Quick answer
Property mutation updates Maharashtra’s government land records after a change such as a registered sale, gift, inheritance or partition. For urban Property Card records, Maharashtra provides the EPSIT mutation service through Mahabhumi; e-Hakk is used for 7/12 mutation in rural and agricultural-land records. Mutation updates the land record, but it should not be treated as a substitute for the registered deed or other documents that actually establish property rights. The Maharashtra Revenue Department’s Mahabhumi dashboard currently states that no fee is required for mutation and lists a notified timeline of 30 days for an undisputed mutation and 365 days for a disputed one, under the Maharashtra Right to Public Services Act, 2015.
One distinction to hold onto through this entire guide: your registration/title document is not the same thing as mutation, which is not the same thing as society membership or share-certificate transfer, which is not the same thing as CIDCO leasehold transfer formalities. These are four separate processes that often get run together in casual conversation. This guide treats each one separately, because conflating them is exactly what leads to bad advice.
What property mutation actually means
Property mutation updates the relevant government land record after a change such as a registered transfer, inheritance, gift or partition. In Navi Mumbai this shows up most often after a flat purchase, the death of a property owner, a gift deed transfer, or a court-ordered partition. Mutation records the change for land-record and revenue-administration purposes — it should not be treated as a substitute for the registered instrument, or for the other documents through which rights in the property actually arise.
Put simply: mutation is a record-keeping update, not the transaction itself. The sale deed, gift deed, succession documentation or partition order is what creates or transfers the right. Mutation is the government catching its own records up to that reality.
Mutation does not equal legal title
This is worth stating plainly because a lot of casual explanations blur it. An entry in the property card or 7/12 extract is a revenue record, maintained for administrative and taxation purposes. It is not, by itself, conclusive proof of ownership, and it does not override the rights created by a registered sale deed, a valid gift deed, an inheritance under applicable succession law, or a court order.
That said, an outdated record is not harmless. It can create administrative friction — property tax notices going to the wrong person, extra due-diligence questions from a bank or a future buyer, and general inconsistency in the paper trail. The practical reason to complete mutation promptly is to avoid that friction, not because the mutation entry itself is what makes you the legal owner.
When mutation may be required
The common triggers are a registered sale, the death of an owner, a registered gift deed, or a partition or court order affecting the property. Whether and how mutation applies depends on the specific property record and transaction, so treat the sections below as the general pattern rather than a one-size-fits-all checklist.
Property Card vs 7/12: identify your record first
Before applying for mutation, work out which land record actually governs your property, because that determines which online service you use.
- City Survey Property Card: the urban land record, maintained by the City Survey Department, used across most of Navi Mumbai’s developed nodes (Vashi, Nerul, Belapur, Airoli, Kopar Khairane, Ghansoli and similar areas). Mutation on this record runs through Mahabhumi’s EPSIT service.
- 7/12 extract (Satbara Utara): the rural and semi-urban land record, showing survey number, area and the landowner’s name. Mutation on this record runs through the e-Hakk online service.
Some plots in transitional or peripheral areas of Navi Mumbai — including parts of Panvel, Kharghar, Kalamboli and Ulwe — may still carry a 7/12 record rather than a City Survey Property Card, so don’t assume by locality alone. Check your existing record before you decide which service to use.
How to apply for mutation online in Maharashtra
Maharashtra’s current online mutation routing runs through Mahabhumi, the state’s land-records portal, rather than a single generic form.
- EPSIT handles online mutation applications for City Survey Property Card records across the state, including a Mumbai-specific variant for Mumbai city records.
- e-Hakk handles online mutation applications for 7/12 (rural/agricultural) records, including inheritance entries.
Identify your record type first (see the section above), then apply through the matching service on mahabhumi.gov.in. Do not assume that physical verification at the City Survey Office is mandatory for every application — that depends on the specific case and whether the record requires reconciliation or field verification. Once processed, the digitally signed Property Card or 7/12 extract available through Mahabhumi is treated as valid for official and legal purposes, and can be downloaded directly from the portal.
Mutation after a registered sale
The most common trigger. When you purchase a flat or plot through a registered sale deed, you apply for mutation to update the property card or 7/12 entry from the seller’s name to yours. After a registered transfer, check whether the corresponding mutation has been initiated or recorded, and follow up through the applicable Mahabhumi land-record service if it hasn’t been. The process is straightforward if your documents are in order: sale deed, previous property card or 7/12 extract, identity proof, and CIDCO documentation where the property is CIDCO-allotted.
Mutation after death
Applicable succession documentation may include the death certificate, heirship/legal-heir documentation, testamentary documents, probate or letters of administration where applicable, family arrangement/release documents, or a relevant court order. The correct documentation depends on the individual succession circumstances.
Before filing for mutation after a death in the family, determine the applicable succession documentation for your specific case — ideally with a lawyer who handles succession matters in Maharashtra — rather than assuming a fixed timeline or a single-track process. This guide is not a substitute for that legal assessment.
