What Is a Vertical Property Card, and Why Is It Important for Flat and Apartment Owners?
Disclaimer: This article is for general information/education and is not investment advice. The information is shared in good faith and for general informational purposes only. Ujjivan SFB does not make any representations or warranties regarding the accuracy, completeness, or reliability of the content.
July 13, 2026
The introduction of Vertical Property Cards (VPCs) in Maharashtra has become one of the most talked-about developments in the real estate sector. The initiative aims to create individual government property records for flat and apartment owners, instead of limiting ownership records to the landowner, builder, or housing society.
This blog aims to explain what Vertical Property Cards are, why they are being introduced, how they could benefit flat and apartment owners, and what homeowners should know about the proposal in its current form.
Why are Vertical Property Cards Needed?
Traditionally, property records were created to record ownership of a land parcel as a whole. As a result, the records generally reflected the landowner, builder, developer, or housing society, rather than the owners of individual flats or apartments.
In multi-storey buildings, however, each unit is sold to a different buyer, and every owner also receives an undivided share in the land beneath the building through the registered sale deed. Despite this, there has been no separate government property record identifying each flat owner and their corresponding land share. Vertical Property Cards are being introduced to bridge this gap by creating an individual property record for every flat or apartment.
What is a Vertical Property Card?
A Vertical Property Card (VPC) is a government-issued property record for flats, apartments, and commercial units in multi-storey buildings. It aims to create an individual property record for each unit, recording the flat owner's undivided share in the land beneath the building.
What will be Included in the Vertical Property Card?
The exact information included in the Vertical Property Card may vary depending on the final rules and implementation framework notified by the Maharashtra government.
A Vertical Property Card is Expected to Include Details Such as:
Will the Vertical Property Card Change Your Land Share?
For many existing apartment owners, one question that may arise is whether the Vertical Property Card will simply record the existing land share or reassess it based on factors such as the agreement value, floor level, amenities, or the market value of the apartment.
The market value of a flat can change over time, and factors such as the floor level, view, amenities, and demand vary from one apartment to another and from one buyer to another. One aspect that generally remains constant is the Undivided Share (UDS) in the land, which is determined during the development of the project and recorded in the registered sale deed at the time of purchase. So, the Vertical Property Card is expected to record this existing UDS rather than reassess or recalculate the land share.
How Could Vertical Property Cards Help Flat and Apartment Owners?
Vertical Property Cards could be useful in several property-related transactions, such as:
1. Acts as an Additional Government Property Record
A Vertical Property Card could serve as an additional government property record alongside the registered sale deed and other property documents.
2. It Could Support Ownership Verification During:
3. Simplifies Property Inheritance and Ownership Transfers
Ownership records often need to be updated when a property changes hands. A Vertical Property Card could make this process more organised during:
4. Supports Redevelopment of Residential Buildings
Redevelopment projects involve multiple apartment owners and their corresponding undivided share in the land. A Vertical Property Card could help maintain clearer apartment-level records during the redevelopment process.
5. Makes Property Records Easier to Maintain
A separate property record for every apartment could make it easier to update ownership details after a registered transfer and maintain more organised records for multi-storey buildings over time.
How Is a Vertical Property Card Different from Other Property Documents?
Although a Vertical Property Card is expected to become an important property record for apartments, it is not a replacement for the existing documents. Each document serves a different purpose.
| Feature | Registered Sale Deed | Property Card / 7/12 Extract | Vertical Property Card (Proposed) |
|---|---|---|---|
| Purpose | Legally transfers ownership of the flat to the buyer. | Records details of the parent land parcel. | Records ownership details of an individual flat or apartment. |
| Covers | Flat details, buyer details, UDS, transaction details, and ownership transfer. | Survey number, land details, and the parent property. | Apartment details, owner details, and the corresponding UDS in the land. |
| When is it issued? | At the time of property registration. | Maintained as part of the government's land records. | Expected to be issued as part of the proposed Vertical Property Card framework. |
| Does it prove ownership? | Yes, it is the primary legal ownership document. | It identifies the parent property but is not the primary ownership document for an apartment. | Expected to serve as an additional government property record for apartment ownership. |
| Does it replace other documents? | No. | No. | No. It is proposed to complement existing property documents rather than replace them. |
What Should You Not Confuse a Vertical Property Card With?
A Vertical Property Card is an additional government property record. It should not be confused with:
What Could Change Once the Final Guidelines are Released?
The Maharashtra government is expected to release more detailed guidelines on the implementation of Vertical Property Cards.
Until then, the following aspects are yet to be clarified:
Final Thoughts
As cities continue to grow vertically, property records also need to evolve to reflect modern patterns of ownership. Vertical Property Cards are a step in that direction, with the aim of bringing greater clarity to apartment ownership records. While the detailed implementation framework is still awaited, understanding the concept today can help flat and apartment owners stay informed and better prepared for the changes ahead.
Disclaimer:
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