RS Khatian Online Check Bangladesh 2026 – How to Verify Your RS Land Record

An RS Khatian (Revisional Survey Khatian — রিভিশনাল সার্ভে খতিয়ান) is the land record produced during the Revisional Survey conducted across most districts of Bangladesh between the 1940s and 1970s. It was prepared to update the older CS (Colonial Survey) records to reflect ownership changes after the Partition of Bengal in 1947 and the State Acquisition of 1956.

Each RS Khatian contains:

• Khatian number — the unique identifier for the owner's land account
• Owner's name(s) — as recorded in the survey
• Dag (plot) numbers — each individual plot of land listed under that khatian
• Area of each dag — in decimal, katha, or bigha
• Land classification — agricultural (কৃষি), homestead (বাস্তু), pond (পুকুর), etc.

If you are involved in a land dispute, mutation, or property purchase, a land lawyer in Dhaka will always cross-reference the RS Khatian as a primary record.

Bangladesh land records are organised by the survey in which they were created. Understanding the differences is essential:

Which is most important? In most parts of Bangladesh, the RS Khatian is the most widely referenced record because: (1) BS surveys are still incomplete in many districts; (2) RS records are fully digitised in most areas; (3) courts and banks commonly require RS certified copies. In Dhaka, Chittagong, Sylhet, and other cities, RS Khatian is the primary reference document.

The RS Khatian carries significant legal weight in Bangladesh for several reasons:

• Bank mortgage: Most banks require a certified RS Khatian copy before approving a land mortgage loan
• Mutation (Namjari): The AC Land office uses the RS Khatian as the base record when processing mutation applications
• Title suits: Courts frequently refer to the RS Khatian as the primary title document in land dispute cases
• Property purchase due diligence: Lawyers verify the RS Khatian to confirm that the seller's name is correctly recorded before advising clients to buy
• Land registration: Sub-Registrar offices cross-reference RS Khatian details when registering deeds

A mismatch between the RS Khatian and what a seller claims — such as a different dag number, area discrepancy, or the seller's name not appearing — is a serious red flag that requires investigation by a property lawyer in Dhaka before any transaction proceeds.

The Bangladesh government's official land records portal at land.gov.bd allows you to check RS Khatian records for most districts. Follow these steps:

1. Go to land.gov.bd in your browser (or search "Bangladesh land record online" on Google)
2. Click on "নাগরিক সেবা" (Citizen Services) from the top menu
3. Select "খতিয়ান তথ্য" (Khatian Information) or "পর্চা দেখুন"
4. From the survey type dropdown, select "RS"
5. Select your Division (বিভাগ) from the dropdown
6. Select your District (জেলা)
7. Select your Upazila/Thana (উপজেলা)
8. Select your Mouza (মৌজা) — this is the lowest administrative land unit
9. Enter the Khatian Number (খতিয়ান নম্বর) — you can find this in any existing deed or previous land document
10. Click Search/খুঁজুন

The system will display the RS Khatian record. If you don't have the khatian number, you can search by owner name — enter part of the name and browse the results.

⚠️ Tip: If you don't know the Mouza name, check any existing deed for the land — the Mouza is always mentioned in the property description.

If you know the dag (plot) number but not the khatian number, you can do a reverse search:

1. At land.gov.bd, select "RS Porcha" (RS পর্চা) instead of Khatian
2. Select Division, District, Upazila, and Mouza
3. Enter the Dag Number (দাগ নম্বর)
4. Click Search — the system shows all khatians that include this dag number

This is particularly useful when:

• You have a registered deed showing only a dag number and need to find the matching khatian
• You want to verify that no one else has a competing claim on the same dag
• You are checking a property you are considering buying and want to identify all khatian entries for that plot

If a single dag number appears in multiple khatians, this indicates a potential dispute or fraudulent double-recording — consult a land lawyer immediately before proceeding with any transaction.

A typical RS Khatian online record contains the following information:

• কতিয়ান নং (Khatian Number): The unique RS khatian number for that mouza
• মৌজা নং ও নাম (Mouza Number and Name): The specific land administrative unit
• জেলা / উপজেলা (District/Upazila): Location details
• মালিকের নাম ও পিতার নাম (Owner Name and Father's Name): As recorded at the time of RS survey
• দাগ নং (Dag Number): Each individual plot number under this khatian
• শ্রেণী (Classification): Land type — agricultural (আবাদি), homestead (বাস্তু), pond (পুকুর), fallow (পতিত), etc.
• পরিমাণ (Area): Land area in decimal, katha, or bigha per dag
• মোট পরিমাণ (Total Area): Sum of all dags in the khatian

Note: The RS Khatian shows ownership as it was at the time of survey. If the land was sold, gifted, or inherited since the RS survey, the BS Khatian or a registered mutation certificate would show the updated owner — not the RS record.

