How to Register Land in Bangladesh – Step-by-Step Guide

Under the Registration Act 1908 and the Transfer of Property Act 1882, any transfer of immovable property (land or buildings) worth more than Tk. 100 must be registered to be legally valid. An unregistered sale deed does not create legal title — it is unenforceable in a court of law and cannot be used to prove ownership.

Registration at the Sub-Registrar's office creates a public record that:

• Legally transfers title from seller to buyer
• Creates government-verifiable documentation of the transaction
• Protects against double-selling (selling the same plot to two buyers)
• Is a prerequisite for mutation (adding your name to the government land register)

A property lawyer in Uttara or Dhaka should advise on the transaction before any money changes hands.

The primary laws governing land registration in Bangladesh are:

• Registration Act 1908: Mandates compulsory registration of property transfers and regulates the Sub-Registrar's role.
• Transfer of Property Act 1882: Governs how property may lawfully be transferred, including sale, gift, and mortgage.
• Stamp Act 1899: Requires instruments (deeds) to bear the correct stamp duty before registration.
• State Acquisition and Tenancy Act 1950 (SAT Act): Governs agricultural land, tenancy rights, and the mutation process.
• Land Registration Rules: Procedural rules for deed execution and registration.

Recent digitalisation reforms have introduced online deed submission in many districts. Your lawyer will advise on the current local process.

Never sign or pay for land before completing due diligence. Title verification involves:

• Chain of title search: Review all deeds going back at least 25–30 years from the Sub-Registrar's record room. Each seller must prove they received valid title from the previous owner.
• CS, SA, and RS Khatiyan (land records): Verify the government land survey records (CS, SA, RS, and the recently introduced BS Khatiyan) match the seller's claimed ownership.
• Mutation (Namjari) check: Confirm the last buyer's name was mutation-entered in the Union Land Office's record.
• Encumbrance check: Confirm no mortgage, lien, legal proceeding, or court stay order is registered against the property.
• Physical inspection: Visit the site to confirm boundaries, actual possession, and the absence of hidden structures or encroachments.

Shortcutting this step is the most common source of catastrophic land fraud in Bangladesh.

The sale deed (baina/kabala) is the legal document that transfers ownership. It must be drafted correctly. Essential elements include:

• Full names, addresses, and NID numbers of both buyer and seller
• Complete property description: Mouza, JL number, Dag number, Khatian number, area, and boundaries
• Consideration (sale price) stated clearly
• Seller's declaration of clear title and right to sell
• References to supporting Khatian entries
• Witnesses' details
• Date and place of execution

Deed drafting should be done by or reviewed by a qualified land lawyer. Errors in property description are among the most litigated issues in Bangladeshi property law — a single wrong boundary figure can generate years of court battles.

Bangladesh imposes stamp duty on land transfer deeds. The current applicable rate (as of 2025) is:

• Stamp duty: Typically 1.5% of the deed value (or government valuation, whichever is higher)
• Registration fee: 1% of the deed value
• Local government surcharge: An additional percentage depending on the area
• E-tax (income tax on property transfer): For transfers above certain thresholds

Stamp duty must be paid before execution of the deed. Revenue stamps or electronic payment is used depending on the district. Undervaluing the deed to reduce stamp duty is a criminal offence and can result in the cancellation of the registration and prosecution. Pay the correct amount — the short-term saving is never worth the long-term risk.

Registration takes place at the Sub-Registrar's office with jurisdiction over the area where the property is located. The process involves:

1. Book an appointment — most modern Sub-Registrar offices now use appointment systems.
2. Both parties must be present — buyer, seller, and ideally their lawyer. Representatives can attend with a registered power of attorney.
3. Present the deed and supporting documents — stamped deed, NID cards, Khatian copies, tax clearance certificates.
4. Deed is read aloud — the Sub-Registrar (or their clerk) reads the deed to ensure both parties understand and consent.
5. Biometric verification — thumbprints and/or photograph of both parties are now required in most districts.
6. Registration number is assigned — the deed is entered into the register and a certified copy is available after a few days.

The original registered deed is returned to the buyer. Keep it safely — along with all Khatian records and the stamp duty receipt.

Registration alone does not update the government land record (Khatiyan). After registration, the buyer must apply for mutation (Namjari) at the Union Land Office (or Pourashava or City Corporation office for urban land).

Mutation process:

1. File a mutation application with the registered deed, Khatian copy, and payment of mutation fee.
2. A field survey is conducted to verify the property details.
3. If no objections are raised, the mutation order is passed and the buyer's name is entered in the Khatian.
4. Land development tax (khajna) payment is updated.

Mutation is not optional — without it, the buyer cannot pay land tax, which creates complications in future sales and legal proceedings. It also signals actual legal possession to government records. Your land lawyer can handle the entire mutation process on your behalf.

Bangladesh's land sector has a high incidence of fraud. The most common schemes include:

• Double selling: A seller sells the same plot to two different buyers. Complete your registration quickly after signing a baina (advance deed).
• Forged Khatians or deeds: Fraudsters present fake government records. Always verify directly at the AC Land office and Sub-Registrar's record room.
• Selling land under litigation: The land is subject to a pending court case that the seller conceals. Search for court cases involving the Dag number before purchase.
• Power of attorney fraud: A person without authority presents a fraudulent or revoked power of attorney to sell land. Verify the authenticity of any PoA with the Sub-Registrar who registered it.
• Benami transactions: Land held in another person's name to evade detection — purchasing such land creates title risk.

The cost of a thorough title search and a lawyer's fee is a fraction of what litigation over a fraudulent purchase will cost. Never skip due diligence.

No. Under the Registration Act 1908, an unregistered sale deed for property worth over Tk. 100 is legally invalid and unenforceable. Registration is mandatory.

Stamp duty is typically around 1.5% of the deed value, plus a 1% registration fee, plus surcharges. Exact rates vary by location and deed type — your lawyer or the Sub-Registrar office will confirm the current rates.

Mutation is updating the government land register (Khatiyan) to reflect the new owner's name. Without mutation, you cannot pay land tax or prove possession in government records.

On the day of registration at the Sub-Registrar's office, the process typically takes a few hours. The certified copy is usually available within a few days. Mutation takes additional weeks to months.

Yes, with a valid registered Power of Attorney authorising you to execute and register deeds on their behalf. The PoA itself must be registered at the Sub-Registrar's office.