Dharitree Assam 2025: The Ultimate Guide to Land Records, Mission Basundhara & e-Services

By dhartee.in

The landscape of land administration in Assam has undergone a massive transformation with the integration of Dharitree Assam, Mission Basundhara, and the Sewa Setu portal. While Dharitree (ILRMS) serves as the digital face for viewing records, the actual modification and service delivery have moved to a more dynamic ecosystem.

This comprehensive guide goes beyond the basics. We will explore how to navigate the complex web of services—from checking a simple Jamabandi to executing complex tasks like converting Annual Patta to Periodic Patta or securing permissions for special cultivation like tea.

1. The Digital Ecosystem: Dharitree, Basundhara & Sewa Setu

To use Assam's land services effectively in 2025, you must understand the "Trinity" of portals. Many users get confused about which website to visit. Here is the definitive breakdown:


The "Myadi" vs. "Eksonia" Distinction

Before searching, it is vital to know the status of the land.

  • Periodic Patta (Myadi): Permanent, transferable ownership. These records are most likely to be fully digitized on Dharitree.
  • Annual Patta (Eksonia): A one-year lease from the government. These are often not fully digitized or may show up with limited details until converted.

Advanced Search Techniques on Dharitree

If you are struggling to find a record using the standard method, try these advanced steps:

  1. Locate the "Lot Number": In Assam's unique administrative structure, villages are divided into "Lots" managed by a Lot Mandal. If you know your Lot Number (often found on old revenue receipts), you can filter your search more accurately.
  2. Virtual Keyboard is Mandatory: The portal uses a specific Assamese character encoding. Typing "Sharma" on your English keyboard will not work. You must use the on-screen virtual keyboard to click the Assamese letters for the Pattadar’s name.
  3. Search by "Dag" over "Patta": Patta numbers can change after mutation or partition. The Dag Number (plot number) is geographically fixed and tends to be a more reliable search parameter over time.

3. Niche Services: Specialized Land Processes

You requested details on three specific, complex services. Here is the technical breakdown for each.

A. Conversion of Annual Patta (AP) to Periodic Patta (PP)

This is one of the most high-demand services under Mission Basundhara.

  • Why Convert? Annual Patta holders have limited rights—they cannot easily sell the land or get bank loans. Periodic Patta grants permanent, heritable, and transferable rights.
  • Eligibility: * The land must be in continuous possession of the AP holder for at least 3 years.
  • It must be used for the purpose it was originally settled for (e.g., agriculture).
  • Cost: * Rural Areas: Under recent Mission Basundhara guidelines, conversion is often premium-free (Rs. 0) for rural cultivators to encourage land ownership.
  • Urban/Peripheral Areas: A rationalized premium is charged based on the zonal valuation of the land.
  • Process: 1. Log in to the Sewa Setu or Basundhara portal.
  • 2. Upload the up-to-date land revenue receipt (Khazana receipt).
  • 3. Upload the existing Annual Patta copy.
  • 4. The Lot Mandal will visit the field to verify possession.
  • 5. Once approved by the Circle Officer, the status in Dharitree changes from "AP" to "PP".

B. Permission for Tea Industry (Special Cultivation)

Assam has specific laws for "Special Cultivation" (Tea, Coffee, Rubber).

  • The "Tea Grant" Issue: Historically, large chunks of land were given as "Tea Grants." Many of these were sold or converted unauthorizedly.
  • New Service - Tea Grant Conversion: The government now allows the one-time conversion of Tea Grant land to Periodic Patta, provided the original grant conditions are met or specific premiums are paid.
  • Applying for New Permissions:
  • If you are setting up a new small tea garden, you must apply for "Settlement of Land for Special Cultivation."
  • Limit: Guidelines typically allow settlement up to 30 Bighas for small tea growers.
  • Documents Required: You must prove financial capability to run a tea garden and provide a soil suitability certificate. This application is routed through the Deputy Commissioner’s (DC) office, unlike standard mutations which stop at the Circle Office.

C. Extension of Land Settlement

Land settlement in Assam is not always permanent; it often has a fixed term (e.g., 20 or 30 years).

  • The 2023-2028 Extension: In September 2023, the Governor of Assam issued a notification extending the settlement period of all settled lands (outside 6th Schedule areas) by 5 years, ending in 2028.
  • What this means for you: If your land lease or settlement period was expiring in 2023 or 2024, you do not need to apply for an individual extension immediately. The government has granted a blanket extension. However, you must ensure your Land Revenue (Khazana) payments are up to date to enjoy this benefit.

4. The Administrative Structure: Who Updates Your Record?

Understanding the hierarchy helps when your work gets stuck. The Dharitree portal is just a window; the real work happens here:

  1. The Lot Mandal (Village Level): The most critical person. They maintain the "Chitha" (Field Field Book). When you apply online, the task first goes to the Lot Mandal’s inbox. They must physically verify the land.
  • Tip: If your online status says "Pending at Lot Mandal," visiting them personally with your documents can speed up the verification.
  1. The Kanungo (Supervisor): They verify the Lot Mandal’s report.
  2. The Circle Officer (CO): The final authority. The CO uses their digital signature (DSC) to approve the mutation or conversion. Only after this click does the record appear on the Dharitree website.

5. e-Khazana: The Online Revenue Payment System

Gone are the days of chasing the Mouzadar (revenue collector). You can now pay land tax online.

Step-by-Step Guide:

  1. Registration: Visit the Sewa Setu portal and select "e-Khazana."
  2. KYC: You must register your Mobile Number and link your Dag/Patta numbers. This is a one-time registration.
  3. Invoice Generation: The system calculates your due tax (arrears + current year).
  4. Payment: Pay via UPI, Net Banking, or Debit Card.
  5. Receipt: The system generates an e-Receipt. Save this! This e-receipt is now mandatory for almost all other services (like Sale permission or Partition).

6. Troubleshooting Missing Records

"Record Not Found" is the most common error. Here is why it happens and how to fix it:

  • Reason 1: NC Villages (Non-Cadastral): Some villages in Assam, especially in Char (riverine) areas or hill districts, are "Non-Cadastral," meaning they haven't been fully surveyed yet. Dharitree only displays "Cadastral" villages.
  • Reason 2: Re-settlement Operations: If your district is currently undergoing a "Re-settlement" survey, the online records might be frozen or temporarily hidden until the new maps are finalized.
  • Reason 3: Digitization Lag: While districts like Dibrugarh have achieved nearly 100% digitization, others are lagging.
  • The Fix: If your record is missing, file a "Data Correction" application under Mission Basundhara. You will need to upload your physical paper Patta, and the officials will manually digitize your entry.

7. Districts Covered

The portal covers all 30+ districts, but the depth of data varies.

  • Fully Live: Kamrup (Metro), Dibrugarh, Jorhat, Nagaon, Tinsukia.
  • Partial/Special Process: Karbi Anglong and Dima Hasao (6th Schedule areas) often have different land tenure systems, and while they are onboarding to Dharitree, some services may still require offline processing at the Council offices.

Conclusion

The Dharitree Assam portal, combined with Mission Basundhara, has shifted the power from the bureaucracy to the citizen. While the system isn't perfect—technical glitches and "NC Village" gaps remain—understanding the distinction between viewing (Dharitree) and doing (Basundhara) is the key to success.

Whether you are converting your Annual Patta to secure a loan or simply paying your Khazana from your phone, 2025 is the year of digital land empowerment in Assam.

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