Acquiring, owning, transferring or managing land in Bangladesh isn’t just a one-time paperwork exercise. It involves understanding a layered legal framework, multiple authorities, and practical risks such as record verification, zoning rules, non-agricultural conversion, and dispute resolution.
This guide gives you a clear-and-friendly overview of critical land laws in Bangladesh, explains major regulations, covers key steps when buying or developing land, highlights common pitfalls and practical tips for safe land transactions. If you plan to buy land, convert land use, or structure property investments in Bangladesh, this is your must-read.
Land ownership in Bangladesh is often challenged: disputed titles, missing chain of ownership, unclear khatian (record of rights), or encroachment are common.
Many laws apply differently depending on whether land is agricultural, non-agricultural, residential/urban or in special zones (eg. hills, wetlands).
Conversion of land from agriculture to non-agriculture, or from rural to urban status, often triggers extra approvals and costs.
Foreign elements (investment, remittances, non-resident ownership) bring in extra compliance and due diligence.
Unclear or missing documentation leads to legal risk, both buying and selling parties must be diligent.
Here are the main statutes and legal instruments you need to know:
The Registration Act, 1908 – governs registration of documents such as deeds, transfers and wills.
The Land Reforms Ordinance, 1984 – reforms land tenure, setting rules for bargadars (share-croppers) and land transfer.
The State Acquisition and Tenancy Act, 1950 – addresses acquisition of state land and tenancy rights.
Other important laws: The Transfer of Property Act, 1882, The Non‑Agricultural Tenancy Act, 1949 etc.
Recent update: The Land Crime Prevention and Remedy Act, 2023 and draft rules thereof got ministry approval December 2023.
“Law is not just about rules, it’s about empowering justice, progress, and every human possibility.”
Agricultural land is typically governed by stricter transfer rules (especially purchase by non-agriculturists) and taxation. The Land Reforms Ordinance brings rules around barga contracts, share-cropping etc.
Once land is converted to non-agricultural use or within city/urban area, zoning, conversion fees, municipal licences and urban planning laws apply. Development rules, urban land use acts and environment laws may apply.
Under the Registration Act of 1908, deeds, transfer documents must be registered within time. Missing registration may risk enforceability.
In areas like the Chittagong Hill Tracts, special laws and regulations apply. Title, ownership rights, and transfer rules may differ.
Title search and khatian check: Verify the chain of ownership, current khatian, mutation status, previous transfers and look for any encumbrances.
Use classification & conversion check: If the land is agricultural and you want to develop or sell commercially, ensure non-agricultural conversion is allowed and done.
Verify seller’s capacity and proper documentation: Ensure the seller is the registered owner or duly authorised (via power of attorney, etc.).
Check registration of the deed: Ensure the sale deed or transfer document is executed and registered under the Registration Act. Reduces risk of challenges.
Zoning, planning and development requirements: If land will be developed, verify municipal, urban planning, environment clearance or building licence requirements.
Taxation and transfer fees: Factor stamp duties, registration fees, capital gains tax, land development tax or other levies.
Possession & boundary demarcation: Physical possession and boundary marking help prevent future encroachment or adverse-possession disputes.
Post-transaction compliance: Update khatian, mutation records, pay any outstanding land taxes, get receipt of registration etc.
Unregistered deeds or incomplete registration cause legal challenges to ownership.
Land sold without conversion (agricultural land sold as non-agricultural) may face regulatory rejection.
Missing chain of title/mutations: If ownership history is unclear, risk of dispute is high.
Encroachment and adverse possession: Some third parties may claim land under continuous possession.
Local zoning or municipal violations: Building or development on land without proper clearance may lead to demolition or penalties.
Special laws in hill or indigenous areas: Transfers may be illegal if the buyer is not eligible. For example:
“After the CHT peace accord, you have to show … your ancestors have lived there if you’re a Bangalee.”
The Land Crime Prevention and Remedy Act, 2023 is targeted at curbing land-related fraud, illegal encroachment and providing remedies. Draft rules were approved by the Ministry of Land in December 2023.
Digitalisation of land records is underway; keeping updated documentation and registered title is becoming more important.
Stronger KYC and due diligence in land transactions due to fraud and disputes.
Even if you’re overseas, ensure you engage a trusted local legal advisor who can verify title, liaise with local land offices, and handle registration.
Use Power of Attorney correctly: the POA should be valid, properly notarised, apostilled (if outside Bangladesh) and registered where required.
Be careful of agricultural land: non-resident or non-agriculturist buyers may face restrictions or need conversion to non-agricultural use.
Budget for extra compliance: title search, translation/validation of documents, legal fees, conversions, and likely time delays.
Generally residential plots and non-agricultural land may be purchased, but agricultural land is heavily regulated. Ensure you check local restrictions, conversion requirements and foreign-exchange approvals.
Yes. While inheritance transfers can convert automatically, updating the khatian/mutation, ensuring clear title, and registering to your name helps prevent future disputes.
The relevant authority may void the development, impose penalties or even cancel the transaction. Always convert land use before major development.
It depends on the local sub-registrar office. The key is timely registration under the Registration Act to ensure legal enforceability.
Navigating land law in Bangladesh may feel complex, but with proper checks, legal support and due diligence you can carry out safe, compliant land transactions. Whether you’re buying for investment, developing property, converting land use or structuring ownership across borders — understanding these laws is essential for avoiding future legal trouble.
Thinking of buying, transferring or developing land in Bangladesh? Book a consultation with our legal team today. We will review your property goal, check all legal documents, guide the registration process, advise on conversions and ensure your ownership is secure. We deliver the best solution tailored to your needs.
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