Check Sindh Land Records Online Free on Sindh Zameen
Search Sindh land records free on sindhzameen.gos.pk by name or CNIC. What VF VII-A and VII-B show, certified copy fees, and fraud checks before you buy land.
Sindh land records are free to search online at sindhzameen.gos.pk, the Board of Revenue Sindh's Sindh Zameen portal. You can search by owner name (district, taluka and deh first) or by 13-digit CNIC. The result is not a legal document. A certified copy comes from the Revenue Service Center at the Deputy Commissioner's office, at Rs 150 per entry under the fee schedule the portal links.
We opened the portal on 27 September 2026, along with its search forms, FAQ page, list of service centres and the fee notifications it publishes. The portal loaded normally. It says it holds more than 5 million digitised records, built on LARMIS, the Land Administration and Revenue Management Information System of the Board of Revenue (BoR) Sindh.
One correction to a common belief first. The public search does not take a survey number. It takes a name inside a deh, or a CNIC. Survey numbers matter later, when you read the record and ask for a certified copy.
Sindh Zameen is the official land record portal
Sindh Zameen at sindhzameen.gos.pk is the Board of Revenue Sindh's public land record portal. It shows Village Form VII-A, VII-B and Village Form II entries, plus deh maps, microfilmed records, property registers and a list of suspicious entries, all free to view.
Land records use old revenue words. These are the ones you will meet on the portal.
| Term | What it means |
|---|---|
| Deh | The revenue village or estate the land sits in |
| Taluka | The sub-division of a district |
| Village Form VII-A | Rewritten or reconstructed record, mainly farm land |
| Village Form VII-B | Farm land and mutation register |
| Village Form II | Urban property register, mostly for small towns |
| Mukhtiarkar | The taluka revenue officer who issues sale certificates |
A "mutation" is the entry that records a change of owner, by sale, gift or inheritance. If you only remember one form, remember VF VII-B, because that is where transfers are written.
How to search Sindh land records by name or CNIC
Open sindhzameen.gos.pk and pick Search by Name or Search by CNIC. A name search needs the district, taluka and deh first. A CNIC search needs only the 13 digits, without dashes. Both forms ask you to type a security code.
- Go to sindhzameen.gos.pk and choose Search by Name or Search by CNIC.
- For a name search, select the district, then the taluka, then the deh.
- Type the owner's name as it would appear in the record, for example Mohammad Khan.
- For a CNIC search, enter the 13 digits only.
- Type the security code and search. Note the entry number and form type shown.
The district list covers all 29 districts, including the six Karachi districts: Central, East, Korangi, Malir, South and West. If you do not know the deh name, the portal publishes a list of dehs in Sindh as a PDF.
We did not run a search on a real person's name or CNIC. The forms loaded and worked up to the security code, which is as far as we went.
Why the online result shows so little
The online result is deliberately limited. BoR Sindh says it shows only enough to confirm your record exists at a certain place, to protect owners' privacy. It also says the data carries no legal validity. For full details you need a certified copy.
The portal's FAQ adds three limits worth knowing before you panic at a blank result:
- Only people entered in the land record from 1985 onwards can be found.
- Old records made before CNICs were used may not come up in a CNIC search.
- Land held by other agencies, such as KDA and KMC in Karachi, is kept in their own systems, not here.
That last point catches many Karachi buyers. A society plot or a KDA scheme plot will often not appear on Sindh Zameen at all, and that alone proves nothing either way. For such plots you must check with the agency that allotted the land.
If your own old record does not show against your CNIC, BoR says to visit the service centre. Staff there can link your current CNIC, fingerprints and photo to the record, which makes it searchable and harder to tamper with.
Certified copy and sale certificate fees in Sindh
A certified copy of a land record entry costs Rs 150 per entry, and inspection with an uncertified copy costs Rs 100 per entry. A sale or title certificate from the Mukhtiarkar costs Rs 300. These come from the fee schedule linked on the portal.
| Service | Fee in the schedule |
|---|---|
| Inspection of record and uncertified copy | Rs 100 per entry |
| Certified copy | Rs 150 per entry |
| Sale or title certificate | Rs 300 per certificate |
| Mutation by registered deed | Rs 500 per entry |
| Mutation by other means | Rs 300 per entry |
Two cautions. The portal labels this the "Latest Schedule of Revenue Fees", but the notifications inside are dated 30 June 2016, effective 1 July 2016. We found no newer schedule on the BoR pages we opened, so confirm the amount at the counter. Fees are paid by bank or treasury challan, and the challan number is written on the document. Pay no one in cash.
