Bangladesh Land Record Online by Name – Free Search Guide

Land fraud is one of the most prevalent and devastating crimes in Bangladesh. Forged deeds, double sales of the same land, selling property to which the seller has no rightful title, and manipulation of government records are all documented phenomena that cost Bangladeshi buyers billions of taka every year. Searching government land records by the seller’s (or current owner’s) name is your first line of defence against these risks.

Here is why a name-based land record search matters:

• Verify ownership claims: The seller may claim they own the land, but only the government Khatian (record-of-rights) is the legally recognized proof. Searching by name confirms whether the seller’s name actually appears in the official record.
• Detect undisclosed co-owners: In Bangladesh, many properties are jointly owned (particularly inherited family land). A name search can reveal co-owners whose consent is required for a valid sale.
• Identify encumbrances: Records may show that the land has been mortgaged, attached by court order, or is subject to a government acquisition notice.
• Uncover fraudulent mutations: In land grab cases, fraudulent parties sometimes manage to mutate land into their names. Checking the current Khatian holder’s name reveals if the record has been tampered with.
• Confirm historical title chain: Bangladesh’s layered land records (CS, SA, RS, BS) allow you to trace ownership across generations, helping you identify breaks or disputes in the ownership chain.

Under Bangladesh law, specifically the Registration Act, 1908 and the Transfer of Property Act, 1882, a buyer who purchases land without conducting reasonable due diligence on the title may not be protected as a bona fide purchaser. A name-based Khatian search is a fundamental part of that due diligence.

To search land records effectively, you must first understand Bangladesh’s multi-layered land survey and record system. Each survey type reflects ownership as of a particular historical period, and all are legally relevant.

When checking ownership by name, you should ideally search across RS and BS/CS Khatians simultaneously. The RS Khatian is the most commonly referenced in sale deeds and court proceedings for rural areas, while the BS (City Survey) Khatian is the authoritative record in urban areas like Dhaka, Chattogram, Sylhet, and Khulna.

Note that each Khatian is identified by a Khatian number (record number) and contains one or more Dag numbers (plot numbers). When searching by name, the system returns the Khatian(s) where that person’s name appears as an owner or co-owner.

The eporcha.gov.bd portal maintained by the Ministry of Land is Bangladesh’s most comprehensive free online land record database. Here is the step-by-step process to search by owner name:

Step 1: Access the Portal

Go to https://eporcha.gov.bd. The site is accessible 24 hours a day, 7 days a week. No registration or login is required for basic name searches.

Step 2: Select “Khatian Search”

From the homepage, click on "খতিয়ান অনুসন্ধান" (Khatian Search) or navigate to the land records search section.

Step 3: Choose Your Survey Type

Select the survey type from the dropdown: CS, SA, RS, or BS. If you are not sure which to check, start with RS (Revisional Survey) for rural areas and BS (City Survey) for urban areas.

Step 4: Enter Location Details

Fill in the geographic hierarchy:

• Division (বিভাগ): e.g., Dhaka, Chattogram, Sylhet
• District (জেলা): e.g., Gazipur, Comilla, Narsingdi
• Upazila (উপজেলা): e.g., Savar, Tongi, Kaliakair
• Mouja / Union (মৌজা): The specific Mouja (revenue village) where the land is located. This is critical — all land in Bangladesh belongs to a specific Mouja.

Step 5: Search by Owner Name

In the search field labeled "মালিকের নাম" (Owner’s Name), type the name of the person whose ownership you wish to verify. You can search in Bengali or English. The system will return all Khatians within that Mouja where the entered name appears.

Step 6: Review Results

For each matching Khatian result, you will see: Khatian number, owner name(s), Dag numbers with area, type of land (agricultural, homestead, water body, etc.), and share (hissa) if jointly owned. Click on any Khatian to view the full details.

The Revisional Survey (RS) Khatian is the most frequently referenced land record in Bangladesh for property transactions outside major city corporation areas. It is the primary document used by lawyers when conducting title searches, and it forms the basis of most sale deeds registered after the 1980s.

RS Khatian Search Process on eporcha.gov.bd

1. Go to eporcha.gov.bd and select RS from the survey type dropdown
2. Select Division → District → Upazila → Mouja
3. In the search method, choose "Owner Name" (মালিকের নাম দিয়ে অনুসন্ধান)
4. Enter the name and click Search

Tips for Effective RS Name Searches

• Use partial names: If the full name is unknown or may be spelled differently, search using just the first name or a distinctive part of the name. The system returns partial matches.
• Try both Bengali and English: The database contains records in both scripts. Try the name in Bengali Unicode first, then in English transliteration if no results appear.
• Check father’s name: RS Khatians typically include the father’s name (S/O or D/O). If the person’s name is common (like Mohammad Rahman), adding the father’s name helps narrow results.
• Search neighboring Moujas: Land boundaries sometimes differ from administrative perceptions. If no results appear in one Mouja, try the adjacent Mouja as well.

