Khatian Check Online Bangladesh – RS, CS, BS Khatian Search Complete Guide

A Khatian (রেকর্ড অফ রাইটস) is the official Record of Rights (ROR) maintained by the Bangladesh government for every plot of land in the country. Each khatian is a legal document that records:

• Who owns the land (the recorded owner's name)
• How much land they own (area in acres, decimals, or bigha)
• The plot number(s) (DAG numbers) associated with the khatian
• The nature of the land (agricultural, homestead, pond, etc.)
• The land's classification and annual tax liability (Khajna)

In Bangladesh, khatians are the primary evidence of land ownership. A registered deed without a corresponding khatian in the buyer's name (after namjari/mutation) is considered incomplete proof of ownership. Khatians are maintained at the Upazila Land Office level and are accessible digitally through the eporcha.gov.bd portal managed by the Ministry of Land, Bangladesh.

Every khatian has a unique Khatian Number within a specific Mouza (village land unit). Each plot of land within that khatian has a DAG Number (also called plot number). The combination of District + Upazila + Mouza + Khatian Number + DAG Number uniquely identifies any piece of land in Bangladesh.

Bangladesh has gone through multiple land survey operations since the British era, each producing a new set of khatians. Understanding which type of khatian is which is essential for proper land record verification.

CS Khatian: The oldest and most foundational land record, conducted by the British colonial government between 1888–1940. CS khatians are still referenced in courts because they establish the original ownership chain — a property's title chain often begins with the CS khatian as the root of title.

SA Khatian: After the zamindari (landlord) system was abolished under the East Bengal State Acquisition and Tenancy Act, 1950, SA khatians (conducted 1956–1963) replaced zamindari records with direct ownership by cultivators and homesteaders.

RS Khatian: The RS survey was conducted to update CS records. RS khatians are the most commonly used khatians in current land transactions. When people say 'check the khatian,' they usually mean the RS khatian. Most deed transactions reference RS DAG and khatian numbers.

BS Khatian: The BS survey (also called City Survey in urban areas) is the most recent. Where BS survey has been completed, BS khatian is the most current and authoritative record. In Dhaka, Chattogram, and other major cities, BS/City Jorip khatians are the primary reference documents.

A standard Bangladesh khatian contains the following fields of information:

Having this information readily available from the khatian allows you to verify that the seller, donor, or other party has the exact ownership rights they claim before any transaction. Always cross-reference the khatian with the registered deed for a complete picture.

The eporcha.gov.bd portal is the official Bangladesh government platform for accessing land records digitally. Here is a step-by-step guide:

Step 1: Access the Portal

1. Open your browser and navigate to eporcha.gov.bd
2. The homepage shows multiple service options. Click on "Khatian Search" (খতিয়ান অনুসন্ধান)

Step 2: Select Location Parameters

1. Select your Division from the dropdown (e.g., Dhaka, Chattogram, Sylhet)
2. Select your District (e.g., Dhaka, Gazipur, Narsingdi)
3. Select your Upazila/Thana
4. Select the Mouza (village/area) where the land is located. You may need to know the JL number or the mouza name.

Step 3: Select Khatian Type

1. Select the type of khatian you want to check: CS, SA, RS, or BS
2. If you are not sure which type you need, start with RS (most commonly used) or BS (most recent for urban areas)

Step 4: Search and View

1. Search by: (a) Khatian Number, (b) DAG/Plot Number, or (c) Owner Name
2. Enter the relevant search term and click Search / অনুসন্ধান
3. The results will display matching khatians with the owner name, plot numbers, and area
4. Click on any result to view the full khatian details

Step 5: Download Certified Copy

1. To download a certified digital copy, click "Download Porcha"
2. Pay the applicable fee online (currently ৳115–৳200 depending on the khatian type)
3. Payment can be made via bKash, Nagad, Rocket, or debit/credit card
4. The certified PDF is then available for download with a government digital signature and QR verification code

Searching a khatian by the owner's name is one of the most useful features of the eporcha.gov.bd portal, especially when you do not know the exact khatian number.

Step-by-Step: Name Search

1. Go to eporcha.gov.bd and navigate to Khatian Search
2. Select Division, District, Upazila, and Mouza
3. Select the Khatian Type (RS or BS for most searches)
4. In the search field, select 'Search by Owner Name' (মালিকের নাম দিয়ে অনুসন্ধান)
5. Enter the owner's name in Bengali (e.g., মোহাম্মদ আলম) or English
6. Click Search

Tips for Effective Name Searches

• Use partial names: Searching for 'আলম' will return all khatians with that name fragment
• Try alternate spellings: Bengali names are often transliterated in multiple ways (Mohammad vs Mohammed vs Md.)
• Search in Bengali script: The portal works best with Bengali language input for names
• Narrow by mouza: If there are many results, the mouza filter is the most effective way to narrow down

What If the Name Does Not Appear?

