Buying land in Dhaka sounds exciting, right? But it's also a big deal. You're not just picking a plot—you’re putting your hard-earned money into something long-term. That means you’ve got to be extra careful so you don’t run into shady sellers, fake papers, or legal headaches. So if you're wondering how to buy residential land in Dhaka legally, you're in the right place. This guide breaks it all down in plain English—no confusing legal lingo.
Dhaka’s property market has been on the rise for years. With so many people moving in and the city expanding, land prices are going up fast—especially in places like Gulshan, Dhanmondi and Banani. But if those sound pricey, areas like Mirpur ,Purbachal, Keraniganj, or the edge of Uttara are worth a look.
Want a good residential area? Check out:
Purbachal New Town – a planned city from RAJUK
Bashundhara – popular for families and professionals
Mirpur – lots of sectors, with both budget and premium plots
Savar/Keraniganj – more affordable, but growing fast
Bangladesh has a bunch of laws that deal with land, but here’s the simple version: you need to make sure the seller actually owns the land and that there aren’t any legal problems with it. Some key rules come from laws like the Transfer of Property Act and the Registration Act, but your lawyer will handle those.
RAJUK is the big boss when it comes to planning and land use in Dhaka. They decide what type of building can go where. So before you buy, make sure the land is marked for residential use, and not part of any future government project.
Freehold: You own the land completely. No strings attached.
Leasehold: You lease it from the government or RAJUK, usually for a long time, but you don’t technically own it.
These are key documents:
Khatian shows who legally owns the land.
Porcha is the record after the land is transferred to someone new.
And the mouza map? That’s the official layout of land plots in that area.
Always go through trusted agents or online platforms that actually verify their listings. Check out:
Lamudi
Bikroy (only verified sellers)
Go see it yourself. Some plots are tied up in family disputes, or the seller might not even be the real owner. If the land’s under someone else’s name, walk away.
Hiring a land lawyer might seem like an extra cost, but trust me—it’ll save you way more in the long run. They’ll dig into the paperwork, make sure the seller’s not lying, and check that the land isn’t caught up in any government plans.
Sometimes the government plans to take over land for projects. You don’t want to buy one of those by mistake. Visit your local DC Office or RAJUK’s site to be sure.
Here’s what you should get:
The deed (Dalil)
A copy of the Khatian
Mutation papers
Recent land tax receipt
NOC (No Objection Certificate)
You want to be sure the seller has a clean record going back at least 25 years. Your lawyer will check past deeds and make sure there aren’t any red flags—like loans taken against the land or legal claims.
This is where all land deals are recorded. Your lawyer will compare what the seller says with what’s officially recorded.
A land surveyor will physically measure the land and make sure the boundaries match what’s in the documents. This step stops future fights with neighbors.
Make sure there aren’t walls or buildings creeping onto your land—or vice versa.
Zoning rules tell you if the land is for residential, commercial, or mixed use. You can’t just decide to open a shop on a residential plot. Check RAJUK rules before you build.
Ask your lawyer to look up whether the land is involved in any legal cases. If it is—run.
You don’t want to buy land that’s already been used as collateral for a loan.
Dhaka land is usually sold per katha (720 sq. ft.) or decimal (435.6 sq. ft.). Prices vary a lot by area. Then add:
| Cost Type | Rough Rate |
|---|---|
| Stamp Duty | 3% |
| Registration Fee | 2% |
| Capital Gains Tax | 2% |
| VAT (if RAJUK) | 1.5% |
| Misc. Fees | 0.5–1% |
Expect to spend an extra 8–10% on top of the land price.
Once you’ve checked everything and you’re ready to commit, the next step is signing the Baina letter—a written agreement between you and the seller. Think of it as the official “yes” before the final registration.
The Baina outlines key details like:
Description and size of the land
Total price and how much you’re paying in advance (usually 10–20%)
Payment schedule and deadline for completing the deal
What happens if either party backs out
Make sure it includes names, NID/passport numbers, signatures, and at least two neutral witnesses. Always pay the advance through a bank transfer, and never hand over full payment at this stage. Get a signed receipt, and keep a copy of the Baina letter safely—this could be your best legal proof if something goes wrong.
For extra protection, you can have the Baina signed in front of a notary or lawyer. It helps prevent fraud and ensures the seller can’t secretly sell the land to someone else.
This simple document goes a long way in protecting your investment, so don’t rush through it.
Now it’s time to make it official. Head to the Sub-Registrar’s Office with the seller to register the land in your name. Bring the sale deed (Dalil), the seller’s documents, your NID, and any payment receipts. Your lawyer or agent can guide you through the process, but it’s smart to be there yourself.
You’ll pay the government fees—stamp duty, registration fee, and any taxes—then both you and the seller will do a biometric scan (fingerprints and photos) to confirm the deal.
Once everything checks out, the Sub-Registrar will stamp and register the deed, and you’re officially the owner. You’ll get a certified copy of the registered deed in about 7 to 15 days, depending on the office’s workload.
Don’t forget to store that document safely—it’s proof you own the land. You’ll need it for mutation and any future sale or construction.
This step makes your purchase legally binding, so double-check everything before signing.
Now head to the DC Office and apply for a mutation. This moves the land into your name in official tax records.
Let your city or municipality know, so the holding tax bills come in your name.
A boundary wall helps stop land grabbers or squatters. Even basic fencing is better than nothing.
Scan everything. Keep the originals in a safe place—ideally fireproof. You’ll need them if you ever plan to sell.
Sellers who pressure you to decide quickly
Incomplete paperwork
Land with “power of attorney” sales (these can get messy)
Deals that feel too good to be true
You’ve seen the land
Your lawyer checked the title
You verified zoning and taxes
You’ve got a clean mutation record ready
Buying land in Dhaka doesn’t have to be scary. Sure, there are steps, but if you take your time, ask the right questions, and get good advice, you’ll be just fine. Always check everything yourself—don’t rely only on what sellers or agents tell you. This is a big move, so treat it like one.
