What is CTS Number in Mumbai? Meaning & Where to Check

• A CTS number is a unique code for every land plot or building in Mumbai. It links the property to official maps, owner names, borders, survey village, ward, and land size.

• The Maharashtra Land Records Department sets it through the City Title Survey. Mumbai is split into survey villages; plots are assigned numbers based on their village lines and measured boundaries.

• The number appears in key documents such as the property card, 7/12 extract, sale deed, Index II, building permissions, and property tax bills, helping with registration, stamp duty, taxes, and planning.

Buying or selling a flat in Mumbai has never been cheap – and a tiny line on your paperwork can decide whether that deal is rock solid or turns into a legal nightmare. That line is the CTS number, a unique code that identifies every piece of land and building in the city. As Mumbai’s property prices soar and fraud cases rise, understanding what this number means, how to verify it quickly and where to find it has become essential for every careful buyer, seller and tenant living here today.

In simple terms, a CTS number is a unique ID given to every parcel of land and built property in Mumbai and certain other urban areas of Maharashtra.

The abbreviation itself has more than one expansion in use:

• City Title Survey number / City Survey number – used in many land record documents

• Chain and Triangulation Survey number – referring to the survey method used when the system was introduced in Mumbai and its suburbs.

Whatever the wording, the purpose is the same: the CTS number acts as a permanent code that links a specific piece of land to the government’s official maps and records. Every CTS number is tied to:

• A particular district, taluka and village or ward

• The exact location and boundaries of the plot

• The area of the land and, in many cases, details of the structure on it

• The name(s) of the recorded owner or occupant in land records

In Mumbai, the CTS number comes from the City Title Survey, a land-measuring and mapping process run by the Maharashtra Land Records Department. The city is split into survey villages, and every plot is measured and marked on official maps. Each plot then gets a number in order, based on its village boundary.

As Mumbai grew, CTS numbers replaced older rural survey numbers so land records stayed clear and easy to track. The number links to a property’s exact boundaries as shown in survey maps and municipal records.

This number appears in legal and property papers, including sale deeds, agreements, mutation entries, and building permissions. For instance, a building plot in Bandra West may be listed as CTS No. 1234 of Bandra Village, which helps authorities locate the land when processing registration, taxes, or redevelopment requests.

Also Read: Bhulekh Maharashtra Mahabhumi Land Records Portal: Quick Guide

Although buyers often first hear of CTS numbers from brokers or lawyers, the identifier is quietly present across multiple official documents. Here are some:

• Property card (City Survey Extract) – issued by the city survey office, this is the primary record for urban land and prominently displays the CTS number along with ownership details.

• 7/12 extract – where older survey numbers have been mapped to CTS numbers, both may appear, especially in peri-urban areas.

• Sale deed and title documents – the CTS number is usually mentioned in the schedule of property.

• Index II – the summary document generated after registration of a sale deed includes the CTS number in the property description.

• Property tax bills and municipal records – local bodies use CTS numbers as a key field to track assessments and recover municipal taxes.

The CTS offices are part of the Superintendent of Land Records, Maharashtra. They maintain cadastral maps, property cards, and CTS numbers for every parcel of land. Mumbai is divided into two districts for this purpose:

Mumbai City District (Island City)

• It covers Colaba, Fort, Marine Lines, Byculla, Mazgaon, Worli, Dadar, etc.

• Jurisdiction: All properties south of Mahim Causeway.

• Main CTS Office: Located at Old Custom House, Fort, Mumbai – 400001.

Mumbai Suburban District

• It covers Bandra, Andheri, Borivali, Malad, Kurla, Chembur, Mulund, etc.

• Jurisdiction: All properties north of Mahim Causeway.

• Main CTS Office: CTS Office, Bandra East, Government Colony, Mumbai – 400051.

Key CTS Offices and Jurisdictions

Here is the list of CTS offices along with their addresses and jurisdictions:

Some of the key functions of the CTS offices in Mumbai are:

Stamp Duty Assessment

Before property registration at the Sub-Registrar’s office, the CTS number and land details must be validated. The CTS Office provides certified extracts of land records, which are used to calculate stamp duty and registration charges. This ensures that the government collects the correct revenue and that buyers and sellers have legally recognised documentation.

Verification of Property Boundaries

The CTS Office conducts surveys to verify property boundaries whenever disputes arise or when construction permissions are sought. Using cadastral maps and field inspections, officials confirm whether the claimed boundaries match official records.

