Areas to Buy a Flat in Dhaka (2026) — Best Locations, Prices & Buying Guide
Compare the best areas to buy a flat in Dhaka — Gulshan, Bashundhara, Uttara, Mirpur, Jolshiri. Flat price per sft, pros and cons, and new projects.
Buying a flat in Dhaka is rarely a decision about the apartment alone. It is a decision about the road you will sit on every morning, the school your child will walk to, the hospital you will need at 2 AM, and the resale value your family will inherit ten years from now.
The same 1,800 sft apartment can cost BDT 1.1 crore in one part of the city and BDT 5 crore in another — and almost all of that difference is location.
This guide breaks down the areas to buy a flat in Dhaka in 2026: realistic price bands per square foot, who each area actually suits, honest disadvantages, and a shortlist of live projects you can visit this month.
Quick Answer: Best Areas at a Glance
Gulshan, Baridhara and Banani — the premium tier. Embassies, international schools, highest rental yield, highest entry cost.
Dhanmondi — central and mature, unbeatable for schools and hospitals within walking distance.
Bashundhara Residential Area — the strongest overall balance of planning, space, amenities and price in 2026.
Uttara — planned sectors, airport and metro access, a long-time favourite of NRB buyers.
Mirpur and Mirpur DOHS — the largest affordable market in the city, transformed by metro rail.
Jolshiri Abashon and Purbachal — the highest-growth corridor, best for a 5–10 year horizon.
Mohammadpur, Aftabnagar, Badda and Khilgaon — mid-budget with steadily improving connectivity.
Keraniganj and Savar — the lowest entry price in greater Dhaka, with the longest commute.
Dhaka Flat Price by Area — 2026 Comparison Table
Area | Indicative Price (BDT/sft) | Typical Flat Size | Best For |
|---|---|---|---|
Gulshan | 30,000 – 50,000+ | 2,000 – 4,500 sft | Ultra-premium, corporate |
Baridhara | 28,000 – 45,000 | 2,200 – 4,000 sft | Diplomatic zone living |
Banani | 22,000 – 35,000 | 1,800 – 3,000 sft | Premium urban |
Dhanmondi | 15,000 – 25,000 | 1,600 – 2,600 sft | Central, schools, rental |
Bashundhara R/A | 9,000 – 16,000 | 1,600 – 3,000 sft | Families, value + planning |
Uttara | 9,000 – 15,000 | 1,400 – 2,500 sft | Families, NRB buyers |
Mirpur DOHS | 10,000 – 15,000 | 1,500 – 2,400 sft | Security, organised living |
Mohammadpur / Adabor | 7,000 – 11,000 | 1,100 – 1,900 sft | Mid-budget, central-west |
Aftabnagar / Badda | 7,500 – 11,000 | 1,200 – 2,000 sft | Planned, budget-friendly |
Mirpur (general) | 6,500 – 10,000 | 1,000 – 1,800 sft | Affordable, metro access |
Khilgaon | 7,000 – 10,500 | 1,000 – 1,700 sft | Central-east, value |
Jolshiri Abashon | 8,000 – 13,000 | 2,000 – 3,000 sft | Growth + large layouts |
Keraniganj / Savar | 4,500 – 7,500 | 900 – 1,600 sft | Lowest entry cost |
Prices are indicative 2026 market ranges and vary by block, road width, floor, facing and handover status. Confirm current rates directly with the developer.
Five Things That Decide the Right Area for You
Commute, measured in minutes, not kilometres. A 6 km trip in Dhaka can take 20 minutes or 70. Test the route at 9 AM before you decide.
Road width and planning. A flat on a 60-foot road in a planned block resells far better than an identical flat on a 16-foot lane.
Utilities. Gas line availability, water source, generator backup and lift maintenance quietly determine your monthly cost for the next twenty years.
Schools and healthcare. For most families this single factor overrides price. Map your school first, then shortlist areas within 15 minutes of it.
Exit value. Ask who will buy this flat from you in ten years. If the answer is unclear, the price is not a bargain.
Premium & Rich Areas in Dhaka
The rich areas in Dhaka are concentrated in a compact northern belt. These are the addresses that hold value through every market cycle, but they demand the highest entry cost in the country.
