How to verify land and flat ownership in Bangladesh
Buying land or a flat in Bangladesh is a major financial
decision. One mistake in ownership verification can lead
to
long legal disputes, loss of money, or years of stress.
Unfortunately, property fraud is still common,
especially in
growing areas like Dhaka, Gazipur, Narayanganj, and
emerging
zones such as Purbachal.
This guide explains how to verify land and flat ownership
in
Bangladesh, using clear steps and simple language. It is
written for first-time buyers, families, investors, and
NRBs
who want to buy safely and legally.
Why is ownership verification critical in
Bangladesh?
In Bangladesh, ownership does not depend on possession
or
payment alone. It depends entirely on documents. If the
documents are wrong, incomplete, or outdated, ownership
becomes questionable, even if the land or flat looks
perfect.
Many buyers later discover issues such as:
The land was already sold earlier
Flat sold without a proper land share
Mutation not completed
Developer approvals do not match the building
Seller is not the actual owner
Most of these problems could have been avoided by
checking
documents properly before purchase.
Difference between land ownership and flat
ownership
This is where many buyers get confused. When you buy
land, you
are buying a specific plot with defined boundaries and
survey
records. When you buy a
flat, you are buying:
5 Key documents that prove land ownership in
Bangladesh
You do not need many documents, but the few that matter
must
be correct.
1. Title deed (Sale deed)
This is the primary proof of ownership. It shows who
bought
the land, from whom, and when. It also contains the dag
number, khatian number, and land size. The deed must be
registered at the local sub-registry office. Photocopies
are
not enough. Always check the original.
2. Khatiyan (Record of rights)
Khatiyan records show ownership according to government
surveys. You may hear terms like CS, SA, RS, or BS.
These are
different survey stages. What matters most is whether
the
latest available record supports the seller’s claim.
3. Mutation certificate
Mutation updates government records after a sale or
inheritance. Without mutation, ownership remains
incomplete in
official records. Many buyers ignore this and face
problems
later.
4. Land tax receipt (Khajna)
Land tax receipts show that the land is active in
records, and
taxes are paid. A long unpaid tax history can cause
complications.
5. Survey map and boundary details
Dag numbers and boundaries must match documents exactly.
Even
small mismatches can create disputes.
How to verify land ownership offline
Start with the documents. Read them carefully. Names,
numbers, and measurements must match across papers.
Next, visit the sub-registry office where the land is
registered. This helps confirm:
Whether the deed is genuine
Whether the same land was sold earlier
Whether any irregularities exist
Then, visit the local land office to check mutation
records. Confirm that the seller’s name appears as the
current owner. After document checks, visit the land
physically. Boundary disputes are common. Talking to
neighbors often reveals information that documents do
not show.
How to verify land ownership online in Bangladesh
Online land records are improving, but they are still
limited. You may be able to:
View Khatiyan's information
Check tax status in some areas
However, online records do not show:
Ownership disputes
Multiple sales
Physical boundary conflicts
Online checks are helpful, but they should never replace
offline verification.
How to verify flat ownership in Bangladesh
Flat buyers often assume the developer has handled
everything. That assumption is risky.
Developer’s
land ownership documents
Ask for the land’s original deed, mutation, and tax
receipts. If the developer does not legally own the
land, the flat becomes risky regardless of how
modern the building looks.
Approved building plan
The building must follow approved plans. Floors,
flat layout, and usage must match approval
documents. Unauthorized construction is still
common.
Allotment letter
The allotment letter should clearly mention the flat
number, size, floor, and buyer’s name. It must match
the approved layout.
Registered apartment deed
Flat ownership is not complete without registration.
Booking money or possession does not transfer
ownership. Only a registered deed does.
Share of land
Your flat deed must mention your share of the land.
Without this, ownership remains weak.
Authority approvals you must check before buying a
flat
Approval papers should match the actual building. Never
rely
only on verbal assurance.
Land use permission
Building approval
Layout approval
Completion or occupancy status (where
applicable)
Warning signs buyers often miss
Some signs appear small but matter a lot. If you see any
of
these, stop and re-verify.
Seller avoids showing originals
Mutation has been “in process” for years
Flat size differs from the approved plan
Developer delays registration
The same power of attorney is used repeatedly
Find the Right Balance for Your
Future
Secure a flat in Dhaka that matches both your budget
and
lifestyle—without compromise.
Special considerations for Dhaka and planned areas
Planned areas have stricter rules, but violations still
happen. Just because an area is well-known does not mean
every
project is compliant. Verification remains necessary,
even in
premium locations.
Should you take professional help?
If the property value is high, ownership history is
complex,
or inheritance is involved, a professional review is
sensible.
The cost of checking documents is small compared to the
cost
of future disputes.
Buy land and flats from the most trusted &
reliable real
estate company in Bangladesh.
Assure Group
provides
authentic documents and necessary approvals for your
land or
flat, so you don’t have to worry about any of these
matters.
Final thoughts
In Bangladesh, property problems usually begin before
purchase, not after. Most disputes happen because buyers
trusted words more than documents. Land and flat
ownership
matters because it protects your money, your legal
rights &
your future resale value.
This is where Assure Group makes a difference. Our
team
helps buyers verify land titles, approvals, and
ownership
records.
By matching the deed, mutation, khatiyan,
tax
records, and physical boundaries through
official
offices. This cross-check helps confirm that
the land
exists on paper and on the ground without
conflict.
No. Online data supports verification but
cannot
replace physical checks. Field visits and
manual
record matching often reveal issues that
digital
records do not show.
Yes. Without registration, ownership is not
legally
complete. Registration is the step that
gives your
purchase legal recognition & long-term
security.
No. RAJUK approval is important, but land
ownership,
registration, and mutation are equally
necessary.
Approval alone does not prove that the land
title is
clean.
Mutation updates government records after
ownership
transfer. Without it, your name does not
officially
appear in land records, which can cause
problems
later.
Verify the developer’s land ownership, RAJUK
approval, allotment letter, and ensure the
apartment
deed is registered.
Learn the most common mistakes to avoid when buying a flat in Bangladesh. Check legal papers, developer credibility, hidden costs & expert tips before investing
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