Is Your Bengaluru Plot Really the Size on Paper? FMB, Tippani, Akarband
Does the plot you’re buying match the seller’s sketch? See how FMB, tippani and akarband records reveal the true size and boundaries in Bengaluru.
Written by
Justin
12 October 2026 · 5 minutes read
Is the Plot You’re Buying Really the Size on Paper? How to Check With FMB, Tippani and Akarband
Most buyers never check. Imagine you are buying a 30 x 40 site. The seller’s sketch says 40 feet along the front, but when you measure with a tape it comes to about 37, and a neighbour’s compound wall sits just inside the line. The seller says the sketch can’t be wrong. Yet a sketch from a seller is only a drawing. The government’s survey records can settle the question, and knowing how to read them could save you from paying for land you will never own.
Quick answer
Three Karnataka survey records, the FMB sketch, the tippani and the akarband, show a plot’s true size, shape and boundaries. They tell you where the land is and how big it is, but not who owns it. Always check them together with the sale deed, chain of title and Encumbrance Certificate.
Why can’t I just trust the seller’s drawing?
A seller’s or promoter’s sketch has no official standing. It can be rough, out of date or drawn in a way that makes the plot look better than it is. The government survey is what records the land officially, and banks and courts go by it.
The risk is highest on the edges of Bengaluru, where many sites come from old farmland that was divided in stages. If any division was never properly recorded, the fences and walls you see on the ground may not match any official measurement.
Which three government records should I ask for?
Record | In simple words | What it helps you spot |
|---|---|---|
Tippani (tippan) | The surveyor’s original field notes of lengths and angles | Whether the basic measurements match what you were told |
FMB sketch | A scaled drawing of the survey number, made from those notes | Short sides, odd shapes and where your boundaries really lie |
Akarband | The register of a survey number’s total area and land type | Whether the parent land is big enough for all the plots carved from it |
Hissa or sub-division record | How a bigger survey number was split into portions | Whether your plot’s portion was formally recorded |
If the tippani and the FMB sketch ever disagree, the tippani is generally treated as the main record, because the sketch is drawn from it.
Does a survey record mean the seller owns the land?
No, and this is the most common mix-up. Survey records answer “where, and how big?” Your deed and title papers answer “whose?” A perfect FMB sketch does not make someone the owner, and a spotless title does not guarantee that the land on the ground matches the paper. A plot is fully verified only when both checks pass.
What can I do myself before paying? (7-step plot check)
Get the survey number and hissa number from the title documents. Everything else is matched against these.
Request the FMB sketch and tippani for that survey number from the survey department.
Compare with the RTC (record of rights) and confirm that the survey number, hissa and area agree.
Take a tape to the site and measure every side against the FMB measurements.
Look at the neighbours’ walls and buildings. None should cross your recorded line.
Check the akarband to see the total area of the parent survey number.
Bring in a licensed surveyor the moment any number doesn’t line up.
Ask for these records early, along with the title papers. A mismatch found while you can still negotiate becomes a price talk. Found at the registration desk, it can end the deal.
What do mismatches between the records and the ground look like?
They show up as measurable gaps:
a side that is shorter than the paper says
a corner clipped by a neighbour’s wall
a plot whose sides don’t add up to its stated area
boundaries that cross into a different survey number
A seller with a clean plot rarely objects to showing these records. If a seller resists, take note.
Which Bengaluru-specific things should I also check?
Plots from former farmland: ask whether every sub-division was recorded, and match the records to your exact site number, not just the layout.
Layout approval and land conversion: confirm both are in place for residential use.
Khata: check that it matches the plot, its area and the owner, as covered in our khata bifurcation and amalgamation guide.
Chain of title: verify the deeds behind the sale, as in our mother deed and chain of title guide.
Possession: visit the site and see who is actually using it.
What do we check at FRPM?
Before we show a plot to a buyer, we ask the seller for the survey number, the FMB sketch and the title papers together, so a boundary problem shows up early and not at registration. If you are looking at a site, we can help you ask for the right documents and line up a licensed surveyor before any money moves.
Frequently asked questions
What does FMB stand for, and who issues it?
FMB stands for Field Measurement Book. The FMB sketch is an official survey record drawn to scale, showing a plot’s boundaries and measurements. It comes from the Karnataka survey and land records department.
Can I rely on an FMB sketch to prove I own a plot?
No. It shows size and boundaries only. Ownership is proved by the registered sale deed and the chain of title.
Tippani or FMB sketch: which one wins if they disagree?
The tippani, as it is the original field record and the sketch is drawn from it.
What is an akarband used for?
It records the total area, land type and assessment of a survey number. Buyers use it to cross-check the parent land when a plot is carved from a larger holding.
How can I tell if a neighbour has encroached on my plot?
Measure the plot on the ground and compare it with the FMB sketch. A short side or a neighbour’s wall inside your recorded line is the sign. A licensed surveyor can confirm it.
Do I need a surveyor if the plot is in an approved layout?
Approved layouts are usually surveyed, but you should still match the records to your specific site number. Hire a surveyor if the measurements don’t match or the plot was carved from a larger parcel.
This article is for general education and is not legal advice.