Mutation Deed Property Bangladesh: Full Namjari & Online Process Guide 2026

Buying land or a flat in Bangladesh doesn't end with a registered deed. Without a mutation deed property Bangladesh process completed at the local land office, the property's official record — the khatian — still shows the previous owner's name.

This single step, known locally as namjari, is what makes ownership legally recognized in government records, and it's one of the most misunderstood parts of property transactions in the country.

At Dreamway Holdings Ltd., we work with buyers, landowners, and investors across Bashundhara R/A and greater Dhaka every day, and mutation-related questions come up constantly — from first-time flat buyers to landowners entering joint development agreements.

This guide walks through the entire land mutation process in Bangladesh, what it costs, how to do it online, and what to watch out for.

What Is a Mutation Deed?

A mutation deed isn't a separate deed in the way a sale deed is — rather, “mutation” is the administrative process of updating the Assistant Commissioner (Land) office's khatian records to reflect a change in ownership.

After a property is registered under the buyer's name at the Sub-Registrar's office, the buyer must apply for mutation land BD to have their name entered into the revenue record.

Until this happens, the property tax receipts (DCR — Deputy Commissioner Receipt) and khatian continue showing the seller as the recorded owner, which can complicate resale, loan applications, or inheritance claims later.

In short: registration transfers legal title between parties, while mutation updates the government's own record of who holds that title. Both are necessary for complete, dispute-free ownership.

Land Mutation Process in Bangladesh — Step by Step

The mutation process of land in Bangladesh generally follows these stages:

• Application submission — The new owner submits a mutation application to the AC Land office of the relevant upazila or thana, either in person or through the online portal.

• Document verification — Officials check the registered deed, previous khatian, and ownership chain.

• Field inspection (Tadanto) — A Kanungo or Tahsildar may visit or verify the land physically to confirm boundaries and possession.

• Notice to relevant parties — Neighbors or co-sharers may be notified in case of objections.

• Hearing and order — If no objection arises, the AC Land issues a mutation order.

• Khatian and DCR issuance — A new khatian is created in the buyer's name, and the buyer receives an updated DCR for future tax payments.

The full process typically takes anywhere from 28 days (for straightforward, uncontested cases via the online system) to several months if there are boundary disputes, missing documents, or unclear ownership chains.

Documents Required

For most mutation land Bangladesh applications, you'll need:

• Certified copy of the registered sale deed

• Previous khatian (CS/SA/RS/BS as applicable) and DCR

• National ID of the applicant

• Non-judicial stamp for the mutation proposal letter

• Property tax payment receipts

• Inheritance documents (if the transfer is through inheritance rather than sale)

Missing or inconsistent documents are the single biggest cause of delay, so it's worth double-checking names, plot numbers, and measurement units (decimal, katha, bigha) match exactly across every paper before submission.

Mutation Deed Property Bangladesh Price — Understanding the Fees

One of the most searched questions is simply the mutation deed property Bangladesh price — what does it actually cost? Government fees are relatively modest compared to registration costs, though they've been adjusted periodically. Broadly, the cost structure includes:

• Application/court fee — a nominal fixed government fee

• Notice fee — for serving notice to adjoining landowners or co-sharers

• Record correction fee — charged when the khatian is finally updated

• Miscellaneous/processing charges — stamp costs for the mutation proposal letter and certified copies

While the government-set fees are low, total out-of-pocket cost often rises when applicants use local agents or lawyers to handle paperwork and follow-ups — a common practice given how document-heavy the process is. It's worth asking for an itemized breakdown before paying any “facilitation” charges, since official mutation fees themselves are published and fixed by the Ministry of Land.

How to Mutation of Property Online in Bangladesh

Bangladesh has significantly digitized this process through the land.gov.bd ecosystem. Here's how to mutation of property online in Bangladesh:

• Visit the official land services portal and register with a mobile number and NID.

• Select “e-Mutation” (e-Namjari) and choose the relevant district, upazila, and mouza.

• Fill in the application with deed details, khatian number, and plot information.

• Upload scanned copies of the deed, khatian, NID, and tax receipts.

• Pay the applicable fee through the integrated online payment gateway.

• Track the application status using the tracking number provided.

• Once approved, download the updated khatian and DCR digitally.

This mutation deed property Bangladesh online system has cut processing time considerably compared to the older, entirely manual system, though rural or contested cases may still require in-person follow-up at the AC Land office.

Online Mutation Check BD and Namjari Online Check

Buyers and landowners can also verify mutation status without initiating a fresh application.

An online mutation check BD search on the land ministry's portal lets you look up an existing khatian by mouza, plot number, or owner name to see whether mutation has already been completed and recorded correctly.

This namjari online check is especially useful before purchasing land — a quick search reveals whether the seller's name genuinely matches current government records, which is one of the simplest due-diligence steps a buyer can take before signing anything.

Mutation Khatian — What It Actually Shows

A mutation khatian is the updated record created after a successful namjari application. It lists the current owner's name, plot and mouza details, land classification, and area.

This document, alongside the DCR, becomes the buyer's primary proof of active revenue-record ownership going forward — separate from, but built upon, the original registered sale deed.