Gulshan — Flat Price in Gulshan Dhaka
Gulshan is the most expensive address in Bangladesh. Flat price in Gulshan Dhaka typically starts around BDT 30,000 per sft for a standard apartment and climbs past BDT 50,000 per sft for lake-facing units in signature towers, so a ready 3,000 sft apartment comfortably crosses BDT 10 crore.
Gulshan 1 and Gulshan 2 host most multinational offices, embassies, top restaurants and international schools, which keeps rental demand permanently high and vacancy low.
The trade-off is supply: land is effectively exhausted, so new launches are rare and almost always redevelopment of older buildings.
Baridhara
Baridhara, particularly the Diplomatic Zone and Baridhara DOHS, is quieter and greener than Gulshan. It attracts diplomats, senior executives and expatriate families who want low density and controlled access.
At BDT 28,000–45,000 per sft it is priced just below Gulshan, and units here rarely sit on the market for long.
Banani
Banani offers a slightly softer entry into the premium tier at BDT 22,000–35,000 per sft, with strong commercial frontage along Kemal Ataturk Avenue and easy access to both Gulshan and the airport road.
It suits buyers who want a premium address with a working commercial ecosystem around it.
Dhanmondi
Dhanmondi is the mature, central option at BDT 15,000–25,000 per sft. It has the highest concentration of reputed schools, coaching centres and hospitals in the city, plus Dhanmondi Lake as genuine open space.
It is dense and parking is tight, but for buyers who want everything within a ten-minute rickshaw ride, nothing else in Dhaka compares.
Best Areas for Families
Bashundhara Residential Area
For most mid-to-upper income families, Bashundhara Residential Area is the strongest overall answer in 2026.
It is a fully planned township with wide internal roads, clear block-wise organisation from Block A through M and beyond, independent utility infrastructure, and a serious education and healthcare cluster — North South University, Independent University, American International University and Evercare Hospital all sit within or beside it.
At BDT 9,000–16,000 per sft, the same budget buys substantially more space here than in Dhanmondi or Banani.
Bashundhara also has the deepest construction pipeline in the city, so buyers get genuine choice across ready flats, land share apartments and plots rather than settling for whatever is available.
The honest drawback is gate congestion during peak hours, and prices vary sharply between the front blocks and the newer rear blocks — worth checking block by block before you commit.
Uttara
Uttara's sector planning, covering Sectors 1 to 18 plus Uttara Third Phase, gives it clean grid roads, playgrounds and lakes that older parts of Dhaka simply do not have.
Proximity to Hazrat Shahjalal International Airport and the northern terminus of the metro rail makes it the default choice for frequent travellers and NRB buyers. Expect BDT 9,000–15,000 per sft, with the newer sectors and Third Phase offering the better long-term upside.
The main constraint is distance from the Motijheel and Gulshan business cores, though the elevated expressway has cut that journey considerably.
Mirpur DOHS & Around Mirpur
Mirpur DOHS is one of the most secure and best-maintained residential pockets in Dhaka, priced around BDT 10,000–15,000 per sft with controlled entry, wide internal roads and low density.
Just outside it, Mirpur 10, 11, 12, Pallabi and Kazipara have been reshaped by metro rail — journeys to Farmgate and Motijheel that once took over an hour now take a fraction of that, and prices have begun to respond.
If you want proximity to Mirpur without Mirpur's density, look at Mirpur DOHS, the Sector 12 pockets, and the Rupnagar and Eastern Housing side.
Affordable Areas to Buy a Flat in Dhaka
If your budget sits under BDT 1 crore, these are the realistic markets:
Mirpur 10, 11, 12, Pallabi and Rupnagar — BDT 6,500–10,000 per sft, with direct metro connectivity.
Mohammadpur and Adabor — BDT 7,000–11,000 per sft, strong local markets, schools and hospitals.
Aftabnagar and Badda — BDT 7,500–11,000 per sft, planned layout and quick access to the Gulshan link road.
Khilgaon and Bashabo — BDT 7,000–10,500 per sft, central-east location with improving road access.
Uttara Third Phase and Turag — newer stock at a lower entry price, appreciating steadily.
