By Advocate Md. Shah Alam · 2026-06-28 · 8 min read
land.gov.bd — Bangladesh's official ভূমি সেবা (Land Services) portal — is the single digital gateway for accessing land records, tracking mutation applications, paying land tax, and ordering certified khatian copies online. Launched by the Ministry of Land, it has transformed how citizens interact with land administration in Bangladesh. This 2026 guide covers every service available on the portal and shows you exactly how to use each one.
land.gov.bd is the official digital land services portal of Bangladesh, operated by the Ministry of Land (ভূমি মন্ত্রণালয়). It provides citizens with online access to land records, mutation services, tax payment, and document ordering — without requiring repeated visits to the AC Land office (উপজেলা ভূমি অফিস).
The portal is part of Bangladesh's broader Digital Bangladesh initiative and integrates multiple sub-systems:
Whether you are buying land, settling an inheritance dispute, or applying for a bank mortgage, land.gov.bd is your first stop for verifying land ownership in Bangladesh. A land lawyer in Uttara, Dhaka uses these portals as a starting point for all property due diligence.
The khatian search function on land.gov.bd lets you view historical and current land ownership records across all four major surveys of Bangladesh.
Step-by-step to search a khatian:
The result shows the khatian record including owner name(s), dag numbers, land area per plot, and land classification. If the mouza is not yet digitised, no result will appear — in that case, visit the AC Land office directly.
⚠️ Tip: The mouza name can be found in any existing registered deed or land tax receipt. If you don't know it, ask your local UP member or the AC Land office.
The RS Porcha (Revisional Survey Plot Record) shows detailed information about a specific plot (dag number) — including its area, land classification, and all khatians that include that dag.
How to check RS Porcha by Dag Number:
Why this matters:
If you spot anomalies in the porcha data, consult a property lawyer in Dhaka before proceeding with any transaction.
Mutation (নামজারি/মিউটেশন) is the process of updating the khatian to reflect a new owner after a land purchase, inheritance, or gift. In several districts, Bangladesh now allows online mutation applications through land.gov.bd.
How to apply for mutation online:
| Document | Required For |
|---|---|
| Registered sale deed (দলিল) | Purchase-based mutation |
| Succession certificate / heirship document | Inheritance-based mutation |
| Applicant's NID copy | All applications |
| Previous khatian copy (certified) | All applications |
| Land tax payment receipt (khajna) | All applications |
| Court decree (if mutation follows a court order) | Court-ordered mutation |
Online mutation is currently available in most upazila land offices in Dhaka, Chittagong, Sylhet, Rajshahi, and Khulna divisions. For other areas, applications may still need to be filed in person.
Once you have filed a mutation application and received a case number, you can track its progress at any time through land.gov.bd.
Steps to track mutation status:
Status stages you may see:
If your status has been stuck at "Under Inspection" for more than 60 days with no update, a land lawyer in Dhaka can follow up formally with the AC Land office to unblock the process.
Annual land development tax — commonly known as khajna (খাজনা) — can now be paid online through land.gov.bd in most districts, eliminating the need to queue at the Union Land Office (ইউনিয়ন ভূমি সহকারী কার্যালয়).
How to pay khajna online:
⚠️ Important: Keep all khajna receipts safely — they are required when filing a mutation application, selling land, or producing evidence of peaceful possession in a land dispute.
Online khajna payment is currently operational in most upazilas in the eight divisions. If your holding is not found online, visit the Union Land office and request to have your holding number registered in the digital system.
BhoomiPRO (accessible at bl.land.gov.bd) is Bangladesh's integrated digital land management system, connecting AC Land offices, Sub-Registrar offices, and the Ministry of Land into a single platform.
For citizens, BhoomiPRO provides:
BhoomiPRO is particularly useful for verifying whether a recently registered deed has been correctly reflected in the land administration system — an important check when purchasing land in Dhaka or other major cities where fraud is more common.
eporcha.gov.bd is the dedicated portal for purchasing certified digital copies of khatian records (porcha). Unlike the free viewing on land.gov.bd, a certified digital porcha from eporcha.gov.bd carries an official digital signature and is accepted for most formal purposes.
How to order a certified porcha from eporcha.gov.bd:
Acceptance of eporcha certified copies:
Contact Advocate Md. Shah Alam at our Uttara, Dhaka chamber for guidance on which type of certified document is required for your specific legal matter.
Understanding which services are free and which require payment saves time and avoids surprises:
| Service | Cost | Notes |
|---|---|---|
| Khatian search & viewing | Free | Unofficial — not usable in court |
| RS Porcha viewing | Free | Reference only |
| Mutation status tracking | Free | Requires case number |
| Online khajna payment | Actual tax amount | No extra portal fee |
| Online mutation application | BDT 100–500 | Government application fee |
| Certified digital porcha (eporcha) | BDT 100–300 | Digitally signed, formally valid |
| Physical certified copy (AC Land office) | BDT 100–200 | Required for court proceedings |
Despite significant improvements, land.gov.bd has limitations you should know:
When you MUST visit the AC Land office in person:
A land and property lawyer in Uttara, Dhaka can represent you at the AC Land office for all these matters, saving you time and ensuring the process follows legal procedure correctly.
Basic khatian and porcha viewing is free. Certified digital copies via eporcha.gov.bd cost BDT 100–300. Mutation applications have a government fee of BDT 100–500 depending on the district and land value.
land.gov.bd is the main portal for searching records, tracking mutation status, and paying khajna for free. eporcha.gov.bd is a paid sub-portal specifically for purchasing digitally signed certified khatian copies that carry official validity for most formal purposes.
No. Bangladesh courts require certified physical copies with official stamps from the AC Land office or a digitally signed certified porcha from eporcha.gov.bd (acceptance varies by court). Confirm with your lawyer before submitting any land documents as evidence.
Not all mouzas are fully digitised yet. If your mouza doesn't appear, you must visit the AC Land office (ভূমি অফিস) of the relevant upazila in person and request records from the physical record room.
Online mutation applications are typically processed within 30–90 days depending on the upazila. The timeline includes field inspection, notice to adjoining landholders, and a hearing if anyone objects. If the AC Land office is busy, it can take longer — a land lawyer can help follow up to keep the process on track.
The Ministry of Land has released a mobile app called 'ভূমি সেবা' (Bhumi Seba) available on Google Play and Apple App Store. It provides the same core khatian search and khajna payment functions. However, the web portal is more complete for full mutation applications.