• The mouza you selected may be wrong — try other mouzas in the same area
• The land records may not be fully digitized for that area yet — visit the Tahsil Office in person
• The khatian may be in a different name (e.g., if the person inherited land but did not complete namjari, it may still be in their parent's name)
• The property may be recorded under a different khatian type — try CS or SA if RS search fails

If you know the DAG number (plot number) of the land, this is often the most precise way to find the khatian. DAG numbers are typically mentioned in sale deeds, gift deeds, and other land documents.

Step-by-Step: DAG Number Search

1. Go to eporcha.gov.bd and open Khatian Search
2. Select Division, District, Upazila, and Mouza
3. Select Khatian Type
4. Choose 'Search by DAG Number' (দাগ নম্বর দিয়ে অনুসন্ধান)
5. Enter the DAG number and click Search

Understanding DAG Numbers

A single khatian can contain multiple DAG numbers (plots). Conversely, a single DAG can sometimes appear in multiple khatians if the land has been subdivided among co-sharers. When searching by DAG, the results will show: the khatian number(s) associated with that DAG, the owner name(s), the total area of the DAG, and the share of each owner.

DAG Numbers Can Change Between Surveys

It is important to note that DAG numbers can change between survey types. The CS DAG number for a plot may be different from the RS DAG number and the BS DAG number. Sale deeds in Bangladesh typically mention both the old (CS/SA) DAG and the current (RS/BS) DAG for this reason. If you have an old DAG number, you may need to cross-reference with the Sub-Registry Office or Tahsil Office to find the corresponding current DAG number. The dlrs.gov.bd portal also maintains some cross-reference data for DAG numbers across survey types.

One of the most valuable features of eporcha.gov.bd is the ability to download a certified digital copy of your khatian (called an e-Porcha). This certified copy is legally recognized for most purposes in Bangladesh.

Steps to Download Digital Khatian

1. Search for and find your khatian on eporcha.gov.bd
2. Click on the khatian result to view its details
3. Click 'Apply for Certified Copy' or 'পর্চা সংগ্রহ করুন'
4. Log in or register on the portal (free registration required)
5. Pay the applicable fee online
6. After successful payment, the certified khatian copy is available for download as a PDF with government digital signature and QR verification code

Fees for Khatian Copies in 2026

Payment can be made via bKash, Nagad, Rocket, DBBL Nexus, VISA/Mastercard. The digital copy has a unique verification QR code and is electronically signed by the authorized government officer.

Is the Digital Copy Legally Valid?

Yes. Under the Evidence Act (Amendment) 2022 provisions for electronic records, digitally certified copies downloaded from official government portals are admissible as evidence in Bangladesh courts. The QR code on each copy allows courts and parties to verify its authenticity against the government database in real time.

For those who prefer mobile access, the Bangladesh Land Ministry has launched the 'Land Bangladesh' app that allows khatian searches from a smartphone.

How to Use the Land Bangladesh App

1. Search for 'Land Bangladesh' or 'e-Porcha' on Google Play Store or Apple App Store
2. Download and install the official app (published by Ministry of Land, Bangladesh)
3. Open the app and select 'Khatian Search'
4. Follow the same steps as the web portal: Select Division, District, Upazila, Mouza, and Khatian Type
5. Search by name, khatian number, or DAG number
6. View results and apply for certified copy if needed

Other Digital Land Services on the App

• Namjari application status tracking
• Land development tax (Khajna) payment via ldtax.gov.bd
• Grievance submission for land-related complaints
• Mouza map/sketch viewing (Mouza Naksha)
• Sub-registry office locations and contact information

The app is available in both Bengali and English and is optimized for low-bandwidth connections, making it useful even in rural areas with slower internet. Note that the app requires Android 6.0+ or iOS 12+ to function properly.

One of the most confusing aspects of Bangladesh land law is understanding which khatian takes precedence when there are discrepancies between CS, SA, RS, and BS records.

General Principle: Most Recent Survey Prevails

As a general rule, the most recent completed survey (BS where available, otherwise RS) is the authoritative record for the current ownership situation. Older khatians (CS and SA) establish the historical chain of title but do not override more recent surveys.

