E-Namjari Online Check Bangladesh 2026 – How to Apply & Track Mutation Status Online

Namjari (also written as Namjari in Bengali: নামজারি) is the official administrative process of updating government land records to reflect a change of ownership. In English, it is referred to as mutation. When a person acquires land — whether by purchase (kabala deed), inheritance (waris), gift (heba), exchange, or court decree — the government land register (Khatian) must be updated to remove the former owner's name and insert the new owner's name. This process is called namjari or mutation.

In Bangladesh, land records are maintained at two levels:

• The Khatian: The survey record prepared during the CS, SA, RS, or BS survey, which records the original owner's name at the time of the survey.
• The Mutation Register (Namjari Register): The updated administrative record maintained at the AC Land (Assistant Commissioner Land) office, which reflects all ownership changes since the last survey through successive namjari orders.

Without namjari, even if you hold a registered deed, the land records will continue to show the previous owner's name — creating legal complications for future sales, mortgages, and inheritance. The namjari record also determines who is responsible for paying annual land development tax (khajna).

Many landowners — particularly in rural Bangladesh — underestimate the importance of completing namjari promptly after acquiring property. Here is why namjari is critically important:

• Establishes recognised possession: A namjari order from the AC Land office officially recognises the new owner as the possessor for government purposes. Without it, government records show the former owner.
• Required for future transactions: When you subsequently sell or mortgage the land, the buyer or bank will require the Khatian to be in your name — which requires completed namjari.
• Required for construction permits: Local government bodies (Union Parishad, Pourasabha, City Corporations) and RAJUK require the Khatian to be in the applicant's name before issuing building permits.
• Land development tax (khajna): Khajna can only be paid in the recorded owner's name. Unpaid khajna can lead to government action including land forfeiture in extreme cases.
• Prevents title disputes: When the previous owner's name remains in the record, it creates opportunities for fraudulent sales to third parties or false title claims.
• Inheritance purposes: When property passes to multiple heirs, namjari in all heirs' names establishes the correct fractional ownership before any partition or further sale.

Under the Land Reforms Ordinance 1984, all transfers of agricultural land must be reported to the AC Land office for mutation within a specified period. Failure to mutate can create legal vulnerability in subsequent disputes.

The e-Namjari system is the Government of Bangladesh's online platform for submitting, tracking, and managing mutation (namjari) applications digitally. It was developed and launched as part of the Digital Bangladesh initiative under the Ministry of Land, accessible through the Land Management Automation System (LAMS) at land.gov.bd and integrated with the e-Porcha system at eporcha.gov.bd.

Key features of the e-Namjari system in 2026 include:

• Online application submission: Submit namjari applications from home without visiting the AC Land office
• Document upload: Upload scanned copies of required documents digitally
• Online payment: Pay government fees via mobile banking (bKash, Nagad, Rocket) or internet banking
• Real-time status tracking: Check the current status of your application using your application number or NID
• SMS notifications: Receive automated SMS updates at each stage of the process
• Hearing notices online: Field investigation and hearing notices are communicated digitally
• Digital Khatian issuance: Once approved, the updated Khatian (porcha) can be downloaded from eporcha.gov.bd

The e-Namjari system has significantly reduced the scope for corruption and middlemen (dalal culture) that previously plagued the namjari process, though some applicants still face challenges with document upload quality requirements and rural connectivity limitations.

The following is the step-by-step procedure for submitting an e-Namjari application online in Bangladesh as of 2026:

1. Visit the official portal: Go to land.gov.bd or the e-Namjari section at eporcha.gov.bd. Click on "নামজারি আবেদন" (Namjari Application).
2. Register or log in: Create an account using your mobile number and NID number, or log in if you have an existing account. OTP verification via mobile SMS is required.
3. Select location details: Choose your Division, District, Upazila, and Union/Mouza from the dropdown menus.
4. Enter applicant information: Fill in your name, father's name, mother's name, NID number, mobile number, and address.
5. Enter land details: Provide the existing Khatian number (RS/BS), Dag number(s), and area of the land you are mutating. The system will auto-fetch the existing owner's name from the e-Porcha database.
6. Select basis of transfer: Choose the reason for mutation: Purchase (kabala), Inheritance (waris/succession), Gift (heba), Court decree, or Exchange.
7. Upload required documents: Upload clear, legible scanned copies or photographs of all required documents (see the documents table in the next section).
8. Pay the application fee: Select your payment method (bKash/Nagad/Rocket/bank transfer) and complete payment of the government fee (BDT 1,000–1,170 typically including all charges).
9. Submit and note the application number: After submission, you will receive an application number (আবেদন নম্বর) via SMS and on-screen. Keep this number safe — it is needed to track your application status.
10. Attend hearing if required: The AC Land office may schedule a field investigation (tahqiqat) and hearing. You will be notified via SMS. Attend as scheduled and present original documents if requested.

Pro tip: Ensure all document images are clear, properly oriented, and under the file size limit specified by the portal (usually 2MB per file). Blurry or illegible uploads are a leading cause of application rejection or delay.