Mutation after gift deed
When property is transferred through a registered gift deed — typically between family members — the gift must first be documented and registered with the applicable stamp duty and registration requirements before mutation can be applied for. Mutation then records the resulting change in the relevant land record.
Stamp duty treatment for gift deeds in Maharashtra depends on the relationship between donor and recipient, the property and the current state rules, and it changes from time to time. Rather than publish a rate table here that can go stale, verify the current stamp duty applicable to your gift deed through Maharashtra’s official registration and stamp-duty system (IGR Maharashtra) before executing the deed.
Mutation after partition or court order
Where property is divided among co-owners through a registered partition deed, or where a court order determines how the property is to be held, mutation updates the record to reflect that outcome. You’ll typically need the registered partition deed or court order, consent or acknowledgment from all co-owners where applicable, the previous property card or 7/12 extract showing joint ownership, and identity proof of all parties.
CIDCO leasehold properties: additional formalities may apply
Many Navi Mumbai properties are situated on CIDCO-allotted leasehold land. CIDCO-allotted and leasehold properties can involve additional transfer, lease, no-dues, permission or record-update requirements depending on the allotment terms and the specific transaction. These CIDCO formalities are separate from mutation of the government land record at the City Survey office or through Mahabhumi — completing one does not automatically complete the other.
Rather than assume a fixed processing time, a fixed fee, or a fixed transfer-premium formula applies to your case, check the property’s current CIDCO allotment and lease documents and confirm the applicable procedure directly with CIDCO (CIDCO Bhavan, Sector 11, CBD Belapur, or CIDCO’s official channels) for the specific tenure and transfer type involved.
Society membership and share transfer is a separate process
For flats in cooperative housing societies — the majority of residential properties in Navi Mumbai — mutation of the government land record is only one part of completing the ownership picture. Society membership and share-certificate transfer is a separate process from government land-record mutation, handled by the society’s managing committee under the Maharashtra Cooperative Societies Act, 1960 and the society’s own registered bye-laws.
Applicable charges and documentation for a society transfer should be checked against the society’s registered bye-laws and the current Maharashtra co-operative housing framework, rather than assumed as a fixed percentage of property value. Submit the prescribed transfer or membership documents to the society and retain a dated acknowledgment. If a valid application is disputed or left unresolved, the remedies available under the Maharashtra Cooperative Societies Act — including recourse to the Co-operative Court under Section 91 of the Act — apply, rather than any single universal forum for every dispute.
Documents you may need
Exact requirements vary by case and by which office or portal you’re applying through, but these cover most situations:
- For sale-based mutation: registered sale deed, previous property card or 7/12 extract, identity proof (Aadhaar, PAN), and passport-size photographs.
- For mutation after death: death certificate, heirship/legal-heir documentation, testamentary documents, probate or letters of administration where applicable, family arrangement/release documents, or a relevant court order — determined per the section above — along with the previous property card or 7/12 extract, identity and relationship proof, and the society share-certificate transfer paperwork for cooperative society flats.
- For gift-deed mutation: the registered gift deed, previous property card or 7/12 extract, identity proof of donor and recipient, and relationship proof if claiming concessional stamp duty.
- For partition mutation: registered partition deed or court order, consent or acknowledgment from co-owners, previous property card showing joint ownership, and identity proof of all parties.
- For CIDCO-allotted properties: the original allotment and lease documents, and whatever additional no-dues or transfer documentation CIDCO’s current procedure requires for your transaction — confirm this directly with CIDCO rather than assuming a fixed list.
Official mutation fee and service timeline
This is the one section of this guide where we can point to a specific, currently published government figure rather than a general estimate.
Maharashtra mutation service standard:
- Undisputed mutation: 30 days
- Disputed mutation: 365 days
- Mutation fee: no fee
- Source: Maharashtra Revenue Department / Mahabhumi, notified under the Maharashtra Right to Public Services Act, 2015
That’s the service standard for the mutation entry itself. Actual end-to-end time for your situation may run longer where you first need to complete a separate process — a succession matter working through court, a CIDCO no-dues or transfer formality, or a society share-certificate transfer — before the mutation application itself can be filed or finalised. A probate case taking several months, for example, doesn’t mean the mutation step has a months-long statutory processing period; it means the mutation couldn’t be filed until the underlying succession question was resolved.
Separate costs may arise for obtaining documents, registration, professional or legal assistance, CIDCO formalities, or society charges. These are transaction-specific costs and should not be described as the mutation fee itself, which the state currently lists as nil.
How to check mutation status
Applications filed through EPSIT or e-Hakk can typically be tracked online through the same Mahabhumi service you applied through, using your application reference number. If you applied offline or through the City Survey or Talathi office directly, you can follow up with that office using your application reference. Keep your acknowledgment or reference number from the point of filing — it’s what any status check will ask for.
How to download the updated Property Card or 7/12 extract
Once mutation is processed, the updated record is available on Mahabhumi. You can view it through Bhulekh (the portal’s online 7/12, 8A and Property Card viewer), and download a digitally signed copy — valid for official and legal purposes — through Mahabhumi’s digitally signed document service.
