Buying land in Bangladesh without checking the paperwork is the fastest way to lose your savings. Most land disputes here start with a single skipped document. This guide walks you through exactly which papers to demand, what each one proves, and the red flags that mean you should walk away.
What documents do you need to verify before buying land in Bangladesh?
Before buying any plot in Bangladesh, verify these seven documents: the Khatian (record of rights), Porcha (certified survey record), the full bia deed chain for at least the last 25 years, the latest mutation (namjari) khatian, up-to-date land tax (khajna) receipts, a current survey/CS-SA-RS-BS map, and a non-encumbrance certificate confirming the land is free of mortgage or litigation.
1. Khatian and Porcha (record of rights)
The khatian lists the legal owner and the plot's dag number. Cross-check the seller's name against it. You can verify a record online through the government e-Porcha portal (eporcha.gov.bd) run by the Ministry of Land.
2. The bia deed chain (25 years)
A bia deed is a previous sale deed. Trace ownership backward for at least 25 years so you know every hand the land passed through. A broken chain is a major warning sign.
3. Mutation / namjari khatian
Mutation proves the government updated its records to the current owner. Without it, the seller cannot legally transfer the plot to you. We cover this fully in our guide on the land mutation (namjari) process in Bangladesh.
4. Land tax (khajna) receipts
Recent khajna receipts show the owner has paid dues and actively holds the land. Pay and verify online at the government land development tax portal (ldtax.gov.bd).
5. Survey map and physical measurement
Hire a licensed surveyor (Amin) to measure the plot against the CS, SA, RS and BS maps. Land in fast-developing areas like Keraniganj is often resold with boundary mismatches — measure before you trust the listing.
Red flags that should stop the deal
- Seller offers only photocopies and avoids originals.
- Name on the khatian does not match the seller's NID.
- Power-of-attorney sale with no traceable owner.
- Pending court case, mortgage, or RAJUK/Waqf claim on the dag.
- Price far below the area market rate — usually means a hidden defect.
Tip: buy from a developer with clean title
The simplest way to avoid all of this is to buy a plot from an established developer that hands over verified, mutation-ready documents. See our residential plot projects in Dhaka or download the Modhucity brochure to review documentation up front.
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Want help checking a plot's papers?
Modhucity's team in Dhanmondi, Dhaka can guide you through verification. Talk to us.
Frequently asked questions
How can I check land ownership online in Bangladesh?
Use the Ministry of Land's e-Porcha portal (eporcha.gov.bd) to view khatian records, and ldtax.gov.bd to confirm land tax payments. For full legal certainty, also have a property lawyer inspect the original deeds.
How many years of ownership history should I check?
At least 25 years. Trace every bia (previous sale) deed so the ownership chain is unbroken up to the current seller.
Is a mutation certificate mandatory before buying?
Yes. Without an up-to-date mutation (namjari) khatian in the seller's name, the seller cannot legally transfer ownership to you.