What the RS Khatian Shows

A complete RS Khatian record shows: the Khatian number, name and address of all owners, their shares (expressed as fractions or decimals), each Dag (plot) number, area in decimals or bighas, land classification (agricultural, homestead, orchard, pond, etc.), and any noted encumbrances. This provides a comprehensive snapshot of ownership as of the RS survey year for that Mouja.

The Bangladesh Survey (BS) — also called the City Survey or Shahortoli Jorip — is the most current and authoritative land record for urban areas. In Dhaka, Chattogram, Sylhet, Khulna, Rajshahi, and other cities, the BS Khatian supersedes earlier RS or SA records in legal importance for urban plots.

BS Khatian Search on eporcha.gov.bd

The process mirrors the RS search:

1. Visit eporcha.gov.bd
2. Select BS (or “City Survey”) from the survey type dropdown
3. Select Division → District → Upazila/Thana → Mouja
4. Choose “Owner Name” as the search criterion
5. Enter the owner’s name and search

Important Notes for BS Records

• Not all Moujas have BS records yet: The Bangladesh Survey is an ongoing exercise. Some urban areas may still be covered only by RS records. Check whether your target Mouja has been surveyed under BS.
• Flat/apartment complexities: For high-rise residential buildings, the BS Khatian typically shows the land on which the building stands (usually in the developer’s name or the original plot owner’s name). Individual apartment ownership is recorded separately through the registered deed and allotment letter.
• Mutation after BS: If ownership has changed since the BS survey was conducted, the current owner’s name may appear only in the mutation records (Namjari Khatian) rather than the original BS Khatian. Always cross-check with mutation records.

Using dlrs.gov.bd for Survey Maps

For plot boundary verification alongside name searches, the dlrs.gov.bd (Department of Land Records and Surveys) portal provides access to digital Mouja maps (Dag maps) that show the physical boundaries of each plot. Cross-referencing the Khatian name search result with the Dag map confirms both ownership and physical location of the land.

One of the most frustrating issues when searching Bangladesh land records by name is the prevalence of name mismatches. These occur for several reasons, each with its own solution.

What to Do When Names Don’t Match

If the name in the Khatian doesn’t exactly match the seller’s name on their NID or in the sale deed, do not proceed with the purchase until the discrepancy is formally resolved. Options include:

• Obtaining an affidavit from the seller attested before a Magistrate/Notary confirming that both names refer to the same person
• Filing a name correction petition with the AC Land office (particularly for records affected by data entry errors during digitization)
• Obtaining a court declaration that the two names refer to the same legal person
• Consulting a property lawyer who can assess whether the discrepancy poses a genuine title risk

A name-based land record search is a crucial first step in property due diligence, but it is far from the complete picture. Experienced property lawyers and seasoned buyers know that a full title search requires multiple layers of verification beyond just finding the owner’s name in the Khatian.

What Else You Must Check

• Chain of title (Deed to Deed): Trace the property’s ownership history through every registered deed from the CS Khatian period to the present. Each transfer must be properly documented and registered with the Sub-Registrar. Gaps in the chain are serious red flags.
• Sub-Registrar office search: Conduct a search at the relevant Sub-Registrar office (and the IGRS – Integrated Geostatistical Registration System portal) to confirm that the property has not already been sold to another party and that the existing deed has not been cancelled.
• Court encumbrance search: Check with the relevant District Judge court whether any title suit, injunction, attachment order, or mortgage decree is recorded against the property or the seller.
• Non-agricultural land clearance: If buying agricultural land to convert it (for construction or commercial use), verify whether Non-Agricultural (NA) clearance has been or can be obtained under the Land Reforms Ordinance, 1984.
• DAP/Rajuk zone check (Dhaka): For Dhaka properties, verify zoning under the Detailed Area Plan (DAP) 2022 issued by RAJUK. Land in flood-flow zones, low-land areas, or restricted zones cannot be legally built upon.
• Physical possession check: Confirm that the seller is actually in physical possession of the land. In Bangladesh, adverse possession and de facto occupation can complicate legal ownership significantly.

All of these checks, combined with the online name search, constitute a proper legal due diligence exercise before any land purchase in Bangladesh.

When reviewing land records online, certain findings should immediately raise concern and trigger a deeper investigation before any purchase decision is made.

