR) Sindh runs the Sindh Zameen portal at sindhzameen.gos.pk. It is built on the Land Administration and Revenue Management Information System (LARMIS). The portal says it holds more than five million digitised records, and searching is free.
It shows several kinds of records:
- Village Form VII-A: the rewritten or reconstructed record of rights, mostly for farm land.
- Village Form VII-B: farm land and the mutation register.
- Village Form II: the urban property register, mostly for small towns.
- Other records: deh maps, microfilmed records, property registers, and a list of suspicious entries.
A deh is the revenue village or estate in which the land sits.
How to Check Property Ownership in Sindh Online
- Open the portal. Go to sindhzameen.gos.pk on your phone or computer.
- Choose your search method. You can search by owner name, by CNIC, or by property details.
- For a name search, select the district, then the taluka, then the deh. Enter the full name exactly as recorded.
- For a CNIC search, enter the 13-digit CNIC number. The portal shows the holdings registered against that number in digitised areas.
- Open the entry. Review the owner’s name, share, deh, survey number, and area.
- Check the mutation history. A pending or missing mutation is a warning sign.
Overseas Pakistanis can run the same search from abroad. If a search finds nothing, try a different spelling or search by survey number, because old records often use different spellings.
Where Should You Verify Your Property?
The online portal covers only records held by the Board of Revenue. Karachi in particular has many separate land authorities. The table shows where to check each type of property.
| Property Type | Where to Verify |
|---|---|
| Deh or agricultural land | Sindh Zameen portal (Board of Revenue) |
| City survey property in Karachi | Sindh Zameen property register |
| DHA, KDA, KMC, cantonment, or private society plots | The relevant authority or society office |
| Registered sale deed | Sub-Registrar office |
DHA, KDA, KMC, cantonment boards, and private housing societies keep their own records. As a result, no single portal covers every property in Karachi.
What the Online Record Cannot Prove
An online entry helps you screen a property, but it is not final proof of title. Keep these limits in mind:
- An online view is not a legally certified document. You still need a certified copy for a transfer or a court case.
- Not every district or record is digitised yet.
- The portal does not tell you about every dispute, mortgage, or court case.
- An entry can be wrong or fraudulent, so always verify it on the ground.
How to Get a Certified Copy
For a formal copy, such as one needed in court or for a sale, visit the Board of Revenue’s service centre or the local revenue office with your CNIC and the property details. The portal publishes its service centre list and fee notifications, so check them for the current charges before you go.
Fraud Checks Before You Buy
Follow these steps before you pay any money:
- Make sure the deh, survey number, and area in the document match the land you were shown.
- Match the seller’s CNIC with the owner’s name in the record.
- Check the mutation history for any pending or disputed entry.
- Look at the portal’s list of suspicious entries.
- Visit the site and speak with neighbours.
- Verify the registered deed at the Sub-Registrar’s office.
- Hire a property lawyer for any large purchase.
Common Problems and Fixes
- No record found: Try another spelling or the survey number. The area may not be digitised yet.
- Wrong name or area: Apply for a correction at the revenue office with supporting documents.
- Record not updated after a sale: Check whether the mutation was completed.
- Property in a society: Contact the society or authority directly.
Frequently Asked Questions
Is the Sindh land record free to check online?
Yes. Searching on the Sindh Zameen portal is free.
Can I search by CNIC?
Yes. You can search by CNIC, by owner name, or by property details.
Does the portal cover Karachi?
It covers properties under the Board of Revenue, including the city survey register. DHA, KDA, KMC, cantonment, and private society properties keep separate records.
Is an online record enough to buy a property?
No. You still need a certified copy and proper verification of the seller and the deed.
Can overseas Pakistanis check records?
Yes. The portal can be used from anywhere with internet access.
Conclusion
To check property ownership in Sindh, search the Sindh Zameen portal by CNIC, name, or property details, review the entry and the mutation history, and then verify with a certified copy. Remember that societies like DHA keep their own records, so check there too. Procedures and fees can change, so confirm the latest information with the Board of Revenue. For more guides on property and public services, keep reading Pakistan Post. You can also visit the Sindh Zameen portal to start your search.
