Land Survey, Dag & Mouza in Bangladesh (2026) – How Land is Measured & Mapped

A mouza (মৌজা) is the smallest revenue and administrative unit of land in Bangladesh. The entire territory of Bangladesh is divided into approximately 70,000 mouzas, each with a unique name and a Jurisdiction List (JL) number assigned by the government. Every piece of land in Bangladesh — whether urban or rural, agricultural or built-up — falls within a specific mouza.

The mouza system was established during the British colonial period as part of the land revenue administration. Each mouza has a defined boundary (mouza boundary marker, or আইল) that separates it from adjacent mouzas. A mouza can be as small as a few acres (in densely built-up urban areas) or as large as thousands of acres (in remote rural areas).

Key facts about mouzas in Bangladesh:

• Each mouza has a unique combination of: District name → Upazila name → Union name → Mouza name → JL Number
• The JL number is used in all official land records, court documents, and deeds to identify the mouza
• Within each mouza, each individual plot of land is identified by its unique dag number
• The mouza is the unit at which government surveys are conducted and mouza maps (মৌজা ম্যাপ) are prepared
• Mouza names are in Bengali and reflect the historical, geographical, or community characteristics of the area

When dealing with any land-related document — a deed, a court case, a mutation application — you will always need to specify the mouza name and JL number in addition to the dag number and khatian number.

A dag number (দাগ নম্বর) is the unique identification number assigned to a specific plot of land within a particular mouza. Think of the mouza as a village or neighbourhood, and the dag number as the house/plot address within that neighbourhood. Every distinct parcel of land within a mouza has its own dag number.

Key characteristics of dag numbers:

• Mouza-specific: Dag numbers are unique only within a mouza. The same dag number can exist in two different mouzas — so a dag number is always stated together with the mouza name and JL number.
• Survey-specific: Different surveys (CS, SA, RS, BS) can assign different dag numbers to the same physical plot of land. This is a common source of confusion and disputes. A property may have a CS dag number and a different RS dag number referring to the same piece of land.
• Sub-divided dags: When a plot is partitioned, the original dag is subdivided into new dags. For example, dag 123 might be divided into dags 123/1, 123/2, and 123/3 after partition.
• Amalgamated dags: When adjacent plots are merged, they receive a new combined dag number.
• Area of dag: Each dag has a specific land area recorded in the survey records (in decimals, kathas, or acres depending on the region and survey era).

When purchasing land, always verify that the dag number in the sale deed matches the dag number in the seller's khatian (Record of Rights), and that both match the mouza map. Discrepancies between these records are a common cause of post-purchase disputes.

A khatian (খতিয়ান), also called the Record of Rights (RoR), is the official government document that records the ownership (or occupancy rights) of land. It is the legal link between the owner's name and the specific dag numbers they own.

A khatian contains:

• The khatian number (a unique number within the mouza for that survey)
• The owner's name, father's/husband's name, and address
• The dag numbers owned by that owner within the mouza
• The area of each dag owned
• The type of tenancy or ownership (ownership, tenancy, government khas, etc.)
• Classification of land use (agricultural, homestead, pond, fallow, etc.)
• Land development tax (LDT) assessment

The relationship between mouza, dag, and khatian can be visualised as follows:

This means if you know someone's khatian number, you can find all their dags in that mouza. Conversely, if you know a dag number, you can find the khatian and thus the owner's name. Both dag and khatian numbers are mouza-specific and survey-specific.

Bangladesh has had multiple government land surveys since the 19th century, each producing its own set of maps and khatians. Understanding which survey applies to your land is critical for resolving discrepancies.

Which survey applies to your land? The most recently completed survey for your area is the operative one. In much of Dhaka city, the BS (Bangladesh Survey) is operative. In rural areas, the RS khatian is usually the current operative record. However, where RS or BS surveys have not yet been completed, the CS or SA khatian remains the operative record. Your Sub-Registrar's office and local AC (Land) office can confirm which survey is current for your specific mouza.

