By Advocate Md. Shah Alam · 2026-07-07 · 9 min read
DLRMS — the Digital Land Record Management System — is Bangladesh's comprehensive digital infrastructure for managing all land records, mutations, taxes, and services. Managed through the land.gov.bd portal, DLRMS connects every level of Bangladesh's land administration from the union land office to the Ministry of Land. In 2026, DLRMS is the backbone of all digital land services in Bangladesh, making it possible for citizens to access land records, apply for mutation, pay land tax, and file grievances — all from a computer or smartphone. This complete guide explains what DLRMS is, what services it provides, and how to use it effectively.
DLRMS stands for Digital Land Record Management System (ডিজিটাল ভূমি রেকর্ড ব্যবস্থাপনা সিস্টেম). It is the comprehensive digital platform developed and operated by the Ministry of Land, Government of Bangladesh to digitize and streamline all land record management functions across the country.
DLRMS was developed as part of Bangladesh's broader Digital Bangladesh initiative and the National Land Management Policy. The system is hosted and accessible through the government portal land.gov.bd and its associated sub-portals.
DLRMS is managed by the Department of Land Records and Surveys (DLRS) under the Ministry of Land, Bangladesh. DLRS is the technical arm responsible for all survey operations and record keeping. The DLRS website is at dlrs.gov.bd.
Many people are confused by the multiple government land portals in Bangladesh. Here is a clear comparison:
| Portal | URL | Primary Function | Who Uses It |
|---|---|---|---|
| land.gov.bd | land.gov.bd | Main portal for all land ministry services; links to all sub-portals; policy information; office directories | Citizens, lawyers, government officials |
| eporcha.gov.bd | eporcha.gov.bd | Khatian (porcha) search and download; namjari status tracking; mouza map viewing | Citizens looking up specific land records |
| dlrs.gov.bd | dlrs.gov.bd | Department of Land Records and Surveys; survey data; technical land record management | Technical users; researchers; land professionals |
| mutation.land.gov.bd | mutation.land.gov.bd | Online namjari (mutation) application and status tracking | Citizens applying for mutation |
| ldtax.gov.bd | ldtax.gov.bd | Land development tax (Khajna) payment and status | Landowners paying annual land tax |
Think of land.gov.bd as the central hub that links to all these specialized portals. DLRMS is the underlying database and system that powers all of these citizen-facing portals. When you check a khatian on eporcha.gov.bd or track a mutation on mutation.land.gov.bd, you are accessing data stored in DLRMS.
The DLRMS ecosystem provides a wide range of digital land services to citizens of Bangladesh. Here is a comprehensive list of services available in 2026:
Accessing DLRMS services is straightforward through the land.gov.bd portal. Here is a complete guide:
Once logged in, the land.gov.bd dashboard shows:
You do not need to register to use some services. The following are available without login:
One of the most frequently used features of DLRMS is the ability to look up specific DAG (plot) numbers and khatian information. This is particularly important for:
A significant challenge in Bangladesh land records is that DAG numbers change between survey types (CS to SA to RS to BS). The DLRMS database contains cross-reference data in many districts, allowing you to:
This cross-reference feature is available at dlrs.gov.bd for districts where the mapping has been completed. For districts where it is not yet available digitally, you must visit the Survey Settlement Office in person.
DLRMS's mutation tracking system is one of its most practically useful features for ordinary citizens. Through the mutation.land.gov.bd portal (part of the DLRMS ecosystem), you can:
The mutation tracking system shows status messages such as Application Received, Under Field Inspection, Notice Issued, Hearing Scheduled, Approved, and Rejected. For a detailed explanation of each status and the required action, see our comprehensive Namjari Tracking Guide.
Once a mutation is approved via DLRMS, the approval is automatically reflected in the eporcha.gov.bd khatian database — meaning that after your namjari is granted, your name should appear in the updated khatian on eporcha within a few days of approval. This end-to-end digital integration is one of the key achievements of the DLRMS system.
Land Development Tax (LDT), commonly known as Khajna (খাজনা), is the annual tax that all landowners in Bangladesh must pay to the government. The DLRMS ecosystem integrates with the ldtax.gov.bd portal for digital Khajna payment.
