Bangladesh Land Record Online 2026 – How to Check Any Land Record at land.gov.bd

Land fraud is one of the most common and devastating legal problems in Bangladesh. Thousands of people lose their life savings every year by purchasing land where:

• The seller is not the legal owner listed in the government khatian
• The land has already been sold to another buyer (double sale)
• The plot area or boundaries are different from what the seller claims
• The land is government khas land that cannot legally be sold
• Multiple family members have competing claims on the same plot

Checking the government land record online takes less than 5 minutes and can protect you from these risks before you commit any money. A land lawyer in Dhaka always performs an online record check as the first step of any property due diligence.

Even if you already own land, checking the online record helps you detect if someone has fraudulently filed a mutation in your name or if there are errors in your khatian that need correction.

The Government of Bangladesh operates several interconnected portals for online land record access:

• land.gov.bd — The Ministry of Land main portal and the primary starting point for all land services
• eporcha.gov.bd — Dedicated khatian and porcha (land record copy) search and download portal
• bl.land.gov.bd — BhoomiPRO: the integrated land management system used for online mutation applications and advanced land services
• dlrs.gov.bd — Department of Land Records and Surveys: for survey-related information and district mouza maps

For standard land record checks, start at land.gov.bd — it will direct you to the appropriate sub-service. The system covers records from all four major land surveys: CS (Cadastral), SA (State Acquisition), RS (Revisional), and BS (Bangladesh Survey).

All these portals are free to use for basic record viewing. Downloading certified official copies requires a small government fee paid via mobile banking.

Follow these steps to check any Bangladesh land record online in 2026:

1. Open your browser and go to land.gov.bd or eporcha.gov.bd
2. Click on "নাগরিক সেবা" (Citizen Services) or "খতিয়ান" (Khatian)
3. Select Survey Type: Choose from CS, SA, RS, or BS based on which survey you need. If unsure, start with RS — it is the most commonly used and widely digitised.
4. Select your location step by step:
   • বিভাগ (Division)
   • জেলা (District)
   • উপজেলা (Upazila/Thana)
   • মৌজা (Mouza) — Start typing the mouza name to filter
5. Enter search criteria:
   • Option A: Enter the Khatian Number (খতিয়ান নং) directly — fastest and most accurate
   • Option B: Enter the owner's name to browse matching khatians in that mouza
   • Option C: Enter the Dag Number to search by plot
6. Complete the captcha verification and click খুঁজুন (Search)
7. Click on the result to view the full khatian details

💡 If you don't know the Mouza name, look it up in any existing registered deed for the property — it is always mentioned in the property description section.

If you know the name of the landowner but not the khatian number, you can search by name:

1. Select the correct Survey type, Division, District, Upazila, and Mouza
2. In the search field, select "মালিকের নাম দ্বারা" (Search by Owner Name)
3. Type the full name or partial name — the system searches for records containing your search term
4. Browse the results to find the correct khatian

Tips for name-based search:

• Try both with and without the "মোঃ" or "মো." prefix for male names
• Try with and without "বেগম" or "খানম" for female names
• If the name has common spelling variations in Bengali, try different spellings
• Filter results by looking at the dag numbers — cross-reference with any dag numbers you know from existing deeds

When verifying a seller's claim to ownership: the seller's name (or predecessor's name for inherited land) should appear as the owner in the khatian. If it does not, this requires immediate investigation before any purchase proceeds. Do not accept the seller's explanation without checking with a property lawyer in Dhaka.

To check a specific plot of land using its dag number:

1. At land.gov.bd, select "দাগ তথ্য" (Dag Information) or "পর্চা" (Porcha)
2. Select the Survey type, Division, District, Upazila, and Mouza
3. Enter the Dag Number (দাগ নম্বর)
4. Click Search

The dag search result shows:

• Land classification: agricultural (আবাদি), homestead (বাস্তু), pond (পুকুর), fallow (পতিত), road (রাস্তা), etc.
• Total area of the dag (in decimal/katha)
• All khatians that include this dag number, with the area allocated to each khatian

⚠️ Red flags to watch for in a dag search:

• If the dag appears in multiple different khatians, check that the areas add up correctly — if not, there may be a fraudulent duplicate claim
• If the dag is classified as a road, canal, or government land type, it cannot be privately owned or sold
• If the total area in the khatian claim is larger than the total dag area, the claim is inflated

If you have applied for land mutation (নামজারি) — to transfer the khatian to your name after purchasing, inheriting, or receiving gifted land — you can track the application status online:

1. Go to land.gov.bd or bl.land.gov.bd
2. Select "নামজারি স্ট্যাটাস" (Mutation Status)
3. Select your Division, District, and Upazila
4. Enter your Mutation Case Number (given when you submitted the application)
5. Click Search

Key mutation statuses explained:

• আবেদন গৃহীত: Application received — you are in the queue
• পরিদর্শনাধীন: Site inspection is being conducted by AC Land staff
• শুনানির তারিখ নির্ধারিত: A hearing date is set — attend this or send your lawyer
• আপত্তি দাখিল হয়েছে: An objection has been filed — this requires urgent legal response. Failure to respond can result in rejection of your mutation application.
• খতিয়ান ইস্যু হয়েছে: Mutation complete — your new khatian has been issued

If an objection is filed against your mutation, contact a land lawyer immediately to file a counter-response before the hearing date.