A mouza map (মৌজা ম্যাপ) is the official cadastral map that shows all the plots (dags) within a particular mouza, their boundaries, shape, and relative positions. Reading a mouza map correctly is essential for verifying land boundaries and identifying your plot.

Key Elements of a Mouza Map

• Map Sheet Number: Each mouza map has a unique sheet number. A large mouza may span multiple sheets. The sheet number is printed in the top corner of the map.
• Scale: Older CS maps are typically at scales of 1:3,960 (16 inches to a mile) or 1:7,920 (8 inches to a mile). RS maps are usually at 1:3,960. BS (urban) maps may be at larger scales (1:1,000 or 1:2,000) for greater detail. Knowing the scale allows you to calculate approximate areas from the map.
• Plot Numbers (Dag Numbers): Each plot is shown as a polygon with its dag number written inside. The size of the polygon corresponds to the area of the plot at the given scale.
• Boundary Features: Roads (রাস্তা), canals (খাল), rivers (নদী), embankments (বাঁধ), and railways are shown as natural boundaries.
• North Direction Indicator: All maps have a north arrow. Orient the map with north to verify the actual direction of plot boundaries on the ground.
• Adjacent Mouza Boundaries: The boundary with adjacent mouzas is shown as a heavy line.

How to Identify Your Plot on the Map

Once you have the dag number and mouza map, locate the dag number on the map sheet. The polygon showing that dag number represents your plot's shape and boundaries. Check the adjacent dag numbers (as stated in the deed) to confirm you are looking at the correct plot. If the physical boundary on the ground does not match the map, this may indicate encroachment, survey error, or boundary erosion — all of which require legal attention.

Land area in Bangladesh is measured using traditional units that vary somewhat by region, alongside the metric system increasingly used in urban areas. The following table provides the standard conversions used in land records and deeds across Bangladesh:

Regional Variations: It is important to note that the katha and bigha measurements can vary significantly by region. In Sylhet, a katha is different from a Dhaka katha. In Chittagong Hill Tracts, different traditional units may apply. Always confirm the local definition of the unit with the AC (Land) office or a local land lawyer when dealing with property outside familiar areas.

How area is recorded in deeds: Official deeds and khatians express land area in acres, roods, and decimals format, e.g., 0 acres 0 roods 15 decimals (= 15 decimal). Older CS/SA records may use bighas and kathas. Always verify the unit being used before calculating area.

The Government of Bangladesh has digitised significant land records and made them available online through two primary portals, making it easier for citizens to verify their land records from anywhere:

1. land.gov.bd — Ministry of Land Portal

The official website of the Ministry of Land (minland.gov.bd and land.gov.bd) provides access to:

• Land mutation status and application tracking
• Land development tax payment portal
• Information about land-related government services
• Links to district land offices and AC (Land) offices
• Online mutation application submission (Namjari e-service)

2. eporcha.gov.bd — Digital Land Records Portal

The eporcha (ই-পর্চা) portal is the primary online platform for accessing digitised land records in Bangladesh. Through eporcha.gov.bd, you can:

• Search by Khatian Number: Enter the district, upazila, mouza, survey type (CS/SA/RS/BS), and khatian number to view the full khatian record (Record of Rights) showing all dags owned under that khatian.
• Search by Dag Number: Enter the district, upazila, mouza, survey type, and dag number to find which khatian the dag falls under and who the recorded owner is.
• Download certified digital copies: Certified copies of khatians can be downloaded from eporcha.gov.bd for a nominal fee, paid online. These certified digital copies are accepted as evidence in courts and at the Sub-Registrar's office.
• Mouza Map View: Some districts have digitised mouza maps available for online viewing.

How to use eporcha.gov.bd step by step:

1. Visit eporcha.gov.bd in your browser.
2. Select your Division, District, Upazila, and Mouza from the dropdown menus.
3. Select the survey type (CS / SA / RS / BS).
4. Enter the Khatian Number or Dag Number in the search box.
5. Click Search — the matching khatian record will be displayed.
6. To download a certified copy, click the download/purchase option and pay the nominal fee via mobile banking or debit card.