Keraniganj and Savar — BDT 4,500–7,500 per sft, the lowest entry cost in greater Dhaka, but commute times and utility maturity are real constraints.
One practical warning: a cheap flat on a narrow lane with unreliable gas and poor lift maintenance will cost you more across fifteen years than a slightly pricier flat in a planned area. Buy the location and the builder, not just the number on the price list.
Emerging Corridor: Jolshiri Abashon, Purbachal & the 300 Feet Road
The 300 Feet Expressway has redrawn Dhaka's growth map. Jolshiri Abashon in Rupganj, Narayanganj is a large planned township with wide sectors, lake frontage and generous plot sizes.
Apartments here typically run 2,500–3,000 sft — far larger than what the same budget buys inside the city — at roughly BDT 8,000–13,000 per sft. Purbachal New Town sits adjacent, anchored by the expressway, the national convention centre and major institutional land allocations.
Buyers who entered Bashundhara fifteen years ago saw multiples on their investment. Jolshiri and Purbachal are where that same argument is being made today.
The caveat is honest: infrastructure delivery is still in progress, so this corridor suits investors and end-users working with a five to ten year horizon rather than families who need to move in next month.
Bashundhara vs Jolshiri vs Purbachal
Factor | Bashundhara R/A | Jolshiri Abashon | Purbachal New Town |
|---|---|---|---|
Maturity | Fully developed | Developing fast | Early stage |
Price per sft | 9,000 – 16,000 | 8,000 – 13,000 | Mostly plot-driven |
Typical flat size | 1,600 – 3,000 sft | 2,000 – 3,000 sft | Limited apartment stock |
Move in now? | Yes | Selectively | Not yet |
Growth potential | Steady | High | Highest, longest wait |
Best suited to | Families needing amenities today | End-users plus investors | Long-horizon investors |
How Metro Rail and the Expressway Are Repricing Dhaka
Two infrastructure projects are doing more to reshape flat prices than any market cycle.
The MRT Line-6 corridor from Uttara through Mirpur, Farmgate and Motijheel has compressed commute times along its entire length, and property within roughly a kilometre of a station has moved noticeably faster than the wider market.
The Dhaka Elevated Expressway has done something similar for the airport corridor, pulling Uttara, Kawla and Banani closer to the southern business districts.
The practical takeaway for a buyer in 2026: walking distance to a station or an expressway ramp is now a pricing factor in its own right, and it is one of the few location advantages that cannot be built later.
New Flat Projects in Dhaka with Prices
A live shortlist across Dhaka's core and emerging markets:
Project | Location | Size | Type / Status |
|---|---|---|---|
Icon Residence | Bashundhara R/A | 2,000+ sft | Land share apartment — Ongoing |
Serenity | Block-N, Bashundhara R/A | 2,050 & 2,100 sft | South-facing residences — Ongoing |
Icon Tower | Bashundhara R/A | Multiple sizes | Apartment — Almost ready |
Little Orchard | Bashundhara R/A | Multiple sizes | Apartment — Almost ready |
Lake Breeze | Bashundhara R/A | Multiple sizes | Lake-facing — Almost ready |
LittleYard | Bashundhara R/A | Multiple sizes | Apartment — Almost ready |
Amantu Billah | Sector-13, Jolshiri Abashon | 2,850 sft | Apartment — Ongoing |
The Bloom | Sector-17, Jolshiri Abashon | 2,850 sft | Lake & park view, G+M+8 — Ongoing |
Ask the sales team for the current per-square-foot rate and payment schedule on each project, since rates move with construction stage.
