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Legal & Acquisition Due Diligence

Bangladesh Property Buyer's Guide

Step-by-step legal roadmap, statutory document checks, and contract safeguards to buy apartments and land with zero legal risk.

Transfer of Property Act 1882 Aligned

Sub-Registry & AC Land Verified

RAJUK Building Code 2024

Interactive Buyer Due Diligence Checklist

Tick each document and clearance verified. Track your legal safety score before signing contracts or transferring funds.

Buyer Legal Safety Score: 33%

High Risk — Missing Vital Records

Chain of Title (বায়া দলিল / Baya Deed)

25–30 year unbroken chain of ownership deeds verifying rightful title passage.

Survey Khatians (CS, SA, RS & City/BS)

Matching ownership names and plot boundaries across all historical land surveys.

e-Namjari Mutation & DCR Receipt

Current seller's name registered in Upazila/Circle AC Land records with valid DCR.

Non-Encumbrance Certificate (NEC)

Official search from Sub-Registry proving no hidden mortgage or bank lien on the property.

Sanctioned RAJUK / CDA Building Plan

Architectural approval letter, setback compliance, and occupancy certificate for apartments.

Updated Land Development Tax (Khajna)

Paid-up Dakhila proving current fiscal year revenue clearance with the government.

The 4 Essential Phases of Buying Property in Bangladesh

From title search to mutation, follow this chronological procedure to secure indisputable ownership.

Phase 01

10–15 Days

Legal Due Diligence & Title Search

Never make a financial deposit before reviewing certified deed copies. Check CS, SA, RS, and City/BS records at the District Collectorate and Sub-Registry. Ensure land is not declared Vested (অর্পিত), Waqf, or Abandoned property.

Essential Docs:

Baya Deed, Khatians, e-Namjari, NEC

Warning: A missing Baya Deed can invalidate your future title in civil courts.

Phase 02

5–7 Days

Developer Sanctions & RAJUK Compliance

For apartments, inspect the registered Landowner-Developer Joint Venture Agreement and Irrevocable Power of Attorney. Confirm the developer is an active REHAB member and the built structure does not exceed sanctioned Floor Area Ratio (FAR).

Essential Docs:

RAJUK Sanction, Power of Attorney, REHAB Cert

Warning: Extra floors constructed beyond approved plans cannot be registered or mutated.

Phase 03

1–3 Days

Registered Baina-Nama & Payment Safeguards

Execute a formal Agreement to Sell (বায়নানামা) on statutory non-judicial stamp and register it at the Sub-Registry within 30 days under Section 54A of the Transfer of Property Act. Pay token and installments strictly via Account Payee Cheques or Bank Pay Orders.

Essential Docs:

Registered Baina, Bank Pay Orders, Cheque Copies

Warning: Unregistered Baina-nama carries zero legal standing for specific performance suits.

Phase 04

1 Day (Registry) + 28 Days (Mutation)

Deed Execution, Tax Clearance & Post-Purchase Mutation

Execute the final Saf-Kabala deed at the Sub-Registry. Pay Stamp Duty (1.5%), Registration Fee (1%), Local Govt Tax (2%), and AIT. Within 30 days of registration, apply for e-Namjari mutation in your name at the AC Land office.

Essential Docs:

Saf-Kabala Deed, Tax Receipts, New e-Namjari

Warning: Purchase is legally incomplete until your name is recorded in the government mutation register.

Curated Deep-Dive Guides & Tools

Master specific legal and financial steps with HomeNet's comprehensive guides.

Land Records

How to Verify CS, SA, RS, and City Survey Khatians in Bangladesh

Detailed guide on deciphering cadastral maps, porcha seals, and recognizing fraudulent Khatians.

Title Perfection

Complete Step-by-Step Guide to e-Namjari Mutation in Bangladesh

How to apply online, submit DCR fees, and obtain your mutation Khatian without middlemen.

Contracts & Sales

Baina-Nama: Why Registering Your Agreement to Sell is Mandatory

Understanding Section 54A, statutory stamp requirements, and standard clauses to safeguard your deposit.

Apartment Safety

How to Verify RAJUK & CDA Approved Building Plans for Apartments

Checking layout approvals, setbacks, occupancy certificates, and identifying unapproved rooftop extensions.

Financial Planning

Bangladesh Stamp Duty & Property Registration Tax Calculator

Calculate exact stamp duties, registration fees, AIT gain tax, and local taxes across Dhaka and Chittagong.

Frequently Asked Buyer Questions

Essential answers on property verification, developer disputes, and deed laws.

An unapproved apartment cannot be legally registered or mutated under your name. Commercial banks will refuse home loan financing, utility companies may deny permanent gas and electricity meters, and RAJUK retains demolition authority over unauthorized structures under the Building Construction Act.

Legal Due Diligence Disclaimer

This guide is intended for educational purposes and provides general workflow advice under Bangladesh property legislation. Real estate acquisitions involve complex legal, inheritance, and tax liabilities. HomeNet BD strongly advises engaging a qualified civil lawyer to conduct independent title and document searches prior to executing property transactions.