Check Land Records Online Bangladesh – Khatian, Namjari & Mutation Status

Before buying, selling, or disputing any land in Bangladesh, checking the government land record is the most important step. The governmen's digital land service allows you to:

• Verify who is actually recorded as the owner in the current khatian
• Confirm the plot number (dag), area, and boundaries match the seller's claims
• Spot if the seller's name is NOT in the khatian (a major red flag)
• Check if multiple khatians exist for the same plot (often indicates a dispute)
• Verify mutation status before finalising any transaction

This basic check can prevent major land fraud. A land lawyer in Dhaka will always verify records before advising on a transaction.

land.gov.bd is Bangladesh's official digital land services portal, operated by the Ministry of Land. It provides online access to:

• Khatian records from all major surveys: CS (Colonial Survey), SA (State Acquisition), RS (Revisional Survey), BS (Bangladesh Survey)
• Porcha (plot/dag information) — individual plot characteristics, area, and ownership
• Mutation status tracking — check the status of a pending namjari application by case number
• Online application services — in select districts, mutation applications can be submitted online

Access the portal at: https://land.gov.bd or through https://bl.land.gov.bd (BhoomiPRO — the integrated land management system).

Follow these steps to find a khatian record on land.gov.bd:

1. Go to land.gov.bd and select "Khatian Record" from the menu
2. Select the Survey type: CS, SA, RS, BS or City (as applicable to your district)
3. Select your Division, District, Upazila/Thana, and Mouza from the dropdown menus
4. Enter either the Khatian Number (if you know it) OR the Owner's Name to search
5. Click Search — the results will show the khatian record with owner name(s), plot numbers (dag), and land area (decimal/katha)
6. Click on the khatian to view the full details

⚠️ Important: Online records show the digitised version of government records, which may not include very recent mutations or corrections. Always cross-reference with a physical visit to the AC Land office for critical transactions.

An RS Porcha shows detailed information about a specific plot (dag number):

1. On land.gov.bd, select "RS Porcha" from the services menu
2. Select Division, District, Upazila, and Mouza
3. Enter the Dag Number of the specific plot
4. The porcha shows: Land classification (agricultural, homestead, pond, etc.), total area, and all khatians that include this dag number

If multiple khatians include the same dag number, this can indicate a fraudulent double-sale or title dispute. Consult a property lawyer immediately if you see this.

If you have submitted a mutation application and received a case number, track it online:

1. Go to land.gov.bd → Select "Mutation/Namjari Status"
2. Select your Division, District, and Upazila
3. Enter your Mutation Case Number (given at the time of application)
4. The system shows the current status: Received, Under Inspection, Objection Filed, Hearing Scheduled, Order Passed, or Khatian Issued

If your mutation application has stalled at "Under Inspection" for months, your land lawyer can follow up at the AC Land office to unblock it.

A typical khatian record on land.gov.bd shows:

• Khatian number and type (CS/SA/RS/BS)
• Owner's name(s) as recorded in the survey
• Dag numbers (plot numbers) included in the khatian
• Area of each dag (in decimal, katha, bigha)
• Land type (agricultural, homestead, water body, etc.)
• Location (Mouza, Upazila, District)

The record does NOT automatically show recent sale transactions — these are recorded through registered deeds at the Sub-Registrar's office and require a separate search there.

Be aware of these limitations when using the online portal:

• Digitisation gaps: Not all mouzas in all districts are fully digitised — rural areas often have incomplete data
• Not updated in real time: Online records may lag behind the physical AC Land office by months
• Not legally authoritative: For court proceedings, notarised/certified physical copies from the AC Land office are required — online printouts are not accepted as court evidence
• Mutation not reflected immediately: Even after mutation is completed at the AC Land office, the online khatian may take weeks to update

In these situations, get a certified physical khatian copy from the AC Land office in addition to the online check:

• Before signing any sale agreement or baina
• For bank mortgage applications (banks require certified copies)
• For court proceedings (title suits, mutation appeals)
• For mutation applications themselves (you need certified copies of the previous khatian)
• When the online record appears incomplete or inconsistent

A property lawyer in Dhaka or Uttara can obtain certified copies and conduct a full title search on your behalf, saving you multiple trips to government offices.

Use the online land record check as a fraud detection tool:

• Seller's name NOT in khatian → Seller may not be the legal owner
• Same dag appears in multiple khatians → Duplicate claims on the same plot
• Very recent mutation → Was the mutation done properly? Cross-check with mutation certificate
• Owner name listed as deceased → Estate has not been properly transmitted to heirs
• Multiple owners listed → All owners must agree to the sale; one cannot sell without others' consent
• Khatian shows government/khas land → Private sale of government land is illegal

Never finalise a land purchase without both an online record check AND a physical title verification at the Sub-Registrar's record room. A land lawyer in Dhaka conducts both as part of standard due diligence.

Basic khatian and porcha viewing is free. Certified digital copies and some services require payment of a nominal government fee through the portal.

No. For court proceedings, you need certified physical copies with official stamps from the AC Land office or Revenue office. Online printouts are not accepted as evidence in Bangladesh courts.

If the mouza is not yet digitised in the online system, you must check the physical records at the AC Land office. Not all rural mouzas are fully available online yet.

The Mouza name should be stated in any existing registered deed. Alternatively, the AC Land office or a local land surveyor can identify the mouza for a specific location.

You can view and print the digital khatian from land.gov.bd, but this is an unofficial copy. For official use, request certified copies from the AC Land office.