Buying House List in Dhaka by Budget
Budget (BDT) | Where to Look | What You Get |
|---|---|---|
Under 70 lakh | Keraniganj, Savar, outer Mirpur, Turag | 900 – 1,300 sft, developing infrastructure |
70 lakh – 1.2 crore | Mirpur, Mohammadpur, Khilgaon, Badda, Aftabnagar | 1,100 – 1,700 sft in established localities |
1.2 – 2.5 crore | Bashundhara R/A, Uttara, Mirpur DOHS, Jolshiri | 1,600 – 2,500 sft, planned area, full amenities |
2.5 – 5 crore | Dhanmondi, Bashundhara premium blocks, large Jolshiri units | 2,000 – 3,000 sft, premium finish |
Above 5 crore | Gulshan, Baridhara, Banani | 2,500 – 4,500 sft, signature towers |
Pros and Cons of Each Dhaka Area
Area | Advantages | Disadvantages |
|---|---|---|
Gulshan / Banani / Baridhara | Highest prestige, strongest rental yield, best amenities | Very high entry cost, almost no new land |
Dhanmondi | Central, schools, hospitals, walkable, lake access | Dense, heavy traffic, limited parking |
Bashundhara R/A | Planned blocks, wide roads, education and hospital cluster, widest project choice | Peak-hour congestion at the gates |
Uttara | Grid planning, airport and metro, family-friendly | Distance from Motijheel and Gulshan business cores |
Mirpur | Most affordable large market, metro rail, established bazaars | Density, narrow roads, waterlogging in pockets |
Mohammadpur / Khilgaon / Badda | Mid-budget, central, strong local amenities | Mixed planning quality, variable road width |
Jolshiri / Purbachal | Large apartments, high appreciation potential, low entry price | Infrastructure still maturing, longer commute today |
Keraniganj / Savar | Lowest price per sft in greater Dhaka | Utility and transport limitations |
Legal Checklist Before You Buy
Title deed and mother deed — verify the full ownership chain, not just the latest document.
Mutation (namjari) and up-to-date khajna receipts in the current owner’s name.
RAJUK or relevant authority approved plan — confirm the approved floor count matches what is actually being built.
Land share or developer agreement — check the owner-developer ratio and exactly which units form your allotment.
Non-encumbrance certificate from the sub-registry office covering at least the last twelve years.
Utility and occupancy status — gas connection, water source, electricity load, lift and generator provisioning.
Registration cost — budget roughly 10–12% of deed value for registration, stamp duty, VAT and associated fees.
Developer track record — ask for handover dates on three completed projects and speak to residents.
Top Real Estate Developers and Agencies in Dhaka
Dhaka's organised market is led by REHAB-member developers. Established names include bti, Sheltech, Navana Real Estate, Shanta Holdings, Concord, Rupayan, Anwar Landmark and Rancon, alongside focused developers such as Dreamway Holdings Ltd. working in Bashundhara R/A and Jolshiri Abashon.
On the listing and brokerage side, Bproperty, BDHousing and Pbazaar aggregate resale and rental inventory across the city. Whichever route you take, confirm REHAB membership and review the developer's actual handover record before you book.
Looking Beyond Dhaka
Not every buyer needs a Dhaka address. Narayanganj offers meaningfully lower prices with reasonable access via the expressway and the Jolshiri corridor, and Chittagong has its own established apartment market around Khulshi, Nasirabad and Agrabad at a fraction of Gulshan pricing. For buyers whose work is not tied to central Dhaka, both deserve a look before committing to a city-centre budget.
Best residential areas to buy a flat in Dhaka
The best residential areas to buy a flat in Dhaka are Gulshan, Baridhara and Banani for premium buyers; Dhanmondi and Uttara for central family living; Bashundhara Residential Area for the strongest balance of planning, space and value; and Jolshiri Abashon or Purbachal for investors seeking long-term appreciation along the 300 Feet corridor.
ঢাকা-তে ফ্ল্যাট কেনার জন্য সেরা এলাকা কোনগুলো?
ঢাকায় ফ্ল্যাট কেনার সেরা এলাকা হলো গুলশান, বনানী ও বারিধারা — যেখানে প্রিমিয়াম জীবনযাত্রা মেলে। পরিবারের জন্য ধানমন্ডি, উত্তরা এবং বসুন্ধরা আবাসিক এলাকা সবচেয়ে ভারসাম্যপূর্ণ। বিনিয়োগের দিক থেকে জলসিঁড়ি আবাসন ও পূর্বাচল দ্রুত বাড়ছে। বাজেট, স্কুল, অফিসের দূরত্ব ও ভবিষ্যৎ রিসেল ভ্যালু দেখে এলাকা নির্বাচন করুন।
Which neighborhoods in Dhaka have affordable flats for sale?