Important note: Not all mouzas across Bangladesh have been fully digitised. If your mouza's records are not available on eporcha, you must visit the local AC (Land) office (সহকারী কমিশনার ভূমি) physically to obtain certified copies of khatians and mouza maps.

One of the most frequent land-related problems in Bangladesh is a mismatch between dag numbers in different survey records (e.g., CS dag number ≠ RS dag number for the same physical plot). This occurs because:

• Land was sub-divided or amalgamated between the two surveys
• Survey boundaries were redrawn during the revision process
• Clerical or mapping errors were made in one or both surveys
• Land characteristics changed (e.g., river erosion, accretion of char land) between surveys

How to Identify Whether Your CS and RS Dags Refer to the Same Land

The mutation khatian (নামজারি খতিয়ান) maintained by the AC (Land) office serves as the current operative record that cross-references different survey dag numbers. A cross-reference table (পারস্পরিক সম্পর্ক তালিকা) is also maintained by the Survey Department. You can also overlay the CS and RS mouza maps for your mouza to see how the dag boundaries evolved.

Legal Consequences of Dag Mismatches

When a seller's deed references a CS dag number but the current RS record shows a different dag number (or no matching record), the buyer faces significant risks:

• The Sub-Registrar may refuse to register the sale deed
• A third party may claim ownership based on the RS record
• Government mutation may be refused

Solutions

• File an application before the AC (Land) office for a cross-survey verification (পর্চা সংশোধন)
• Obtain a Land Tribunal order under the State Acquisition and Tenancy Act 1950 correcting the record
• Commission an independent survey (আমিন সার্ভে) to establish the physical boundaries and link to both CS and RS records
• Consult a property lawyer before proceeding with any purchase where dag number mismatches exist

Survey errors and boundary disputes are among the most common land-related legal problems in Bangladesh. The causes and remedies are as follows:

Civil Court Suit for Declaration of Title: Under the Specific Relief Act 1877 and the Code of Civil Procedure 1908, a person whose title to land is disputed can file a suit for declaration of title and injunction against interference. The court may appoint a Commissioner (usually a qualified land surveyor / amin) to conduct a fresh demarcation survey and report to the court.

Land Tribunal: Bangladesh has established Land Tribunals under the Land Reforms Ordinance 1984 and related legislation to handle specific types of land disputes faster than regular civil courts. Cases involving vested property, khas land claims, and certain title disputes fall under Land Tribunal jurisdiction.

When your land records need to be updated — after purchase, partition, inheritance, or to correct errors — you need to apply for mutation (নামজারি / খারিজ) and/or a field survey. Here is how:

Mutation (Namjari) — Updating Ownership in Government Records

1. Obtain the registered deed or inheritance documents (court order, death certificate, etc.)
2. Prepare a mutation application (নামজারি দরখাস্ত) with required annexures
3. Submit the application to the Assistant Commissioner (Land) / Tahsildar office of the concerned upazila
4. Pay the required government fees via challan
5. An inspector (তহসিলদার) will visit the site and verify the claim
6. After verification, the AC (Land) issues a mutation order (নামজারি আদেশ) and the khatian is updated with the new owner's name

Currently, mutation applications can also be submitted online through the land.gov.bd portal's namjari e-service. Processing time is generally 28 working days from date of application, though delays are common in practice.

Requesting a New Field Survey (আমিন সার্ভে)

If you need to resolve a boundary dispute, verify your land area on the ground, or establish physical boundaries after purchase, you can request a field survey by a licensed government amin (land surveyor):

• File an application with the AC (Land) office or the local Settlement Officer
• Pay the survey fee (based on area and complexity)
• The amin conducts the field measurement using a chain and offset method (or increasingly, modern digital instruments)
• A field report (খসড়া খতিয়ান) is prepared and circulated to all interested parties for objection
• After the objection period, the Settlement Officer finalises the record

The following are the most frequently encountered problems related to land maps and records in Bangladesh, along with actionable solutions:

Land survey disputes in Bangladesh — whether involving dag number mismatches, boundary encroachments, survey errors, or contested khatians — are technically complex matters that require both legal expertise and familiarity with land revenue procedures. The stakes are high: an unresolved survey dispute can cloud your title, make your land unsaleable, and expose you to protracted court litigation.

