Sindh Land Record Online: How to Search Sindh Zameen (LARMIS)
How to check a Sindh land record online on Sindh Zameen: search by name or CNIC, what VF 7-A, 7-B and VF-II show, and how to get a certified copy.
In short
The portal is sindhzameen.gos.pk. Searching is free and needs no account. You can search by name or by CNIC. The records cover Village Form II, VII-A and VII-B. The result is deliberately limited. It tells you a record exists and where, not the full entry. For a printed, computerised copy, go to a People's Service Center at the Deputy Commissioner's office. Land held by KDA, KMC and other agencies is not in this system. The portal says its contents "carry no legal validity", so use it to check, not as proof.
Before you pay for land anywhere in Sindh, check the Sindh land record online to make sure the seller's name is actually in it. Sindh's Board of Revenue lets anyone search its computerised record online, free, on the Sindh Zameen platform. It runs on LARMIS, the Land Administration & Revenue Management Information System. This guide covers what you can search, how to do it, what the result does and doesn't prove, and how to get a copy you can use in a transfer. The steps are the same across Sindh; Hyderabad buyers use the same portal as Karachi or Sukkur.
Everything below was checked on the live portal on 21 October 2026.
What is Sindh Zameen?
Sindh Zameen is the Board of Revenue Sindh's public portal. The site describes it as the "Official portal for Digital Land Administration, property registry search, cadastral survey maps, and revenue deed verification maintained by the Board of Revenue, Government of Sindh." Its headings are in English, Urdu and Sindhi.
What records it covers
The portal's FAQ lists three record types:
| Record | What the FAQ says it is |
|---|---|
| Village Form II | "Urban Property Register which is usually related to small cities of Sindh" |
| Village Form VII-A | "Rewriting/ Reconstruction of Record - Mainly Agricultural Land" |
| Village Form VII-B | "Agricultural Land/ Mutation Register" |
The FAQ also says:
- Who can search: "Any person whose name is entered into land record since 1985 and onward may be able to view his/her land record."
- Which areas: "Data of all the Districts and most of the Dehs of Sindh is available."
What it does not cover
The FAQ is clear that land belonging to other agencies is not here: "Land owning agencies other than the Board of Revenue Sindh have their own system of maintaining the record."
That matters in cities. A KDA plot or a flat on KMC land won't show up, and that is not a warning sign. Check those with the agency that owns the land.
How to search a land record: step by step
- Open sindhzameen.gos.pk. The server can be slow. If a page times out, try again.
- Choose a search. Pick "Search By Name" or "Search By CNIC/NIC" from the menu.
- Enter the details. For a CNIC search, type the 13 digits without dashes. The page's example is a run of 13 x's.
- Type the security code shown in the picture, then search.
- Read the result. It shows whether a record exists in the name or CNIC you entered, and where it is held.
The result is short by design. The FAQ explains that "a limited data of your Land Record is made available which informs you that your record is available with us in a specific location." This protects owners' privacy.
If your record doesn't show up
- Old records may not have a CNIC. The FAQ says that if your record is old and no NIC was used, you should "visit your nearest Peoples Service Center". There, staff will link your current CNIC, fingerprints and photograph to the record, which makes it searchable.
- Spelling errors or wrong entries: the FAQ gives [email protected].
Getting a copy you can use
The online result is not a certified document. The site's legal disclaimer says: "The contents of this portal are for public information only and carry no legal validity."
For a usable copy, the FAQ says: "You can visit the nearest Peoples Service Center located in the premises of the office of Deputy Commissioner to get the printed computerized copy of your land record." The portal lists the active centres under "List of Active Centres".
Other tools on the portal
| Tool | What it does |
|---|---|
| Search Registries Online | Search registered deeds by CNIC, with a security code |
| Deh Maps | Survey maps by deh (revenue village) |
| Online Calculator | "Property Valuation and Tax Calculator", only for Karachi, using valuations "with effect from 1st July 2016" |
| Checklist for Registration | The documents the Sub-Registrar asks for |
| Latest Schedule of Revenue Fees | The revenue fee schedule, as a PDF |
| Complaints | Report a problem with a record |
The calculator carries a notice that it "should not be considered a substitute for professional accounting or any legal advice". Its valuations are from 2016, so confirm the current figure at the Sub-Registrar.
Documents for registration in Sindh
The Board of Revenue's checklist lists what "every Property registering at S.R.O." needs:
- CNIC copies of both the seller and the purchaser
- the title document, with the signatures and presence of both parties
- photographs of both parties
- "All tax documents i-e advance tax, town tax, gain tax c.v.t. and stamp duty etc."
- the mutation (an extract from the record) for all documents
The checklist adds documents for special cases:
- a court decree, if the property is disputed
- for a relinquishment deed after an owner has died, a legal heirship certificate (F.R.C) from NADRA and a succession certificate from the court
- bank permission, for a mortgage
- an NOC from the Finance Department or the State Bank, if a party is a foreigner
For the full transfer process, including stamp duty and mutation, see our Sindh property transfer and registry guide.
A buyer's checklist using Sindh Zameen
- Ask the seller for their CNIC and search it. A record should appear for the deh where the land is.
- Get the printed copy from a People's Service Center, and check the survey number, the area and every owner's share.
- Search Registries Online with the seller's CNIC, to see the deeds registered in their name.
- If the land belongs to KDA, KMC or a housing society, check with that body instead.
For more on property in the city, see Hyderabad property guides.
Frequently asked questions
How can I check my land record online in Sindh?
Open sindhzameen.gos.pk and choose "Search By Name" or "Search By CNIC/NIC". Enter the details and the security code. The result shows whether a record exists and where it is held.
Is the Sindh Zameen search free?
Yes. The portal's FAQ says the information it contains "is also free to use".
Can I use the online result for a property transfer?
No. The portal says its contents "carry no legal validity". Get the printed computerised copy from a People's Service Center at the Deputy Commissioner's office.
Why can't I find a KDA or KMC plot on Sindh Zameen?
Those agencies keep their own records. The portal covers land in the Board of Revenue's record only.
What is VF 7-A and VF 7-B in Sindh?
They are Village Forms in the land record. The FAQ describes VII-A as "Rewriting/ Reconstruction of Record - Mainly Agricultural Land" and VII-B as "Agricultural Land/ Mutation Register".
What is LARMIS?
The Land Administration & Revenue Management Information System, which the Board of Revenue Sindh uses to run the Sindh Zameen portal.
Sources
- Board of Revenue Sindh: Sindh Zameen platform (LARMIS) sindhzameen.gos.pk
- Sindh Zameen: Frequently Asked Questions sindhzameen.gos.pk
- Sindh Zameen: Search by CNIC sindhzameen.gos.pk
- Sindh Zameen: Property Valuation and Tax Calculator (Karachi only) sindhzameen.gos.pk
- Board of Revenue Sindh: Documents Required for Registration of Property (PDF) sindhzameen.gos.pk