Common problems and disputed mutations
Not every mutation application goes through cleanly. A neighbour or co-owner may raise an objection, records may show a discrepancy that needs reconciliation, or documentation may be incomplete. When a mutation is disputed, it falls under the 365-day notified timeline rather than the 30-day undisputed one, and typically involves a notice-and-hearing process at the revenue office before the entry is finalised.
If a society membership or share-transfer application is disputed or remains unresolved, the appropriate remedy depends on the nature of the dispute and may lie before the Registrar/co-operative authorities or the Co-operative Court under the Maharashtra Co-operative Societies framework. Obtain case-specific advice before choosing the forum.
Frequently asked questions
What is property mutation in Navi Mumbai?
Property mutation updates the relevant government land record — the City Survey Property Card or the 7/12 extract — after a change such as a sale, death, gift or partition. It brings the revenue record in line with the change; it is not itself the document that creates or transfers ownership.
Is property mutation mandatory after buying a flat?
Mutation is the process used to bring the relevant government land record in line with a change in rights or ownership. Whether and how it applies depends on the specific property record and transaction. After a sale, gift, inheritance or partition, verify that the applicable Property Card or 7/12 record reflects the change correctly, and initiate mutation through the matching Mahabhumi service if it doesn’t.
What happens if I don’t complete mutation?
An outdated land record can create administrative discrepancies and complicate future due diligence, property tax records, or transactions — for example, tax notices continuing to go to the previous owner, or a bank or future buyer asking additional questions during verification. It does not, by itself, determine legal title or revive an inheritance claim on the previous owner’s side; your rights come from the registered instrument or applicable succession documentation, not from whether the revenue record has caught up yet.
What documents are needed for property mutation after death?
The documents required depend on the succession circumstances and may include the death certificate, heirship/legal-heir documentation, testamentary documents, probate or letters of administration where applicable, family arrangement/release documents, or a relevant court order, along with the previous property card or 7/12 extract, identity and relationship proof, and the society share-certificate transfer paperwork for cooperative society flats. Obtain case-specific legal advice where succession rights are disputed or unclear.
Do I need CIDCO NOC for property mutation in Navi Mumbai?
CIDCO-allotted and leasehold properties can involve additional transfer, lease, no-dues, permission or record-update requirements depending on the allotment terms and the transaction, and these are separate from mutation of the government land record itself. Check the property’s current CIDCO and lease documents and confirm the applicable procedure directly with CIDCO rather than assuming a fixed NOC requirement applies to every case.
What is the difference between registration and mutation?
Registration and mutation serve different purposes. Registration records a registrable instrument such as a sale deed with the registration authority. Mutation updates the relevant government land record — such as a Property Card or 7/12 — to reflect the resulting change. A mutation entry should not be treated as a substitute for the registered instrument or for independent title due diligence.
How much does property mutation cost in Navi Mumbai?
The Maharashtra Revenue Department’s Mahabhumi dashboard currently states that no fee is required for mutation. Separate costs may arise for obtaining documents, registration, professional assistance, CIDCO formalities or society charges — these are transaction-specific costs, not the mutation fee itself.
How long does property mutation take in Navi Mumbai?
Under the Maharashtra Right to Public Services framework, the notified timeline is 30 days for an undisputed mutation and 365 days for a disputed one. Actual end-to-end time for your situation may be longer where you first need to complete a separate legal, succession, CIDCO or society-documentation process before the mutation itself can be filed.
Can I do property mutation online in Navi Mumbai?
Yes, through Mahabhumi. Use EPSIT for City Survey Property Card mutation, or e-Hakk for 7/12 mutation, depending on which record applies to your property. Physical verification at the City Survey Office isn’t automatically required for every application — that depends on the specific case. The digitally signed Property Card or 7/12 extract available for download through Mahabhumi is valid for official and legal purposes.
What if the society refuses to transfer the share certificate?
If a society membership or share-transfer application is disputed or remains unresolved, the appropriate remedy depends on the nature of the dispute and may lie before the Registrar/co-operative authorities or the Co-operative Court under the Maharashtra Co-operative Societies framework. Obtain case-specific advice before choosing the forum.
Official sources and last verified date
This guide is cross-checked against the Maharashtra Revenue Department’s Mahabhumi portal, including its Ease of Doing Business mutation dashboard (no-fee status and the 30-day/365-day service standard under the Maharashtra Right to Public Services Act, 2015), the EPSIT and e-Hakk online mutation services, and the Maharashtra Cooperative Societies Act, 1960 for society-transfer dispute resolution. For CIDCO-specific formalities and current stamp-duty rates, confirm directly with CIDCO and Maharashtra’s IGR (registration and stamp duty) portal, since those details are case- and time-specific and aren’t published in a single generic table.
For the current status directly from the state, check Maharashtra’s land records portal or your local City Survey / Talathi office. Last verified: 23 August 2026.
