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What is a Mauza?
Mauza is a revenue village or land unit used in Pakistan's land administration system. It represents the smallest geographic unit for maintaining land records.
Geographic Unit
A Mauza is typically a village or a distinct area within a larger administrative division. Each Mauza has defined boundaries and contains multiple plots of land (Khasras).
Administrative Hierarchy
Mauza sits within the revenue hierarchy: Province → Division → District → Tehsil → Mauza → Khasra (individual plot). All land records are maintained at the Mauza level.
Land Record Management
Each Mauza has its own complete set of land records including:
- Kheewat numbers (owner records)
- Khasra numbers (plot identification)
- Khatuni numbers (cultivator records)
- Fard Jamabandi (revenue registers)
Unique Identification
Every Mauza has a unique name and number within its Tehsil. The same land owner can have different Kheewat numbers in different Mauzas.
Visual Example:
| Tehsil | Mauza Name | Total Kheewats | Total Khasras |
|---|---|---|---|
| Hazro | Shams Abad | 123 kheewats | 1,234 khasras |
| Hazro | Tajak | 215 kheewats | 2,156 plots |
What is a Kheewat?
Kheewat is a unique identification number assigned to land owner(s) in Pakistan's land revenue records (Patwari system).
Owner-Based System
All plots (or khasras) owned by the same person/people in one village share one Kheewat number.
Village Specific
Kheewat numbers are specific to each village (mauza). If you own land in multiple villages, you'll have different Kheewat numbers for each.
Where to Find It
- Fard Jamabandi
- Fard Malkiat
- Registry/Sale deed documents
- Patwari or Revenue Office records
Visual Example:
| Kheewat No. | Owners Name | Plots/Khasras Owned | Total Area |
|---|---|---|---|
| 156 |
Muhammad Ashraf Junaid Khan |
234, 567, 891 | 45-23-450 |
What is a Khasra?
Khasra is a unique plot number assigned to each individual piece of land within a Mauza (village). It's like a "house number" for agricultural land.
Plot Identification
Each plot of land, no matter how small or large, is given a unique Khasra number. This number identifies the exact physical location of the land on the ground.
Survey-Based System
Khasra numbers are assigned during land surveys and are marked on survey maps (Shajra). These numbers remain permanent and help identify boundaries between adjacent plots.
Contains Detailed Information
Each Khasra record includes:
- Plot number and area (in Kanal-Marla-Feet)
- Owner's name and Kheewat number
- Land classification (Aabi, Chahi, etc.)
- Current cultivation details
- Boundaries (neighboring Khasra numbers)
Can Change Ownership
While the Khasra number stays the same, the owner (Kheewat) can change through sale, inheritance, or gift. The plot number remains constant regardless of ownership changes.
Visual Example:
| Khasra No. | Area (K-M-F) | Owner (Kheewat) | Classification | Current Crop |
|---|---|---|---|---|
| 234 | 10-5-100 | Muhammad Ashraf (Kheewat 156) | Aabi | Wheat |
| 567 | 20-10-200 | Muhammad Ashraf (Kheewat 156) | Chahi | Sugarcane |
What is a Khatuni?
Khatuni is a cultivator identification number in Pakistan's land records. It identifies who is actually farming/cultivating the land, which may be different from the owner.
Cultivator-Based System
While Kheewat identifies the owner, Khatuni identifies the cultivator (the person who is actually farming the land). One person can be both owner and cultivator, or they can be different people.
Tenancy Arrangements
Common scenarios where Khatuni differs from Kheewat:
- Lease/Rent: Owner leases land to tenant farmer
- Sharecropping: Cultivator shares crops with owner
- Contract farming: Temporary cultivation rights
- Self-cultivation: Owner farms their own land (same Kheewat & Khatuni)
Recorded in Girdawari
Khatuni information is updated during the bi-annual Girdawari (crop inspection) conducted by the Patwari. This records who is cultivating what crops on each Khasra.
Legal Importance
Khatuni records are important for:
- Agricultural loan applications
- Crop insurance claims
- Subsidy distribution
- Tenancy disputes
Visual Example:
| Khasra | Owner (Kheewat) | Cultivator (Khatuni) | Arrangement |
|---|---|---|---|
| 234 | Muhammad Ashraf (156) | Muhammad Ashraf (89) | Self-cultivated |
| 567 | Muhammad Ashraf (156) | Ali Hassan (92) | Leased to tenant |
| 891 | Junaid Khan (157) | Muhammad Ashraf (89) | Cultivating others' land |
How is land classified and irrigated?
Land in Pakistan is classified based on usage and irrigation source. Understanding these classifications is crucial for land valuation and taxation.
Irrigation Types
Aabi - Canal Irrigated
Land irrigated by government canals or flowing water channels. Most productive and valuable agricultural land. Regular water supply throughout the year.
Chahi - Well Irrigated
Land irrigated by wells or tube wells using groundwater. Second most productive. Requires investment in pumping equipment and electricity/diesel costs.