Remember: in Bangladesh, the principle of caveat emptor (buyer beware) applies strongly to land transactions. The Sub-Registrar who registers your deed does not verify title — they only verify that the required stamps and fees have been paid and that the parties are present. Title verification is entirely your responsibility as the buyer.

Once you have identified the relevant Khatian through your name search, you may need a certified copy (সার্টিফাইড কপি) for legal purposes — such as to file a mutation application, support a court case, or complete a property purchase. Certified copies are the legally admissible form of land records.

Online Certified Copy Service on eporcha.gov.bd

Bangladesh’s eporcha.gov.bd portal allows you to apply for certified copies of Khatians online. The process:

1. Log in to eporcha.gov.bd (registration with NID required for certified copies)
2. Navigate to the "Certified Copy" (সার্টিফাইড কপি) service section
3. Select the survey type (CS, SA, RS, BS) and enter the Khatian number
4. Fill in location details (Division, District, Upazila, Mouja)
5. Pay the prescribed fee online via mobile banking (bKash, Nagad, Rocket) or bank transfer
6. Your application is processed by the relevant AC Land office or Settlement office
7. Download the digitally signed certified copy once it is ready (usually within 3–7 working days)

Fees for Certified Copies

Digitally signed certified copies obtained through eporcha.gov.bd are legally equivalent to physical certified copies issued by the AC Land office under the Digital Security Act, 2018 and the Evidence (Amendment) Act, 2022 provisions on electronic records.

Is searching land records by name on eporcha.gov.bd really free?

Yes. Basic name searches and viewing of Khatian records on eporcha.gov.bd are completely free and do not require registration. Only certified copies or printed records require payment of the prescribed government fee.

What if the land I am searching is not showing up in any Khatian?

If land does not appear in any Khatian in the relevant Mouja, it may mean: (1) it is Khas (government) land, (2) the survey has not been digitized yet for that Mouja, (3) the Mouja name is different from what you expected, or (4) the record has been fraudulently removed. Visit the local AC Land or Settlement office for manual verification.

Can someone else search for land records in my name without my permission?

Yes. Land records in Bangladesh are public records. Anyone can search them by name on eporcha.gov.bd. This is actually a feature, not a bug — it means you too can search the records of any person or entity to verify their ownership claims.

How current are the records on eporcha.gov.bd?

Records on eporcha.gov.bd reflect the most recently completed survey for each area (RS or BS). However, ownership changes that occurred after the survey (via sale or mutation) may only be visible in the mutation/Namjari records, not in the original Khatian. Always check both the base Khatian AND the mutation Khatian for the most current ownership picture.

What is a Mouja and how do I find the Mouja name for a plot of land?

A Mouja (মৌজা) is a revenue village — the smallest administrative unit for land records in Bangladesh. Every plot of land in Bangladesh belongs to a specific Mouja. You can find the Mouja name from: (a) the previous sale deed or Khatian document for the land, (b) asking the current owner or local UP Chairman, or (c) the Upazila AC Land office. Without knowing the correct Mouja, online searches will not return useful results.

While online land record searches by name are a powerful tool for initial due diligence, the full process of verifying land ownership before a major purchase in Bangladesh involves legal expertise, access to court records, and professional judgment that goes beyond what any online portal can provide.

At Advocate Md. Shah Alam’s law chamber in Uttara, Dhaka, we provide comprehensive land ownership verification services for both buyers and sellers. Our service includes:

• Complete Title Search: We trace the chain of ownership from CS Khatian to present day, examining every registered deed, mutation record, and court order affecting the property.
• Sub-Registrar Office Search: We conduct searches at the relevant Sub-Registrar office to detect any encumbrances, mortgage deeds, or cancellations not visible in the Khatian system.
• Court Search: We check the District Judge court records for any pending title suits, injunctions, or attachment orders against the property or seller.
• Name Reconciliation: We resolve name discrepancies across multiple documents through affidavits, court declarations, or petitions to the AC Land office.
• Legal Opinion Letter: We provide a formal written legal opinion on the title, clearly stating whether the title is marketable and identifying any risks the buyer should be aware of before signing any agreement.
• Safe Deed Drafting: If the title is clear, we draft a legally sound sale deed that protects your rights and minimizes future dispute risk.

Our chamber offers a free initial consultation for property purchase matters. Before you spend your life savings on land in Bangladesh, let our property law team verify the title professionally.

Office Location: Uttara, Dhaka, Bangladesh
Consultation: Free first consultation available
Service Area: All districts in Bangladesh

Contact us today to schedule a property title verification consultation before your next land purchase.