Advocate Md. Shah Alam, practising from his chamber in Uttara, Dhaka, has extensive experience handling land survey and boundary disputes across Bangladesh, including:

• Verifying dag numbers, khatians, and mouza maps across CS, SA, RS, and BS surveys
• Filing and managing mutation applications and appeals
• Conducting title searches and encumbrance checks before property purchase
• Filing civil suits for declaration of title, injunction, and recovery of possession
• Liaising with the Survey Department and AC (Land) office for field surveys and record corrections
• Representing clients before Land Tribunals and civil courts at all levels

Before buying any land in Bangladesh, invest in a thorough title and survey verification. It costs a fraction of what a court case will cost later. Contact our office for a comprehensive land verification and legal opinion.

Consult Our Expert Property and Land Lawyer

You can find your land's dag number and khatian number through several means: (1) Check your existing registered deed — it will state the mouza name, JL number, dag number, and khatian number. (2) Visit eporcha.gov.bd and search by district, upazila, mouza, and survey type. (3) Check the certified copy of the mouza map at the local AC (Land) office. (4) The local Tahsildar office (তহসিল অফিস) maintains current mutation khatians and can assist with searches.

These represent four different government land surveys conducted at different times in Bangladesh: CS (Cadastral Survey, 1888-1940) is the oldest; SA (State Acquisition Survey, 1956-1962) was done after the zamindari system was abolished; RS (Revisional Survey, 1966-ongoing) is the most widely operative current survey; and BS (Bangladesh Survey, 1990s-present) applies to urban areas including Dhaka. The most recently completed survey for your area is generally the operative one. A property may have different dag numbers in different surveys for the same physical plot.

In standard Bangladesh measurement: 1 katha = 1.65 decimals (720 sq. ft). 20 kathas = 1 bigha = 33 decimals. 3 bighas = 1 acre = 100 decimals. Note that these measurements can vary by region — particularly the katha, which may differ in Sylhet, Chittagong Hill Tracts, and other areas from the Dhaka standard. Always confirm local definitions when dealing with property outside familiar regions.

Yes, certified digital copies of khatians can be downloaded from the eporcha.gov.bd portal for most digitised mouzas in Bangladesh. You need to search by district, upazila, mouza, survey type, and khatian or dag number. A nominal fee (usually Tk 100-200 per khatian) is payable online via mobile banking or debit card. These certified digital copies are accepted as evidence in courts and official proceedings. However, not all mouzas have been digitised yet — if yours has not been, you must obtain physical certified copies from the local AC (Land) office.

If you discover a boundary encroachment by a neighbour, take these steps: (1) Obtain a certified copy of the mouza map and your khatian from eporcha.gov.bd or the AC (Land) office. (2) Engage a licensed amin (land surveyor) to measure the actual boundaries on the ground. (3) Send a formal legal notice to the encroaching neighbour through a lawyer, demanding removal of encroachment. (4) If the encroachment is not voluntarily removed, file a civil suit for injunction and recovery of possession before the competent civil court. Do not attempt to forcibly remove the encroachment yourself — this can lead to criminal charges against you.

Under current government rules, a mutation (namjari) application should be processed within 28 working days from the date of submission to the AC (Land) office. However, in practice, due to workload and administrative delays, it can take 2-6 months or longer. Online applications through land.gov.bd may be processed somewhat faster. If your application is unreasonably delayed, you can file a complaint with the Additional DC (Revenue) or approach the Land Reforms Board. A lawyer can help expedite the process by following up formally with the concerned authorities.