Affordable flats in Dhaka are concentrated in Mirpur 10, 11, 12 and Pallabi at BDT 6,500–10,000 per sft, along with Mohammadpur, Adabor, Khilgaon, Aftabnagar, Badda, Uttara Third Phase and Turag. Keraniganj and Savar are cheaper still. Metro rail access has made Mirpur the strongest value-for-money market in 2026.
কম দামে ফ্ল্যাট কেনার জন্য ঢাকার সাশ্রয়ী এলাকা?
কম দামে ফ্ল্যাট কিনতে চাইলে মিরপুর ১০, ১১, ১২ ও পল্লবী সবচেয়ে ভালো — প্রতি স্কয়ার ফিট প্রায় ৬,৫০০–১০,০০০ টাকা। এছাড়া মোহাম্মদপুর, আদাবর, খিলগাঁও, আফতাবনগর, বাড্ডা, উত্তরা থার্ড ফেজ ও তুরাগ সাশ্রয়ী। কেরানীগঞ্জ ও সাভারে দাম সবচেয়ে কম, তবে যাতায়াত ও ইউটিলিটি সুবিধা তুলনামূলক কম।
Top real estate agencies for flats in Dhaka
Leading REHAB-member developers in Dhaka include bti, Sheltech, Navana Real Estate, Shanta Holdings, Concord, Rupayan, Anwar Landmark and Rancon, along with Dreamway Holdings Ltd. in Bashundhara R/A and Jolshiri Abashon. For resale and rental listings, Bproperty, BDHousing and Pbazaar are the main platforms. Always verify REHAB membership and handover history.
মিরপুরের কাছাকাছি ফ্ল্যাট কেনার জন্য ভালো জায়গা?
মিরপুরের কাছাকাছি ফ্ল্যাট কেনার জন্য মিরপুর ডিওএইচএস সবচেয়ে নিরাপদ ও গোছানো, দাম প্রতি স্কয়ার ফিট প্রায় ১০,০০০–১৫,০০০ টাকা। বাজেট কম হলে মিরপুর ১১, ১২, পল্লবী, রূপনগর ও ইস্টার্ন হাউজিং ভালো বিকল্প। মেট্রোরেল চালু হওয়ায় এসব এলাকা থেকে ফার্মগেট ও মতিঝিল যাতায়াত এখন অনেক সহজ।
Where can I find luxury flats for sale in Dhaka?
Luxury flats in Dhaka are found in Gulshan 1 and 2, Baridhara Diplomatic Zone, Banani and Dhanmondi, priced from BDT 22,000 to over 50,000 per square foot. Premium large-format residences are also available in Bashundhara R/A and Jolshiri Abashon, where 2,850 sft lake-view apartments cost far less than equivalent space in Gulshan.
পরিবারের জন্য ঢাকার কোন এলাকায় ফ্ল্যাট কেনা উচিত?
পরিবারের জন্য বসুন্ধরা আবাসিক এলাকা, উত্তরা ও মিরপুর ডিওএইচএস সবচেয়ে উপযুক্ত। এখানে পরিকল্পিত রাস্তা, খেলার মাঠ, ভালো স্কুল ও হাসপাতাল কাছাকাছি। ধানমন্ডিতে স্কুল-কোচিং-হাসপাতাল সব হাঁটার দূরত্বে, তবে ঘনবসতি বেশি। বড় ফ্ল্যাট ও খোলা পরিবেশ চাইলে জলসিঁড়ি আবাসন ভালো বিকল্প — সেখানে ২,৮৫০ স্কয়ার ফিটের অ্যাপার্টমেন্ট পাওয়া যায়।
List of new flat projects in Dhaka with prices
New flat projects in Dhaka span Bashundhara R/A and Jolshiri Abashon. Examples include Icon Residence and Serenity at 2,050–2,100 sft in Block-N Bashundhara; Icon Tower, Little Orchard, Lake Breeze and LittleYard nearing handover; and Amantu Billah in Sector-13 and The Bloom in Sector-17 at 2,850 sft. Rates typically run BDT 8,000–16,000 per sft.
ফ্ল্যাট কেনার আগে ঢাকার বিভিন্ন এলাকার সুবিধা অসুবিধা?