The documents required for a namjari (mutation) application in Bangladesh vary depending on the basis of the transfer. The following table provides a comprehensive overview:

For inheritance (waris) namjari, the waris certificate is crucial. This is obtained from the local Union Parishad Chairman or Ward Commissioner and must be attested by a Notary Public or an Oath Commissioner. It lists all legal heirs and their relationship to the deceased.

All documents must be uploaded as clear scans or photos in JPG, PNG, or PDF format as per the portal's requirements. Original documents must be retained for presentation at the hearing before the AC Land office.

Understanding the fees and expected timeline for namjari in Bangladesh helps applicants plan appropriately and identify if their application is being unreasonably delayed.

Processing Timeline:

• Standard processing time: 45 to 60 working days from submission of complete application
• Field investigation (tahqiqat): Typically scheduled within 15–20 working days of application submission
• Hearing (shunani): Scheduled within 30–40 working days after field investigation
• Final order: Issued within 7–15 days after the hearing if no objections are pending
• Updated Khatian (porcha) available: Downloadable from eporcha.gov.bd within 7–14 days of the final namjari order

Note: These are standard timelines. In practice, delays of 3–6 months are not uncommon due to administrative backlogs, objections filed by third parties, or incomplete documentation. Engaging a land lawyer to monitor and follow up on your application can significantly reduce processing time.

One of the most valuable features of the e-Namjari system is the ability to track your mutation application status online without visiting the AC Land office. Here is how to check your namjari application status in 2026:

Method 1: Via eporcha.gov.bd

1. Visit eporcha.gov.bd
2. Click on "নামজারি আবেদনের অবস্থা" (Namjari Application Status) or "আবেদন ট্র্যাক করুন" (Track Application)
3. Enter your Application Number (received via SMS at the time of submission) or your NID number
4. Click Search to view the current status

Method 2: Via land.gov.bd

1. Visit land.gov.bd
2. Navigate to the e-Mutation or Namjari section
3. Log in to your account using your mobile number and password
4. View your application dashboard showing current stage and pending actions

Application status stages you may see:

• আবেদন গৃহীত (Application Received): Your application has been submitted and received by the system
• তহকিকাত চলছে (Field Investigation Ongoing): The Land Officer is verifying facts on the ground
• শুনানির জন্য নির্ধারিত (Scheduled for Hearing): A hearing date has been fixed; attend with original documents
• আপত্তি দাখিল হয়েছে (Objection Filed): A third party has filed an objection; you will be notified to respond
• অনুমোদিত (Approved): Namjari has been granted; download your updated Khatian from eporcha.gov.bd
• প্রত্যাখ্যাত (Rejected): Application has been rejected; see the reason and consider filing an appeal or correcting and re-applying

You can also receive status updates via SMS to your registered mobile number at each stage of the process.

Not all namjari applications proceed smoothly. Understanding your options when an application is rejected or excessively delayed is crucial.

If Your Application Is Rejected:

1. Read the rejection reason carefully: The AC Land office is required to state specific grounds for rejection. Common reasons include: incomplete documents, objection by a third party, discrepancy in land records, or failure to attend the hearing.
2. Appeal to the Additional DC (Revenue): An appeal against a namjari rejection order lies before the Additional Deputy Commissioner (Revenue) of the district, to be filed within 30 days of the rejection order.
3. Appeal to the Divisional Commissioner: If the Additional DC's order is also unfavorable, a second appeal lies before the Divisional Commissioner.
4. Land Appeal Board: Further appeals lie before the Land Appeal Board under the Ministry of Land.
5. Civil Court: If the rejection is based on a title dispute (i.e., a third party claims superior title), you may need to file a title suit (declaration suit) before the civil court to establish your ownership before re-applying for namjari.

If Your Application Is Excessively Delayed:

• File a written complaint before the Additional DC (Revenue) requesting expedition of the application
• File an application under the Right to Information Act 2009 to obtain information about the delay
• Contact the National Land Helpline 16122 (Ministry of Land's toll-free helpline) to report delays
• File a writ petition before the High Court Division of the Supreme Court under Article 102 of the Constitution if the delay amounts to unlawful inaction by a public authority

A land lawyer can draft and file appeal petitions, follow up with government offices, and if necessary, initiate writ proceedings to compel the AC Land office to decide on a pending namjari application.

While the e-Namjari system is now the government's preferred mode for receiving applications, some applicants — particularly those in rural areas with limited digital access — still use the offline (in-person) process. The following table compares the two approaches:

The government's policy, reiterated in the Ministry of Land's 2025 circular, is that e-Namjari through the online portal is the preferred and encouraged method. AC Land offices are instructed to prioritise online applications and to process them within the statutory 45-working-day window.