Khajna rates vary by land type and location:
| Land Type / Area | Annual Khajna Rate (2026) |
|---|---|
| Agricultural land (rural) | ৳2–৳10 per decimal per year (varies by fertility) |
| Homestead land (rural) | ৳5–৳20 per decimal per year |
| Urban/commercial land (city area) | ৳50–৳500+ per decimal per year |
| Char/Diara land | Reduced rate; check local Tahsil |
Outstanding Khajna creates serious complications: it blocks namjari (mutation) applications, complicates deed registration, and in extreme cases can result in government auction of the land. Always ensure your Khajna is current before any land transaction.
DLRMS includes a formal Grievance Management System that allows citizens to file land-related complaints against government officers, request correction of records, and escalate unresolved issues. This system is accessible through land.gov.bd.
The grievance system follows a hierarchical escalation path:
The Bangladesh government has developed the 'Land Bangladesh' mobile app that brings DLRMS services to your smartphone. This app is the most convenient way to access land services on the go.
The app is designed to work on both high-speed and low-speed internet connections and is available in Bengali language with English navigation options.
Users of DLRMS and its associated portals commonly encounter the following issues. Here are solutions for each:
Cause: The land may be in a district or mouza that has not yet been fully digitized.
Solution: Visit the Upazila Tahsil Office in person and request to see the physical khatian register. Ask when the area's records will be digitized and whether they can provide a certified copy from the physical register in the meantime.
Cause: OTP not received, NID not registered in the system, or portal technical issues.
Solution: Try the 'Forgot Password' option. If your NID is not recognized, visit the nearest Upazila Land Office to register your NID in the system. For portal technical issues, try again at off-peak hours (early morning, weekends).
Cause: Technical glitch between payment gateway and portal.
Solution: Check your mobile banking transaction history to confirm the payment was made. Contact the portal helpline (land.gov.bd contact page) with your transaction ID. Do not attempt to pay again until the first payment is confirmed as failed.
Cause: Your mutation application may be physically pending at the land office even though the online status has not updated.
Solution: Visit the AC Land office in person with your mutation case number. Ask the officer to check the physical file and update the online system. If no progress after 60 days, file a grievance on land.gov.bd.
Cause: Data entry errors during digitization of physical records.
Solution: File a correction application at the AC Land office with the physical khatian, original deed, and NID as supporting evidence. DLRMS corrections require documentary proof and officer approval.
Q: Is DLRMS and eporcha.gov.bd the same thing?
A: No, but they are closely related. DLRMS is the underlying database and management system. eporcha.gov.bd is the citizen-facing portal that accesses DLRMS data to show khatian information. Think of DLRMS as the backend and eporcha.gov.bd as one of several frontend portals.
Q: Can I access DLRMS from outside Bangladesh?
A: Yes. All DLRMS portals (land.gov.bd, eporcha.gov.bd, mutation.land.gov.bd, ldtax.gov.bd) are accessible from anywhere in the world via internet browser. Bangladeshis living abroad can check land records and pay Khajna online.
Q: How often is DLRMS data updated?
A: Basic khatian data (CS/SA/RS/BS) is updated when mutations are approved. Mutation data is updated in near-real-time as applications are processed. Khajna payment data is updated immediately after payment is confirmed. Survey data is added when new surveys are completed.
Q: My land shows in DLRMS as 'Khas' but I have documents showing it's private. What should I do?
A: This is a critical situation requiring urgent legal action. File an application with the DC office with all your documents (deed, khatian, tax receipts). Also file a grievance on land.gov.bd. Simultaneously, consult a lawyer to potentially file a civil case establishing your title to prevent the government from treating the land as khas.
Q: Is there a helpline for DLRMS technical issues?
A: Yes. The land.gov.bd portal has a helpline section with district-level contacts. The general helpline is available at 16122 (Land Ministry Helpline). For technical portal issues, there is a dedicated technical support email on the portal's contact page.
While DLRMS makes land information more accessible than ever before, navigating the system and resolving issues that arise still often requires expert legal assistance. The Law Chamber of Adv. Md. Shah Alam in Uttara, Dhaka offers comprehensive support for all DLRMS-related matters:
Our chamber is located in Uttara, Dhaka. We offer a free initial consultation to assess your land record situation and advise on the best course of action through the DLRMS system.
📞 Contact us today for expert DLRMS and land record assistance. Book your free consultation with Adv. Shah Alam.
Also read: Khatian Check Online Complete Guide | Namjari Tracking Guide 2026 | Land Registration Fees in Bangladesh 2026