The same schedule says a sale certificate is charged again if it must be renewed for a further term of one month. So treat one as a document that goes stale quickly.
Certified copies come from the Revenue Service Center, which the FAQ also calls the Peoples Service Center, in the Deputy Commissioner's office. The portal lists a district manager and phone number for each of the 29 districts.
Fraud checks before buying land in Sindh
Before paying token money for land in Sindh, match the seller's CNIC to the record, check the suspicious entries list, get a fresh certified copy, and ask for the Mukhtiarkar's sale certificate. A genuine seller will not rush you past any of these steps.
Sindh Zameen has a Suspicious Entries section. It lists microfilmed record entries from 1985 to 1988 that BoR marked as suspect, deh by deh. If the land's history runs through one of those entries, stop and get legal advice.
Then check these points, in order:
- The name and CNIC in the record match the person selling to you, not a relative holding papers.
- The deh, survey number and area in the certified copy match the land you were shown.
- The VF VII-B shows no pending transfer or split share you were not told about.
- The sale certificate is current, since it runs for a month.
- The land is not in dispute. A party name search on court case status online helps here.
BoR's own registration checklist says every property registration needs CNIC copies and photos of both parties, the title document, tax papers and the mutation extract. Budget for those taxes too, including property transfer tax and any Sindh property tax dues. For a relinquishment deed where an owner has died, the same checklist asks for a NADRA family registration certificate and a succession certificate from court.
The same method for verifying land records in other provinces applies here. The online check filters out obvious lies. The certified copy is what you close a deal on.
Fixing a mistake in your Sindh land record
If your name is misspelt or an entry looks wrong, BoR Sindh asks you to report it by email to support@borsindh.gov.pk or to visit your nearest Revenue Service Center. Corrections to the actual record are made by the revenue office, not by the portal.
The portal also lists a helpline, 111-BOR-GOS, and an email, info@sindhzameen.gos.pk, with an office at Revenue House, Clifton Block 6, Karachi. Keep copies of what you send.
Common questions
Is Sindh Zameen land record search free?
Yes. BoR Sindh says the public search is free. You pay only for certified copies and certificates at the service centre.
Can I search Sindh land records by survey number?
Not in the public search. It works by owner name inside a chosen deh, or by CNIC. The survey number appears in the record itself.
Is the online Sindh land record valid in court or for a sale?
No. The portal states its data has no legal validity. Get a certified copy from the Revenue Service Center for any legal use.
Why can't I find my Karachi plot on Sindh Zameen?
Land held by agencies such as KDA and KMC is kept in their own systems. Only Board of Revenue land records are on the portal.
How much is a certified copy of a Sindh land record?
Rs 150 per entry, under the 2016 fee schedule the portal links. Confirm at the counter, because we found no newer schedule.
What is a sale certificate in Sindh?
A certificate from the Mukhtiarkar or City Survey officer for land about to be transferred. The fee is Rs 300, and it is renewed monthly.
How we verified this
What we checked, where we read it, and what we could not confirm.
Last checked on 27 September 2026. The search options, the 5 million record figure, the forms covered, the legal disclaimer, the 1985 cut-off, the KDA and KMC exclusion, the service centre route, the correction email and the helpline are read on sindhzameen.gos.pk and its FAQ and service centre pages. The fees are read in the Government of Sindh Revenue Department notifications of 30 June 2016, published on the portal as its "Latest Schedule of Revenue Fees". The registration document list is read in BoR Sindh's checklist on the same portal. We did not run a live search on any person, and we could not open sindhlarmis.gos.pk, an address still named in the portal's FAQ.
About the author
Public Services and Education Journalist
Fajr Riaz is a journalist and content writer at Pakistan Era, based in Lahore. She covers the questions people meet in everyday life in Pakistan: how a public service works, what a change in the rules means, and where to find a reliable answer.