Nul Chahi - Canal + Well
Land with both canal and well irrigation. Most reliable water supply. Farmers use canal water when available and supplement with well water when needed.
Maira - Rain-fed/Barani
Land that depends entirely on rainfall. No canal or well irrigation. Less productive and riskier. Common in areas without irrigation infrastructure.
Sailabi - Flood Irrigated
Land in river flood plains that gets irrigated by seasonal flooding. Fertile soil but unpredictable water supply. Crop timing depends on floods.
Land Classification Types
Cultivable Land
Agricultural land with different irrigation sources: Aabi, Chahi, Nul Chahi, Maira, Sailabi (explained above)
Barren Land
| Banjar Qadeem | Old barren land - Uncultivated for more than 5 years, difficult to reclaim |
| Banjar Jadeed | New barren land - Temporarily uncultivated (less than 5 years), can be reclaimed |
Built-up/Developed Land
| Residential | Land designated for housing and residential purposes |
| Commercial | Land for business, shops, markets, and commercial activities |
Uncultivable Land - Ghair Mumkin
Land that cannot be used for cultivation due to specific purposes:
| Ghair Mumkin Road | Roads and pathways |
| Ghair Mumkin Masjid | Mosque land |
| Ghair Mumkin Madrassa | Religious school land |
| Ghair Mumkin Qabristan | Graveyard/Cemetery |
| Ghair Mumkin School | School/Educational institution land |
| Ghair Mumkin Naala | Water channel/drain |
| Ghair Mumkin Rasta | Pathway/footpath |
| Ghair Mumkin Kassi | Small path/track |
| Ghair Mumkin Tubewell | Tube well site |
Forest/Grazing Land
| Jungali Darakhtan | Forest land with trees, used for grazing or timber |
What is DC Rate?
DC Rate (Deputy Commissioner Rate) is the official property valuation rate set by the government for calculating stamp duty and registration fees on property transactions.
Government Valuation
The Deputy Commissioner (DC) of each district publishes official rates for land in different areas. These rates represent the minimum value at which property must be registered for tax purposes.
Used for Tax Calculation
DC Rates are used to calculate:
- Stamp Duty: Tax on property transfer documents
- Registration Fee: Fee for registering property in buyer's name
- Capital Gains Tax: Tax on profit from property sale
- Withholding Tax: Advance tax deducted at source
Location-Based Rates
DC Rates vary significantly based on:
- Location: Urban vs rural, tehsil, mauza
- Road Access: Main road, link road, or off-road
- Land Type: Residential, commercial, or agricultural
- Development: Developed vs undeveloped areas
Market Value vs DC Rate
Important: DC Rate is usually lower than actual market value. Properties typically sell for 2-3 times the DC Rate or more, depending on the area.
Regular Updates
DC Rates are typically updated annually or bi-annually by the district administration. Check the latest notification from your district's revenue department for current rates.
Location Categories
Properties are often classified by road access for DC Rate purposes:
| Main Road | Highest DC Rate - Property directly on major roads |
| Link Road | Medium DC Rate - Property on connecting/secondary roads |
| Off Road | Lower DC Rate - Property in interior areas without direct road access |
Calculation Example:
What are public records?
Public land records are official government documents that contain information about land ownership, property boundaries, and transaction history. In Pakistan, these records include Kheewats (ownership records), Khasras (field numbers), Fards, and other revenue documents that are publicly accessible.
How to Obtain Land Records in Pakistan
Punjab Land Records Authority (PLRA)
Punjab's digitized land records system. Access Fards online through their website or visit Arazi Record Centers across Punjab.
Board of Revenue (BOR)
Provincial revenue departments maintain official land records. Visit your local Tehsil office to request copies of Fards and other documents.
Patwari
Local revenue official responsible for maintaining and updating land records. Can provide Fards and field reports for lands in their jurisdiction.
Online Portals
Some provinces offer online access to land records through government websites. Check your provincial land records portal.
Patrasab - Community-Powered Records
Patrasab is a crowdsourcing platform where people can contribute and make land records available to the community. Unlike government systems that may be incomplete or difficult to access, Patrasab relies on:
| Community Contributions | Users upload and share their land records to help build a comprehensive database |
| Collective Knowledge | Family members verify and update records, ensuring accuracy through collaboration |
| Easy Access | Search and browse records that might not be easily available through government channels |
| Historical Preservation | Preserve old records and family land history for future generations |
Privacy Options on Patrasab
While land ownership is public information by law, Patrasab gives you control over your privacy. Once you verify and connect a record to your account, you can:
Hide Your Name from Public View
Choose to make your name private so it's not visible to the general public browsing records.
Control Who Sees Your Information
Set visibility to: Everyone, Verified Family Only, or Only Me.
Hide Contact Details
Keep your phone number, email, and address completely private.
Anonymous Mode
Mark your entire profile as private while still maintaining your ownership record internally.
How to Manage land and nasab using Patrasab?
Patrasab is a crowd-sourced land records management platform designed to help individuals, families, and communities organize, visualize, and analyze their land ownership information in Pakistan.
You can read about it here.