Guide on Property Card CTS Number Mumbai: How to Read and Verify

The Property Card (7/12 extract) is your most important document for CTS number verification in Mumbai. This comprehensive guide teaches you how to read, interpret, and verify every aspect of CTS information in your property card, ensuring you have complete knowledge of your property's legal status and development rights.

What is a Property Card?

Definition and Importance

A Property Card, officially known as "7/12 Extract" or "Satbara Utara," is the primary land record document in Maharashtra. For Mumbai properties, it serves as the definitive source for CTS number information and legal ownership details.

Key Components:

• Legal Ownership: Current and previous owners
• CTS Number Details: Primary identification and subdivisions
• Area Specifications: Exact plot measurements
• Land Classification: Usage type and development rights
• Revenue Information: Tax status and government dues
• Encumbrance Details: Any restrictions or liens

Legal Validity

Property cards are:

• Court Admissible: Valid evidence in legal proceedings
• Government Recognized: Accepted by all government departments
• Banking Standard: Required for loan applications
• Transaction Essential: Mandatory for property sales and purchases

Detailed CTS Number Information in Property Cards

Primary CTS Number Section

Location: Top portion of the property card

Typical Labels:

• English: "CTS No." or "City Survey Number"
• Marathi: "सिटी सर्व्हे नंबर" or "सी.टी.एस. नं."

What You'll See

Property Identification:

• Village: Andheri (East)
• Taluka: Andheri
• District: Mumbai Suburban
• Survey No: 123/2
• CTS No: 456/1
• Sub-CTS: 456/1/A (if further subdivided)

CTS Area and Measurements

Critical Information Displayed:

• Total CTS Area: Original plot size before subdivision
• Your Share: Specific area you own
• Unit of Measurement: Square meters, square feet, or traditional units
• Boundary Details: Neighboring CTS numbers and landmarks

Reading Area Information

Ownership History in Property Cards

Complete Ownership Chain: Property cards show the complete history of ownership transfers, which is crucial for title verification.

Ownership Section Format

• Current Owner: [Your Name]
• Previous Owner: ABC Developers Ltd.
• Date of Transfer: 15/03/2020
• Transfer Type: Sale Deed
• Registration No: BDR-1/2020/123456
• Previous to That: XYZ Construction
• Transfer Date: 10/08/2015

How to Read Different Types of CTS Information

Simple CTS Numbers

• Format: CTS 123
• Meaning: Single, undivided plot
• Ownership: You own the entire CTS plot
• Development Rights: Full FSI available for the plot

Sub-divided CTS Numbers

• Format: CTS 123/1, CTS 123/2, etc.
• Meaning: Original plot divided into multiple parts
• Your Ownership: Specific subdivision only
• Shared Elements: Common areas, access roads, utilities

Sub-CTS Details Example

Complex Sub-divisions

• Format: CTS 123/1/A, CTS 123/1/B
• Meaning: Further subdivision of already divided plot
• Ownership Structure: Multiple levels of division
• Legal Implications: More complex ownership rights

Amalgamated CTS Numbers

• Format: CTS 123-124 or CTS 123+124
• Meaning: Multiple CTS plots combined into one
• Development Advantage: Larger area for construction
• Legal Status: Single ownership of multiple original plots

Understanding Property Card Classifications

Land Classification Types

Property cards classify land usage, which affects development rights:

Residential Classification

• Classification: Residential (गावठाण)
• Permitted Use: Housing, small commercial
• FSI Allowed: 1.33 to 3.0 (varies by location)
• Restrictions: No heavy industry
• Special Notes: Family housing priority

Commercial Classification

• Classification: Commercial (व्यापारी)
• Permitted Use: Business, retail, offices
• FSI Allowed: Higher than residential
• Restrictions: Hours of operation
• Special Notes: Higher property tax rates

Industrial Classification

• Classification: Industrial (औद्योगिक)
• Permitted Use: Manufacturing, warehousing
• FSI Allowed: Lower than residential
• Restrictions: Environmental compliance
• Special Notes: Special utility requirements

Mixed-Use Classifications

Some CTS numbers allow multiple uses:

• Primary Use: Residential (60%)
• Secondary Use: Commercial (40%)
• FSI Calculation: Proportional to usage
• Tax Implications: Mixed-rate calculation
• Development Rights: Flexible planning options

Development Rights and CTS Numbers

FSI (Floor Space Index) Information

Property cards show development potential:

FSI Details Display

TDR (Transfer of Development Rights)

For properties affected by reservations:

• Original Development Rights: 2000 sq.m
• Lost to Reservation: 500 sq.m
• TDR Certificate Issued: 500 sq.m
• TDR Usage Location: Receiving zone only
• TDR Market Value: ₹25,000 per sq.m

Verifying CTS Information in Property Cards

Cross-Verification Checklist

Primary Verification Points:

• [ ] CTS number consistency across all document sections
• [ ] Owner name spelling and format matches other documents
• [ ] Area measurements align with physical possession
• [ ] Boundary descriptions match actual plot boundaries
• [ ] Classification matches intended property use
• [ ] Development rights calculations are accurate
• [ ] No adverse remarks or restrictions noted

Secondary Verification Sources

Government Records:

• BMC Property Tax Records: Municipal verification
• IGR Registration Documents: Sale deed confirmation
• Survey Settlement Records: Historical land information
• Development Plan: Future planning implications

Physical Verification:

• Site Visit: Compare actual boundaries with property card
• Neighbor Confirmation: Verify boundary descriptions
• Utility Connections: Check service provider records
• Access Rights: Confirm road and utility access

