Seller's exclusive name recorded in the Upazila/Circle AC Land revenue register with genuine Duplicate Carbon Receipt.
Land Development Tax (Khajna) Clearance
Current fiscal year Khajna Dakhila paid through the online Land Revenue portal with zero government arrears.
Original Title Deed & Unbroken Baya Chain
Certified original Saf-Kabala deed or developer allotment with chronological 25–30 year previous chain deeds.
All Utility Bills & Society NOC Cleared
Zero dues certificates from DESCO/DPDC, WASA, Titas Gas, and formal No Objection Certificate from building association.
Registered Partition Deed (Ancestral Land)
Registered Apas-Bonton-nama (বণ্টননামা) and Warishan Sanad if property was inherited across joint family members.
Section 53H Advance Income Tax (AIT) Prepared
Accurate calculation and liquidity set aside for source gain tax payable at Sub-Registry upon deed registration.
The 4 Essential Phases of Selling Property in Bangladesh
From paperwork cleanup to registration day, follow this statutory roadmap for a dispute-free sale.
Phase 01
15–30 Days
Ownership Title Preparation & Legal Cleanliness
Before listing, assemble the original Saf-Kabala deed, 25-year Baya deeds, mutation Khatian with DCR, and current Khajna Dakhila. If inherited property, obtain an official Warishan Sanad and execute a registered partition deed to avoid future heir injunctions.
Warning: Buyers cannot obtain bank home loans without seller's updated e-Namjari and clear DCR.
Phase 02
3–7 Days
Property Valuation & Pricing Strategy
Understand the difference between the government minimum Mouza rate (used for Sub-Registry stamp duty calculations) and Fair Market Value. Price accurately by benchmarking against Dhaka micro-market rates, factoring road access width, floor position, and building age.
Essential Docs:
Mouza Rate Sheet, HomeNet Price Index, Building Age Log
Warning: Overpricing based on emotion causes listings to stagnate, while underpricing forfeits real capital appreciation.
Phase 03
2–5 Days
Registered Baina-Nama & Financial Shielding
Execute an Agreement to Sell (বায়নানামা) on statutory non-judicial stamp and register it at the Sub-Registry within 30 days under Section 54A. Collect 10%–20% earnest money strictly via Account Payee Bank Pay Order with a defined 60–90 day timeline for deed completion.
Essential Docs:
Registered Baina, Account Payee Pay Order, Timeline Terms
Warning: Unregistered Baina-nama leaves sellers vulnerable to buyer cancellation and title clouding.
Phase 04
1 Day (Registry Day)
Tax Liabilities & Saf-Kabala Execution
Calculate your Section 53H Advance Income Tax (AIT / উৎসে কর) liability. Attend the Sub-Registry for biometric identification, verify remaining consideration via bank pay order, hand over original keys and deeds, and execute the final registered Saf-Kabala deed.
Essential Docs:
Bank Pay Orders, AIT Challan, Utility NOCs, Saf-Kabala
Warning: Never hand over physical vacant possession before confirming the buyer's balance pay order has cleared.
Curated Tools & Deep-Dive Seller Guides
Leverage HomeNet's valuation and regulatory toolsets to prepare your transaction.
Valuation
Dhaka Property Valuation Guide & Estimator
Calculate estimated fair market value vs government Mouza rates across Dhanmondi, Gulshan, Banani, and Uttara.
Market Intel
Dhaka Property Price Index & Area Trends
Inspect current square-foot asking benchmarks to price your apartment competitively without leaving money on the table.
Taxation
Stamp Duty & Property Registration Tax Calculator
Determine seller Section 53H Advance Income Tax (AIT) rates and understand total closing cost breakdown.
Title Perfection
Complete Step-by-Step Guide to e-Namjari Mutation
Ensure your mutation records and DCR receipts are 100% verified in the AC Land portal prior to listing.
Contracts
Baina-Nama: Mandatory Agreement to Sell Rules
Safeguard your seller rights with Section 54A registered Baina agreements, earnest money rules, and default clauses.
Frequently Asked Seller Questions
Authoritative answers on seller tax liabilities, developer flats, and default remedies.
Under Section 53H of the Income Tax Act 2023, the seller/transferor is legally responsible for Advance Income Tax (AIT). The Sub-Registrar collects this tax at source via Treasury Challan prior to executing the Saf-Kabala deed, calculated based on the designated commercial/residential mouza rate or deed value.
Seller Advisory & Legal Notice
This guide provides educational insight into real estate sales procedures under Bangladesh laws. Property transactions involve critical tax liabilities, inheritance verifications, and contractual commitments. HomeNet BD strongly recommends engaging an advocate or licensed deed writer (সনদপ্রাপ্ত দলিল লেখক) to review all title instruments and verify government receipts prior to execution.