By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane–MMR | October 2025
Many homebuyers in Thane and Mumbai request a Property Card or Khata certificate during a flat transaction, assuming it is necessary proof of ownership. This confusion largely comes from real estate practices in other regions—Khata in Bengaluru and Patta or EC systems in South Indian states.
Understanding Land vs Flat Ownership Records in Maharashtra
In Maharashtra, a Property Card (also known as a PR Card or 7/12 Extract) is issued only for land parcels. It reflects the name of the landholder, which could be the original landowner, developer, or registered housing society.
Once a project receives an Occupation Certificate (OC) and the Co-operative Housing Society (CHS) is registered, the title record shifts from the Land Records Department to the IGR Maharashtra Registration System. From that stage onwards, ownership is recorded through Index II and IGR e-Search entries.
Flat-wise ownership is therefore not reflected on a Property Card, and no Khata document exists for apartments in Thane–Mumbai under Maharashtra law.
Legally Recognised Ownership Proof for Flats in Thane–MMR
| Document | Purpose | Issuing Authority |
|---|---|---|
| Index II | Confirms registered transfer of ownership | IGR Maharashtra |
| Registered Agreement / Sale Deed | Primary title document | Sub-Registrar |
| IGR e-Search Digital Entry | Online verification of title | IGR Maharashtra Portal |
| OC & Society Registration Certificate | Confirms legal possession stage | Municipal Corporation / Co-operative Dept |
| Society Share Certificate / Membership Transfer | Confirms transfer within registered society records | Co-operative Housing Society |
Property Card and Its Limitation
The Property Card continues to display the name of the landholder even after multiple resale transactions. It does not list individual flat owners. Therefore, it should not be treated as a title proof for apartment ownership in Thane–Mumbai.
Property Tax and Mutation — Supporting, Not Title
If the municipal property tax record from TMC, BMC, or MBMC shows the buyer’s name, it confirms that the municipal mutation has been completed after transfer. Mutation is the administrative process of updating the taxpayer’s name in municipal records for billing and possession purposes.
However, property tax mutation is not considered a title document and does not override Index II in legal evaluation. It serves as supporting evidence of possession but does not establish legal ownership.
Property Tax = Mutation and municipal billing record
Index II and Registered Agreement = Legally enforceable title under IGR Maharashtra
Checklist for Flat Buyers in Thane–Mumbai
When verifying ownership, buyers should request:
- Index II from IGR
- Copy of Registered Agreement / Sale Deed
- IGR e-Search record for digital title confirmation
- OC and Society Registration documents
- Share Certificate / Membership Entry from the CHS
- Property Tax Bill (only as supporting mutation proof, not title)
For structured document verification and MahaRERA-compliant transfer support, John Real Estate provides due diligence advisory for homebuyers and sellers in the Thane–MMR region.
About the Author
Arosh John is a leading real estate consultant in Thane with over a decade of advisory expertise in luxury villas, premium resale, NRI transactions and infrastructure-led real estate investments in the Mumbai Metropolitan Region. He is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835), operating advisory offices on Ghodbunder Road and the TDLR belt. He also serves as the Editor-in-Chief of Thane Real Estate News (TREN), a digital platform focused on simplifying real estate documentation, regulatory updates, and infrastructure intelligence for MMR homebuyers and investors.
Disclaimer
This article is based on prevailing documentation practices under IGR Maharashtra, municipal bodies (TMC/BMC/MBMC), Land Records Department, and MahaRERA regulations as of October 2025. Readers are advised to verify project-specific documents and seek legal opinion for individual transactions. Thane Real Estate News and John Real Estate aim to create awareness and do not substitute official government advisories or legal certification.