Common Errors in Property Card CTS Information

Documentation Errors

Frequent Mistakes:

• Wrong CTS Number: Typographical errors in numbering
• Incorrect Area: Measurement mistakes or unit confusion
• Name Spelling: Owner name variations across documents
• Boundary Errors: Wrong neighboring CTS references
• Classification Mistakes: Incorrect land use designation

How to Identify Errors

Red Flags to Watch:

• Multiple CTS Numbers: Different numbers in same document
• Area Discrepancies: Measurements don't add up
• Impossible Boundaries: References to non-existent CTS numbers
• Inconsistent Classifications: Conflicting land use descriptions
• Missing Information: Blank fields in critical sections

Digital vs Physical Property Cards

Online Property Card Features

Mahabhulekh Portal Advantages:

• Instant Access: 24/7 availability
• Search Functions: Find specific information quickly
• Digital Signatures: Government authentication
• Multiple Downloads: Unlimited access to copies
• Real-time Updates: Latest information available

Digital Verification Features:

• QR Codes: Quick verification of document authenticity
• Digital Watermarks: Prevent unauthorized modifications
• Blockchain Integration: Tamper-proof record keeping (pilot phase)
• API Integration: Direct access for verified applications

Investment Analysis Using Property Card CTS Data

Valuation Factors

CTS-Based Value Drivers:

• Location Premium: Ward-wise rate variations
• Development Rights: Available FSI and TDR
• Plot Size: Larger CTS numbers command premium
• Road Access: Boundary touching major roads
• Shape and Orientation: Regular shapes preferred

Investment Red Flags

Avoid Properties With:

• Disputed Boundaries: Conflicting CTS descriptions
• Incomplete Subdivisions: Unclear ownership shares
• Reservation Risks: Government acquisition threats
• Access Issues: Landlocked or limited access plots
• Legal Encumbrances: Court cases or government liens

Due Diligence Checklist for Property Card CTS Analysis

Essential Verification Steps:

• [ ] CTS Number Authenticity: Verify through multiple government sources
• [ ] Ownership Chain: Complete 30-year title verification
• [ ] Area Accuracy: Physical measurement vs. documented area
• [ ] Development Rights: FSI calculation and utilization status
• [ ] Legal Compliance: All approvals and NOCs in place
• [ ] Tax Status: Property tax payments up to date
• [ ] Encumbrance Check: No outstanding loans or legal issues
• [ ] Future Planning: Check municipal development plans

RERA Protection for Property Buyers

Understanding RERA homebuyer rights is crucial when dealing with property cards and CTS verification. RERA provides legal protection for buyers and ensures transparency in property transactions.

Property Card Documentation for Legal Purposes

Banking and Financial Institutions

Required CTS Information for Loans:

• Clear property card with unambiguous CTS number
• Development rights and FSI details
• Encumbrance certificate showing clear title
• Property tax receipts confirming CTS details
• Approved building plans referencing CTS number

Frequently Asked Questions

What is a Property Card and why is it important for Mumbai properties?
A Property Card (7/12 extract) is the official land record document in Maharashtra that contains complete CTS number information, ownership details, area specifications, and development rights. It's legally valid and required for all property transactions in Mumbai.

How can I verify the authenticity of CTS information in my property card?
Cross-verify CTS details through multiple government sources including BMC property tax records, IGR registration documents, and the Mahabhulekh portal. Physical verification by visiting the site and confirming boundaries is also essential.

What are the different types of CTS numbers and their meanings?
Simple CTS numbers (e.g., CTS 123) represent single undivided plots. Sub-divided numbers (e.g., CTS 123/1) show original plots divided into parts. Complex subdivisions (e.g., CTS 123/1/A) indicate further divisions, while amalgamated numbers (e.g., CTS 123-124) represent combined plots.

What should I do if I find errors in my property card CTS information?
Document the error with screenshots, gather supporting evidence, visit the local Patwari office to file a correction request, pay prescribed fees, and follow up regularly until the correction is completed.

How do FSI and development rights relate to CTS numbers in property cards?
Property cards display FSI calculations based on CTS area, including base FSI, fungible FSI, and premium FSI. These determine your total buildable area and remaining development potential, directly impacting property value.

Is there a difference between digital and physical property cards?
Both have equal legal validity when properly authenticated. Digital cards from Mahabhulekh portal offer 24/7 access, real-time updates, and QR code verification, while physical cards may be required for certain legal proceedings and banking applications.

Conclusion

Understanding your property card's CTS information is fundamental to safe property ownership in Mumbai. This comprehensive document provides not just legal ownership proof, but complete development rights, boundary details, and investment potential information.

Key Takeaways:

• Property cards are comprehensive documents containing all essential CTS information
• Regular verification prevents legal and financial complications
• Digital and physical cards have equal legal validity when properly authenticated
• CTS information directly impacts property value and development potential
• Professional guidance is valuable for complex CTS scenarios

Best Practices:

• Download fresh property cards quarterly from government portals
• Cross-verify CTS information across multiple official sources
• Maintain secure digital and physical copies of all property documents
• Monitor changes regularly and update records promptly
• Seek professional help for complex CTS issues or legal disputes

Investment Wisdom: Your property card is more than just a document - it's your roadmap to understanding your property's legal status, development potential, and investment value. Master the art of reading and verifying CTS information in property cards, and you'll be equipped to make informed property decisions in Mumbai's complex real estate market.

Remember: A well-understood property card with clear CTS information is your strongest defense against property fraud and your best tool for maximizing investment returns.

This guide provides comprehensive information about reading and verifying CTS numbers in property cards as of 2025. Always consult with qualified legal and property professionals for specific investment decisions.