গুলশান-বনানীতে মর্যাদা ও ভাড়ার আয় বেশি, কিন্তু দাম অনেক চড়া। ধানমন্ডি কেন্দ্রীয় ও সুবিধাজনক, তবে ঘনবসতি ও পার্কিং সমস্যা আছে। বসুন্ধরা ও উত্তরায় পরিকল্পিত রাস্তা এবং স্কুল-হাসপাতাল কাছে। মিরপুরে দাম কম ও মেট্রো সুবিধা, তবে জলাবদ্ধতা হতে পারে। জলসিঁড়ি-পূর্বাচলে ভবিষ্যতে দাম বাড়ার সম্ভাবনা বেশি, কিন্তু অবকাঠামো এখনও গড়ে উঠছে।
About Dreamway Holdings Ltd.
Dreamway Holdings Ltd. is a Dhaka-based real estate developer headquartered in Bashundhara Residential Area, with a portfolio of 25 projects across five locations. We build in the two markets covered most closely in this guide — Bashundhara R/A across Blocks A to M, and Jolshiri Abashon in Sectors 13 and 17 along the Purbachal 300 Feet corridor.
Our offering spans ready flats, land share apartments and plots. In Bashundhara, Serenity in Block-N delivers south-facing 2,050 and 2,100 sft residences near Bashundhara Sports Complex, Icon Residence is available on a land share basis, and Icon Tower, Little Orchard, Lake Breeze and LittleYard are close to handover. In Jolshiri Abashon, Amantu Billah in Sector-13 and The Bloom in Sector-17 offer 2,850 sft apartments, with The Bloom sitting on a lake-view and amusement park facing plot in a G+M+8 configuration.
We publish price ranges openly rather than holding them back, support NRB buyers with dedicated documentation assistance, and work directly with landowners on joint venture and land share projects.
Contact | Detail |
|---|---|
Sales Hotline | 01911-493434 |
Marketing Hotline | 01805 015 800 |
Website | |
Social | @dreamwayhl |
Bashundhara Residential Area
If Bashundhara is on your shortlist, start with our full guide to the Bashundhara Residential Area, then compare current apartments for sale in Bashundhara listings and the latest Bashundhara flat price data. Buyers weighing land instead of a built unit should read the Bashundhara block wise flat and plot breakdown and browse plots for sale in Bashundhara options. If you are still deciding, our answer to whether Bashundhara is a good place to live covers schools, utilities, security and traffic in detail.
Jolshiri Abashon
For the emerging corridor, see our overview of Jolshiri Abashon projects and current flat for sale in Jolshiri Abashon listings. Plot buyers should review Jolshiri Abashon plot price trends, the Jolshiri Abashon sector map, and the Jolshiri Abashon eligibility rules before applying. Undecided between the two markets? Our Bashundhara vs Jolshiri Abashon comparison sets them side by side.
Purbachal & the 300 Feet Corridor
The growth story here begins with Purbachal New Town and the 300 Feet Road Dhaka corridor that feeds it. Track current Purbachal plot price movement, and read our Purbachal vs Bashundhara comparison if you are weighing an established township against a developing one.
Premium Dhaka Locations
Browsing the top end of the market? Our guide to luxury apartments in Dhaka covers the full premium tier, with dedicated pages for flat for sale in Gulshan, flat for sale in Banani, flat for sale in Baridhara and flat for sale in Dhanmondi.
Family & Mid-Market Areas
For planned family living, see flat for sale in Uttara alongside our sector-by-sector Uttara sector guide. In the west of the city, compare flat for sale in Mirpur listings with the quieter Mirpur DOHS flat market.
Affordable & Value Areas
Working with a tighter budget? Compare flat for sale in Aftabnagar, flat for sale in Mohammadpur, flat in Khilgaon, flat for sale in Badda, flat for sale in Keraniganj and flat for sale in Savar to see where your budget goes furthest.
Beyond Dhaka
If your work is not tied to the capital, explore flat for sale in Narayanganj and flat for sale in Chittagong for materially lower entry prices.
Decision & Investment Guides
Still narrowing things down? Read our guides on the best area to live in Dhaka and the best area to invest in Dhaka, plus how metro rail property price in Dhaka has shifted along the MRT corridor and what elevated expressway property values look like today.