Once you have found your RS Khatian on land.gov.bd:

1. Click on the khatian record to open the full details page
2. Use the Print (মুদ্রণ) button to save or print the record
3. For a certified digital copy, look for the option to download a digitally signed certificate — this is available in select districts that have fully migrated to the digital system

Important distinction:

• Online printout (unofficial): Useful for your own reference. NOT accepted as evidence in courts or for bank mortgage purposes.
• Certified copy from AC Land Office: Required for courts, banks, mutation applications, and formal transactions. You obtain this by visiting the AC Land office (ভূমি অফিস) and paying the prescribed fee.

A property lawyer in Uttara, Dhaka can obtain certified RS Khatian copies from the relevant AC Land office on your behalf, saving you multiple trips and potential delays.

If your RS Khatian is not showing up on land.gov.bd, don't panic. Several reasons explain this:

• Mouza not yet digitised: Many rural mouzas, especially in Barisal, Mymensingh, and parts of Rangpur, are not yet fully digitised in the online system
• Wrong Mouza selected: One district may have dozens of mouzas with similar names — double-check the mouza number if available
• Khatian number mismatch: The khatian number in old deeds may use a different format than what's in the online system
• Data entry error: Digitisation errors can cause records to be filed under slightly incorrect names or numbers

If the record is genuinely missing online, you must:

1. Visit the AC Land office (ভূমি অফিস) of the relevant Upazila in person
2. Request a certified copy of the RS Khatian from the physical record room (রেকর্ড রুম)
3. Ask about the status of digitisation for your mouza

For legal proceedings, always get a certified physical copy regardless of what is available online. Contact Advocate Md. Shah Alam for assistance with land record retrieval and verification.

The RS Khatian plays a central role in land dispute litigation in Bangladesh:

• Title suits (স্বত্ব মামলা): The plaintiff typically submits CS, SA, and RS Khatian copies to establish an unbroken chain of title going back to the original survey
• Partition suits (বণ্টন মামলা): RS Khatian establishes who the co-owners are and what share each holds
• Mutation disputes: When a mutation is challenged, the AC Land office and courts refer to the RS Khatian to verify who should be recorded as owner
• Injunction applications: Courts may grant stay orders preventing land transactions when RS Khatian ownership is in dispute
• Succession matters: The RS Khatian in the deceased's name is a key document in estate administration

If your RS Khatian shows a discrepancy — wrong owner name, wrong area, or a dag that is missing — this must be corrected through a formal correction application before the AC Land office, or through court if the error is contested. An experienced land and property lawyer in Dhaka can guide you through the correction or dispute resolution process.

The mouza name (মৌজা নাম) is mentioned in any existing registered deed for the land. You can also find it by looking at old land tax receipts (খাজনার রশিদ) or by asking the local UP (Union Parishad) member or AC Land office for your location.

Yes. On land.gov.bd, you can search by the owner's name instead of the khatian number. Enter the full or partial name of the landowner and select the correct mouza — the system will list matching khatians for you to browse.

No. RS (Revisional Survey) and BS (Bangladesh Survey) are different surveys done in different time periods. RS was conducted 1940s–1970s; BS is the ongoing modern survey starting 1977. In districts where BS is complete, the BS Khatian reflects the most current ownership. Where BS is incomplete, the RS Khatian remains the primary reference.

The RS Khatian shows ownership at the time of the RS survey. If you purchased the land after the RS survey was conducted, your name will only appear in the BS Khatian (after mutation) or in the registered deed — not in the RS record. This is normal and does not affect your ownership if you have a valid registered deed and completed mutation (namjari).

No. For court proceedings, you need a certified copy from the AC Land office with official stamp and signature. A printout from the online portal is useful for reference only — it is not legally admissible as evidence in Bangladesh courts.

The portal is primarily in Bengali. However, the interface is navigable even if you are not fluent in Bengali, as the form fields follow a standard geographical hierarchy (division → district → upazila → mouza). You can also ask your land lawyer to run the search on your behalf.