When Each Khatian Type Is the Primary Document

Red Flags: What to Watch Out For

• Discrepancy between deed and khatian: If the deed says one plot size but the khatian shows a different size, investigate before transacting
• Seller's name not on khatian: If the seller's name is not in the khatian, demand an explanation and verify the chain of namjari
• Land listed as government/khas: If the khatian shows the land as government khas land, any private sale deed may be void
• Multiple khatians for same plot: This can indicate a dispute or survey error requiring legal resolution

Despite digitization efforts, khatian records in Bangladesh still suffer from various issues that can create legal complications for landowners and buyers. Here are the most common problems and how to address them:

1. Name Spelling Errors

Clerical errors in recording owner names (wrong spelling, wrong father's name) are extremely common, especially in older khatians. Solution: Apply for a correction (mutation/bintam) at the AC Land office with supporting documents including NID, original deed, and an affidavit confirming the correct name.

2. Area Discrepancy

The area shown in the khatian may differ from the actual measurement of the land on the ground. This can be due to survey errors, encroachment, or changes in land boundaries. Solution: Commission a licensed land surveyor (Amin) to conduct a fresh measurement. If the discrepancy is due to survey error, apply for correction at the land office.

3. Khatian in Deceased Person's Name

If the khatian still shows the name of a deceased person, the heirs must complete namjari to transfer the record into their names. Until namjari is done, the land records are outdated and cannot be used for transactions. Read our Namjari Guide for the full process.

4. Duplicate Khatian

In some cases, a single plot may appear in multiple khatians due to past survey errors or fraudulent registrations. This requires court intervention to cancel the fraudulent khatian and establish the correct one.

5. Land Marked as 'Khas' (Government Land)

If your privately owned land appears as government khas land in the khatian due to a survey error, you must file an application with the DC office (District Commissioner) along with all documentary evidence of your ownership to have the classification corrected.

Q: Is khatian check on eporcha.gov.bd free?
A: Searching and viewing khatian information on eporcha.gov.bd is free. Downloading a certified copy (e-Porcha) costs ৳115–৳165 depending on the type of khatian.

Q: Can I check a khatian for any district of Bangladesh on eporcha?
A: Yes. The eporcha.gov.bd portal covers all 64 districts of Bangladesh. However, the level of digitization varies — urban and semi-urban areas have more complete digital records than remote rural areas.

Q: What is the difference between a khatian and a deed?
A: A deed (registered at the Sub-Registry Office) is the document that transfers ownership from one person to another. A khatian is the government's official record of who currently owns the land. Both together constitute full proof of ownership in Bangladesh.

Q: My name is not in the khatian even though I have a registered deed. What should I do?
A: This means you have purchased the land but have not yet completed Namjari (Mutation). Apply for namjari at the AC Land office. Read our guide: How to Track Namjari Status Online.

Q: What is the difference between a khatian and a mouza map (naksha)?
A: A khatian is the textual record showing ownership and plot details. A mouza map (naksha) is the corresponding graphical map showing where each DAG plot is physically located within the mouza. Both are available on eporcha.gov.bd.

Q: Can I use a khatian copy downloaded from eporcha in court?
A: Yes. Digitally certified copies from eporcha.gov.bd are admissible as evidence in Bangladesh courts under the provisions for electronic records. The QR code allows verification of authenticity.

Q: What if there is an error in my khatian (wrong name, wrong area)?
A: Errors in khatians can be corrected through an official mutation/correction application at the AC Land office with supporting documents. A lawyer can help navigate the correction process efficiently.

Khatian verification is the critical first step in any land transaction in Bangladesh — and discrepancies in khatian records are one of the most common causes of land fraud and title disputes. At the Law Chamber of Adv. Md. Shah Alam in Uttara, Dhaka, we provide comprehensive land record verification and dispute resolution services:

• Comprehensive title search: We verify CS, SA, RS, and BS khatians, check all registered deeds in the chain of title, and identify any encumbrances, mortgages, or disputes on the property before you buy or invest
• Khatian discrepancy analysis: We investigate and explain any discrepancy between khatian types, between khatians and deeds, and between the physical land and the recorded area
• Namjari (mutation) filing: We prepare and file all documents needed to get your name in the khatian after a purchase or inheritance
• Khatian correction: If there are errors in your khatian (wrong name, wrong area, wrong classification), we file the appropriate correction application with supporting documents
• Fraudulent khatian cancellation: If someone has obtained a khatian on your land fraudulently, we take legal action to cancel it and restore your records
• Pre-purchase due diligence: Before you sign any land purchase deed, we conduct a thorough khatian check and title verification to ensure you are buying land free of legal complications

Our chamber is located in Uttara, Dhaka. We offer a free initial consultation to assess your land record situation and advise you on the best course of action.

📞 Contact Adv. Shah Alam today for expert land title verification. Book your free consultation and protect your property investment.

Also read: Namjari Tracking Guide 2026 | Land Registration Fees in Bangladesh 2026 | DLRMS Bangladesh Guide