Mutation Proposal Letter — Format and Requirements

The mutation proposal letter is the formal written application submitted to the AC Land office to initiate the process. It should include:

• Applicant's full name, address, and NID number

• Detailed description of the property (mouza, JL number, plot number, khatian number, area)

• A clear statement of how ownership was acquired (purchase, inheritance, gift, or court decree)

• List of enclosed documents

• Signature and date, on appropriate non-judicial stamp paper where required

A well-drafted proposal letter with accurate plot references significantly reduces the chance of objections or repeated document requests.

Mutation of Flat in Bangladesh — Apartment-Specific Rules

Mutation of flat in Bangladesh, particularly mutation of flat in Dhaka, differs slightly from land mutation because apartments sit on shared land under a building. Flat buyers need:

• The registered flat purchase deed

• The developer's original land ownership documents and RAJUK/RAJUK-equivalent approval

• The allotment letter or agreement for sale

• Proportionate land share details for the specific unit (since each flat owner holds an undivided share of the plot)

Because flat mutation involves proportional land share calculations across multiple owners in the same building, developers with clean, RAJUK-approved documentation make this process far smoother for buyers.

This is one reason due diligence on a developer's land title and approvals matters as much as the flat's finishes.

Mutation and Updating of Land Records in Bangladesh

Beyond individual transactions, mutation and updating of land records in Bangladesh also covers correcting historical discrepancies between CS, SA, RS, and BS surveys — Bangladesh's successive land survey generations.

Records can lag by decades in some mouzas, so buyers occasionally discover mismatches in area, boundary, or classification between old and current surveys.

These require a separate record-correction application, distinct from a standard ownership-transfer mutation, and are best resolved before finalizing any purchase.

Common Mistakes to Avoid

• Skipping mutation after registration, assuming the deed alone is sufficient

• Mismatched names or spelling between NID, deed, and khatian

• Ignoring unit conversion errors between decimal, katha, and bigha

• Relying on verbal assurances instead of an online mutation check BD before purchase

• Delaying flat mutation until resale, which complicates the paper trail significantly

Mutation isn't paperwork you can defer indefinitely — it's the record that protects ownership for the long term, supports future resale, and prevents inheritance disputes.

Whether you're purchasing a residential plot, entering a land-sharing agreement, or buying a flat in Dhaka, verifying and completing mutation should sit right alongside registration on your checklist.

At Dreamway Holdings Ltd., our residential projects across Bashundhara R/A — including Icon Residence, Serenity, and Dreamway Elysian — come with full documentation support, from registration guidance to mutation follow-through, so buyers and landowners alike can move forward with confidence.

FAQs

How long does land mutation take in Bangladesh?

Typically 28 days to a few months, depending on whether the application is contested and how complete the documentation is.

Can I check mutation status online?

Yes, through the land.gov.bd e-Porcha and e-Mutation portals using plot, mouza, or owner details.

Is mutation mandatory after registration?

Yes. Without mutation, the government's revenue record still reflects the previous owner, which can cause complications later.

Does flat mutation work differently from land mutation?

Yes — flat mutation involves a proportional undivided land share tied to the building's total plot, requiring additional developer documentation.

Land Owners Programme

Dreamway Holdings' Land Owners Programme lets landowners in Bashundhara R/A and surrounding areas partner on development instead of selling outright. Owners receive a share of built units or revenue once the project completes.

It's a transparent, contract-based model with clear mutation and registration support at every stage, protecting the owner's legal interest throughout.

Land Share Explained in Bangladesh

Land share (jomir bhagshara) refers to a landowner's proportional stake in a joint-venture development, usually split between owner and developer.

Ratios commonly range from 40:60 to 60:40 depending on location and plot value. Mutation of the owner's share must be completed separately after the joint development agreement, ensuring each party's khatian reflects their true holding.

Residential Plots Bashundhara R/A

Bashundhara R/A remains one of Dhaka's most sought-after planned residential areas, known for wide roads, utility infrastructure, and steady appreciation.

Dreamway Holdings develops premium residential projects across several Bashundhara blocks, offering ready and under-construction units.

Every plot and flat sold comes with full documentation support, including mutation and registration guidance for buyers.

Land Registration Process Bangladesh

Land registration in Bangladesh involves deed drafting, stamp duty payment, registration at the Sub-Registrar's office, and final mutation with the AC Land office. Registration transfers legal title, while mutation updates the government's revenue record (khatian) to reflect the new owner.

Both steps are essential — registration without mutation leaves records incomplete and disputes possible.

Land Price Trends Dhaka 2026

Dhaka's land prices in 2026 continue rising in planned residential zones like Bashundhara, Purbachal, and Uttara due to limited supply and growing NRB investment.

Bashundhara R/A has seen steady year-on-year appreciation driven by infrastructure upgrades and demand from expatriate buyers.

Dreamway Holdings' projects in these zones reflect this upward trend in both plot and flat pricing.

Katha, Bigha, Decimal Converter

Bangladeshi land measurements vary by region: 1 bigha = 33 decimals = 20 katha (in most areas), while 1 katha = 1.65 decimals approximately. 1 acre = 100 decimals = 3.025 bigha. Buyers should always confirm measurement units in the deed and khatian, as mismatched units are a common source of mutation delays and disputes.