Assistance in Redevelopment and Urban Planning

Mumbai’s redevelopment projects, particularly in congested areas, require precise land records. The CTS Office supplies authenticated data on land parcels, ownership, and usage to municipal bodies and developers. This information is used to design redevelopment schemes, allocate rehabilitation housing, and plan infrastructure upgrades.

Public Record Requests

Citizens often require certified copies of property records for litigation, loan applications, or verification. The CTS Office processes such requests under the Right to Information (RTI) Act and provides authenticated extracts of land records.

Coordination with Municipal Authorities

The CTS Office works closely with the Collectorate, Brihanmumbai Municipal Corporation (BMC), and other revenue departments. It provides cadastral data for property tax assessment, infrastructure projects, and enforcement of zoning regulations.

Step-by-step process to obtain or confirm a CTS number in Mumbai.

• Step 1: Work out the property’s village or ward and check if the local body is BMC or MCGM, so you know which City Survey Office holds the right records and maps.

• Step 2: Read the sale deed property card, 7/12 extract, and approved building plan because CTS numbers are commonly printed there.

• Step 3: Open old plan approval letters or past BMC or MCGM plan sets, and check whether the CTS and the village name appear in the approval bundle or in the letter itself.

• Step 4: If a home loan exists, look into the bank’s legal report or sanction file packets, as banks typically save the CTS number when checking the land.

• Step 5: Use trusted property websites to search for the likely CTS number using address survey facts or building name, but treat what you find as an early check until you get an official copy.

• Step 6: Compare the CTS number with the MCGM or BMC property tax account ward books or tax details for a quick consistency check before moving ahead.

• Step 7: Go to the City Survey Office, also known as the Superintendent of Land Records, and speak to the team that serves your ward or village to ask for the CTS number or a stamped CTS extract.

• Step 8: Hand in a written request that includes the owner’s name, property address, village name, plot boundaries, and any additional details such as the survey number, subdivision, or building name.

• Step 9: Add copies of the sale deed, property card, 7/12 approvals, and your ID and address proofs so the survey team can match the land to the right parcel.

• Step 10: Pay the set fee for record search measurement if asked for and certified copy release based on the City Survey Office’s fee chart.

• Step 11: If the survey staff needs a site check or boundary measurement, join in and support the on-ground review, especially if edges are unclear or contested.

• Step 12: Receive the signed and sealed CTS extract or note from the office, which shows the unique CTS number linked to your land.

• Step 13: Check the certified number against the sale deed property card, 7/12 tax papers, and plan approvals, and if anything clashes, ask for a mutation or record update to fix the mismatch.

• Step 14: Use the final certified CTS number on land registry stamp duty papers, bank loan files, and any future BMC or MCGM plan or compliance forms, so the property has a single legal identity everywhere.

Here is how to get a CTS online in Mumbai:

• Step 1: Go to the Digitally Signed Satbara/Property Card service at digitalsatbara.mahabhumi.gov.in.

• Step 2: Create an account on the portal or sign in if you already have one, so you can use the search and download papers if needed.

• Step 3: Pick the search option that allows you to look up the Survey Number or the CTS Number, where both fields are shown.

• Step 4: From the district list, choose Mumbai City or Mumbai Suburban based on where the property falls.

• Step 5: Select the correct taluka from the list given for the district chosen in the last step.

• Step 6: Choose the right village or ward, or revenue circle, from the drop-down menu that matches your property area.

• Step 7: Press Search CTS No, then select CTS No to display the CTS options, or type one in if known.

• Step 8: Fill in any property clues you have, such as street name or number, sheet number or register or page details, if you know them, so the system can narrow the search.

• Step 9: Check the results on screen and find the CTS number for the exact land or property parcel.

• Step 10: Note the CTS number shown next to the correct property in the results list.

• Step 11: Open the linked property card or paper for that parcel and download the digitally signed copy for official use, making sure the CTS number is visible.

• Step 12: Read the downloaded property card and ensure the CTS number matches the sheet number, register, or page details to avoid mix-ups.

• Step 13: Save the paper on your device or cloud storage and check again that all clues match your parcel so you do not mistake it for another land piece.

The CTS number may look like a small technical code on paper, but in Mumbai’s property market, it carries enormous weight. It links your flat or office to a specific patch of land on the government’s map, ties together decades of ownership records, and helps decide whether a building is legal, taxable and fit for redevelopment.

As land scams and map-tampering cases continue to surface, regulators are pushing for tighter, more digital control over city survey records. For ordinary citizens, the message is clear: before signing a cheque or a token receipt, learn the CTS number of the property, and check it across official portals.

Also Read: DORIS Delhi: Complete Guide to Property Registration in the Capital