When you view a khatian record online, here is what each field means:

• খতিয়ান নং (Khatian Number): Unique identifier for this land account within the mouza. Different for each survey (a property may have different khatian numbers in CS, RS, and BS surveys).
• জরিপ (Survey): Which survey this record is from — CS, SA, RS, or BS
• মৌজা নং (Mouza Number/JL): The official JL number of the mouza
• মালিকের নাম (Owner Name): As recorded at the time of survey. This is the historical owner at the time of the survey — not necessarily the current legal owner if the land has been sold or inherited since.
• পিতার নাম (Father's Name): Used for identity verification in cases of common names
• দাগ নং (Dag Number): Plot number(s) included in this khatian
• শ্রেণী (Land Class): Agricultural, homestead, pond, fallow, road, etc.
• পরিমাণ (Area): In decimal (শতাংশ) — 1 katha = 1.65 decimal; 1 bigha = 33 decimal approximately

The land record does NOT show recent sales transactions — those are in the registered deed at the Sub-Registrar office. To get a complete ownership picture, you need both the khatian AND a deed search at the Sub-Registrar's record room.

Online land records are one of the most powerful tools to detect fraud before you become a victim. Here are critical warning signs to look for:

• 🚩 Seller's name not in khatian: If the person selling you the land is not listed as owner (or predecessor) in the RS or BS khatian, ask for a full explanation and deed chain. Do not proceed without legal verification.
• 🚩 Same dag in multiple khatians with unexplained area overlap: A sign of double-sale or fraudulent duplicate claim. One dag's total area should equal the sum of areas across all khatians.
• 🚩 Government land classification: If the dag is classified as khas (সরকারি খাস), road (রাস্তা), canal (খাল), or char (চর) land — it is government-owned and cannot legally be sold by a private individual.
• 🚩 Very recent BS khatian in seller's name: A BS khatian issued very recently could indicate a fraudulent mutation — verify the deed that led to the mutation.
• 🚩 Online record shows deceased owner: If the khatian still shows the name of someone deceased, the land has not been properly inherited through legal succession — get succession documents and a new mutation before buying.
• 🚩 Area discrepancy: If the seller claims a different area than what the khatian shows, demand an explanation and a fresh land survey before proceeding.

Any of these signs requires the guidance of a property lawyer in Dhaka before you commit to a purchase. Prevention costs far less than litigation.

While online checking is essential for initial due diligence, certified physical copies from the AC Land office are required for:

• Court cases: Title suits, partition suits, mutation appeals — courts require certified copies with official stamp and signature
• Bank mortgage: Banks accepting land as collateral require certified khatian and porcha copies
• Mutation applications: You need certified copies of the existing khatian as part of the mutation document package
• Deed registration: Sub-Registrar offices require supporting certified land record documents
• Dispute resolution: When an online record appears inconsistent, the authoritative version is the physical register at the AC Land office

To get certified copies:

1. Visit the AC Land office (সহকারী কমিশনার ভূমি) of the relevant Upazila
2. Submit an application with the khatian/dag details you need
3. Pay the prescribed government fee
4. Certified copies are typically issued within 1–5 working days

Alternatively, in digitised districts, apply for a digitally signed certified copy through eporcha.gov.bd — these are now accepted for most legal purposes. A land lawyer can obtain certified copies on your behalf if you are unable to visit the office in person.

Once you have verified your land record online, here are the proactive legal steps recommended by Advocate Md. Shah Alam to protect your property:

• Keep your khatian updated (mutation): Every time land ownership changes — through purchase, inheritance, or gift — file for mutation (namjari) at the AC Land office promptly. An outdated khatian creates vulnerability to fraud.
• Pay land development tax (LDT) annually: Regular tax payment (খাজনা পরিশোধ) creates an ongoing legal record of possession. Unpaid tax can complicate future mutation and transactions.
• Maintain physical possession: Bangladesh courts give significant weight to actual physical possession. If you own land, visit it regularly and maintain visible possession.
• Register all deeds properly: Never rely on unregistered or notarised-only deeds for land ownership — registration at the Sub-Registrar is legally required and provides the strongest protection.
• Act quickly on disputes: Bangladesh has limitation periods for land cases. Title suits and partition suits must generally be filed within specific time limits from when you knew of the dispute. Delay weakens your position.

Contact Advocate Md. Shah Alam at our Uttara, Dhaka chamber for comprehensive land record verification, dispute resolution, and property protection services across Bangladesh.

The official and most comprehensive portal is land.gov.bd (and its sub-service eporcha.gov.bd). These are the only government-authorised portals. Avoid third-party websites claiming to offer land record searches — use only .gov.bd addresses.

You can search by the owner's name on eporcha.gov.bd for the relevant mouza. If that doesn't work, visit the AC Land office for your Upazila — they can locate the khatian using the property location description. A land lawyer can also conduct this search on your behalf.

The portal covers all 64 districts, but not all mouzas within each district are digitised. Major cities and urban areas (Dhaka, Chittagong, Sylhet, Rajshahi) have the best coverage. Rural and remote mouzas may require a visit to the local AC Land office.

Yes. The government has released an official 'eporcha' app available on both Google Play Store and Apple App Store. Ensure the publisher is listed as the Ministry of Land, Bangladesh. Several fake apps exist — only download from the official store listing.

Do not panic. This can happen due to fraudulent mutation, digitisation errors, or a legitimate but previously unknown ownership transfer. Consult a land lawyer immediately. Do not attempt to visit or confront the other party without legal advice. Urgent legal remedies including injunctions and title suits are available.