The Land Reforms Ordinance 1984 (Ordinance No. LV of 1984) is a key piece of legislation that regulates agricultural land ownership and the namjari process in Bangladesh. Key provisions relevant to mutation include:

• Section 5: Imposes a ceiling on agricultural land ownership at 60 bighas (approximately 20 acres) per family. Any land held in excess of this ceiling must be surrendered to the government. The namjari process triggers a review of whether the applicant's total holdings (after mutation) will exceed the ceiling.
• Section 6: Requires any transfer of agricultural land to be reported to the AC Land office, and the AC Land office must be satisfied that the transfer does not result in a violation of the land ceiling.
• Section 7: Prohibits fragmentation of agricultural land below a minimum viable size (5 decimals per plot typically), to prevent uneconomic sub-division of cultivable land.
• Section 18: Grants agricultural tenants (bargadars/sharecroppers) certain pre-emption rights when the landowner sells agricultural land — meaning a registered sharecropper has the right of first refusal to purchase the land. The namjari office checks for such rights before approving mutation in a purchaser's favour.

The interaction between the Land Reforms Ordinance 1984 and the namjari process means that in agricultural land transactions, compliance with the Ordinance is a mandatory pre-condition for successful mutation. Non-compliance can result in rejection of the namjari application or even cancellation of the sale deed.

In addition, the State Acquisition and Tenancy Act 1950 (SA&T Act) provides the broader framework within which namjari operates, particularly its provisions on raiyati rights, sub-letting restrictions, and the maximum land ceiling for different categories of land.

Although the e-Namjari system is designed to be user-friendly, many applicants encounter complications that require professional legal assistance. A qualified land lawyer in Bangladesh can provide the following support for namjari matters:

• Pre-application title verification: Before applying for namjari, a lawyer verifies the title chain (CS, SA, RS, BS Khatians and deed chain) to ensure the application will succeed
• Document preparation: Ensuring all documents are in order, correctly attested, and meet the AC Land office requirements
• Online application filing: Preparing and submitting the e-Namjari application with precision to avoid rejection for technical reasons
• Hearing representation: Representing the client at field investigation and hearing proceedings before the AC Land office
• Objection handling: Where a third party files an objection to the namjari application, drafting a legal response and appearing at the hearing
• Appeal filing: Filing appeals before the Additional DC (Revenue), Divisional Commissioner, or Land Appeal Board against rejection orders
• Writ petitions: Filing writ petitions before the High Court Division where namjari is unreasonably delayed or wrongfully rejected

Advocate Md. Shah Alam, based at his Uttara chamber in Dhaka, has extensive hands-on experience handling namjari applications, mutation appeals, and land record disputes across multiple districts of Bangladesh. His office assists clients from across the country — in-person and remotely — to navigate the e-Namjari system, respond to objections, and enforce their right to mutation through legal proceedings where necessary.

Whether you are mutating inherited land, freshly purchased property, or court-decreed land, our team ensures a smooth and legally sound namjari process. Contact our office today for a consultation on your namjari matter.

E-Namjari is the online system launched by Bangladesh's Ministry of Land for submitting and tracking mutation (namjari) applications digitally through eporcha.gov.bd or land.gov.bd. The substantive process — field investigation, hearing, and decision — remains the same as the traditional offline process. The key difference is that you can apply, pay fees, upload documents, and track status from home, without visiting the AC Land office for the initial application.

Visit eporcha.gov.bd and click on the namjari application status tracking section. Enter your application number (received via SMS at the time of submission) or your NID number to view the current status of your application. You will see the stage your application is at — whether it is under field investigation, scheduled for hearing, approved, or rejected. You can also log in to land.gov.bd to access your full application dashboard.

Under the government's standard timeline, an e-Namjari application should be decided within 45 to 60 working days from the date of complete application submission. In practice, delays of 3 to 6 months are common due to administrative backlogs or objections by third parties. If your application is unreasonably delayed, you can file a complaint before the Additional DC (Revenue) or contact the National Land Helpline at 16122.

For a purchase-based namjari, you need: (1) certified copy of the registered kabala (sale) deed, (2) certified copy of the existing RS or BS Khatian showing the seller's name, (3) up-to-date land development tax (khajna) payment receipt, (4) NID copies of both buyer and seller, and (5) any other document specific to the property such as previous mutation orders. All documents must be uploaded in clear digital format for e-Namjari applications.

If a third party files an objection to your namjari application, the AC Land office will serve you notice and schedule a hearing where both sides can present their evidence and arguments. The AC Land officer will then decide whether to grant or reject the namjari based on the merits. If the objection raises a genuine title dispute, the AC Land office may refer the matter for a civil suit. It is strongly advisable to engage a land lawyer immediately upon receiving notice of an objection.

Yes, namjari for inherited land (waris namjari) is one of the most common types of mutation applications in Bangladesh. Required documents include: the death certificate of the deceased owner, a waris (heirship) certificate obtained from the local Union Parishad Chairman or Ward Commissioner (attested by a Notary Public), the existing Khatian in the deceased's name, NID copies of all heirs applying for mutation, and up-to-date khajna payment receipts. All heirs must be named in the application to properly reflect the inherited shares.