How to Buy Land in Bangladesh from Abroad: Complete Legal Checklist for NRBs

Under the Transfer of Property Act 1882 and the Registration Act 1908, a Bangladeshi citizen has the right to buy and own immovable property regardless of where he or she lives. Holding a UK, US, Canadian or Gulf residence does not by itself remove that right. Many NRBs also hold a second nationality; Bangladesh recognises dual citizenship for citizens of certain countries and issues a "No Visa Required" (NVR) endorsement on the foreign passport. Confirm your own status with the relevant Bangladesh Mission.

Purely foreign nationals face restrictions and usually need government permission, and restrictions on agricultural land are stricter. If you or your spouse are not a Bangladeshi citizen, get legal advice before signing anything.

This article is general legal information, not legal advice. Fees, forms and procedures change; confirm current requirements with the relevant office or a qualified advocate before acting.

Land, a flat in a developer project and a plot in a private housing society carry different risks. Before looking at price, appoint an independent advocate who works only for you, not for the seller or the broker. The advocate will:

• Collect and read every document, not just the deed.
• Run searches in the Sub-Registrar office and the AC (Land) office.
• Draft or review the agreement and sale deed.
• Act on your behalf under a Power of Attorney if you cannot travel.

Do not rely on the seller's lawyer. Their duty is to the seller.

Title is proved through a continuous chain of valid transfers from the original recorded owner to the present seller. Ask for and check the following:

• Khatian / Record of Rights: CS (Cadastral Survey), SA (State Acquisition), RS and BS (Revisional / Bangladesh Survey) and, in cities, City Jarip. Each should show the seller or his predecessor.
• Mother deed (Mul Dolil) and all earlier deeds, with registered copies obtained from the Sub-Registrar office (not just photocopies).
• Mutation (Namjari) record and Dakhila in the seller's name, with paid land development tax (khajna) receipts. These can often be checked online through the government land portals (e-Porcha / e-Namjari).
• Inheritance papers (heirship certificate) if the seller inherited the land; all heirs must sign.
• Court records: check whether any civil suit, injunction or lis pendens exists over the land, and whether it is mortgaged, vested, or acquired by the government.

Ask your lawyer to obtain a certified "deed search" for at least 30 years from the Sub-Registrar to rule out double sales.

Papers can be perfect and the land still not exist where the seller says it does. Have a trusted person (ideally a surveyor with your advocate) visit the site and check the plot against the Khatian map. Confirm that:

• The boundary and area on the ground match the deed.
• Nobody else is in possession or claims a share.
• There is road access and no pending acquisition.
• The land is not low land / water body / agricultural land that cannot be built on. Check land classification.

Take dated photos and video and speak to neighbours. A local witness statement can save years of litigation later.

Before the deed, you normally sign an agreement for sale with a part payment (earnest money). Keep it simple and in writing:

• Name, NID, address and photo of each seller; all co-owners must sign.
• Exact land description by dag number, khatian number, mouza and area.
• Price, payment schedule and deadline, and what happens on default.
• Seller's declaration that the land is free from encumbrances.

Pay by bank transfer or banker's cheque only, to the seller's own account, and keep the receipts. For NRBs, inward remittance through a bank also gives an official trail of the source of funds. Avoid cash.

A sale of immovable property above Tk 100 must be registered under Section 17 of the Registration Act 1908. The deed is registered at the Sub-Registrar office of the area, where the registration fee and stamp duty (plus applicable taxes such as source tax) are paid.

If you cannot travel, you can appoint an attorney under a Power of Attorney executed abroad (see our complete Power of Attorney guide). The attorney appears on your behalf before the Sub-Registrar. Alternatively, you can plan a short trip to sign in person, which removes most PoA-related risks.

1. Draft the deed (stamp paper of the right value).
2. Pay the registration fee and applicable taxes.
3. Appear with biometrics/identification at the Sub-Registrar office.
4. Receive the registered deed copy; keep the original safely.

Registration alone does not update the government land record. After the deed is registered, apply for mutation (Namjari) at the Assistant Commissioner (Land) office, where your name is recorded in the Khatian, and you receive a Dakhila (rent receipt) after paying land development tax. Keep paying the tax every year; the receipt is your evidence of possession.

Failure to mutate is one of the most common reasons NRBs later face disputes and double sales. Complete it quickly.

• Double sale: the seller sells the same plot to two buyers. Prevent with registered deed search and immediate registration + mutation.
• Fake or forged deed / Khatian: prevent by obtaining certified copies directly from government offices.
• Seller without full title: one heir sells everyone's share. Check all heirs and the heirship certificate.
• Fraudulent Power of Attorney: a forged PoA is used to sell your own land. Keep your PoA limited and revocable and register revocations.
• Broker's "advance" scam: never pay a broker; pay the owner only.
• Developer projects without approval: check RAJUK / city corporation approval and the developer's licence before booking a flat.

Costs vary by location and value, but budget for the following in addition to the price: stamp duty and registration fee, source tax/transfer taxes, advocate and drafting fees, mutation fees and travel/attestation costs. In total these can add several percent of the property value, so ask your advocate for a written estimate before you commit.

A clean purchase from title search to mutation commonly takes about 2 to 4 months. Cases with inheritance, missing records or disputes can take much longer.

1. Hire your own advocate and give him a limited, written brief.
2. Verify 30 years of title and all Khatians.
3. Check court cases, mortgages and acquisition status.
4. Inspect the site physically; match the map.
5. Pay by traceable bank channel to the owner only.
6. Register the deed; collect the registered copy.
7. Apply for mutation and keep paying land tax.
8. Store scans of all documents in cloud storage and with your advocate.

This article is general legal information, not legal advice. Fees, forms and procedures change; confirm current requirements with the relevant office or a qualified advocate before acting.

Yes, by appointing an attorney under a properly executed and attested Power of Attorney. However, a personal visit to sign the deed is safer if you can manage it.

Bangladeshi citizens who also hold another nationality can generally own property in Bangladesh. Pure foreign nationals face restrictions. Check your status with the Bangladesh Mission and a lawyer.

The mother deed and all earlier deeds, CS/SA/RS/BS Khatians, mutation record and land development tax receipts, heirship papers, and a search for court cases or mortgages.

Registration transfers legal title, but you should also apply for mutation (Namjari) so the government records show your name, and pay land development tax every year.

Keep your mutation and tax records up to date, put a boundary wall and signboard, appoint a trusted caretaker, and consult a lawyer promptly if anyone challenges possession.