Whether you’re buying land, a flat or commercial space in Bangladesh, registering the property properly is essential to protect your ownership rights and avoid legal trouble later. This guide explains the property registration process in Bangladesh in clear, practical terms, what you must do, what fees you’ll pay, what documents are needed, and how to avoid common problems. If you prefer, our team is ready to help you throughout the process to keep everything smooth and compliant. (Based in part on the resource from TRW Law Firm)
Before heading to the sub-registrar office, spend time preparing properly so you avoid delays or surprises:
Title verification:
Check the property’s “Record of Rights” (khatian), previous ownership, whether any mutation (change of ownership) has been done and whether the property is free from encumbrances (liens, mortgages, legal disputes).
Consider obtaining an encumbrance certificate from the sub-registrar to verify there are no hidden charges.
If the property is a flat or in a development, ensure all approvals (building, developer licences) are in place.
Document collection:
Prepare and compile all required documents: original deed of sale or purchase agreement, title deed, national ID or passport of buyer and seller, recent photographs, tax clearance certificate (if required), and proof of address.
Payment readiness:
Be ready to pay stamp duty, registration fees, local government taxes, possible VAT (for flats) and other associated charges.
Use reliable methods of payment and keep receipts. Also ensure the valuation of the property is correctly declared – under-declaring value can lead to legal issues.
Choose the right sub-registrar office:
The registration takes place at the office of the Sub-Registrar for the area where the property is located. Ensure you know which office has jurisdiction.
Taking time on these preparation steps reduces risk and smooths the registration.
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Here’s how you can expect the registration process to go, with detailed steps:
Go to the relevant Sub-Registrar’s office with the buyer and seller (or their authorised representatives if power of attorney applies). Bring all documents and good copies. The registrar or staff will check jurisdiction and the property.
You (or your legal representative) fill in the required application form for registration of the deed. Submit the supporting documents (as above). The office cross-checks originals and copies.
Once documents are verified, buyer, seller (and witnesses) sign the deed of sale or transfer in the Sub-Registrar’s presence. Two witnesses must commonly be present.
Stamp duty: based on higher of sale value or government-assessed value.
Registration fee: Generally a percentage of the property value. For example, recent data shows the registration fee is approx. 1% of the property value in many cases.
Local government tax, VAT (for flats) may apply.
After payment, you submit payment receipts to the Sub-Registrar.
The Sub-Registrar’s office scans and records the transaction in the official computer system, and then issues a registration certificate confirming the buyer’s ownership. You will collect the registered deed documents.
While registration secures legal title, you might also need to update the land department’s records (mutation) to reflect your ownership in revenue records. This step may vary by region. Sources suggest this can be one of the longer portions of the process.
Understanding the cost is important so you budget properly. Here are typical figures and recent changes:
According to some sources, total registration cost (stamp duty + registration fee + taxes) can amount to around 10% of the property value in Bangladesh.
Recent reductions: For example, flat and land registration fees in some areas dropped from 8% to 6% of value due to mouza-based classification.
Example breakdown: registration fee ≈ 1% of value, stamp duty around 1.5%, local government tax- 2%, plus VAT for flats.
Make sure you check current rates for the exact mouza and city you are dealing with, as rates vary by area, property type and local government category.
The official process (submission to issuance) can take several weeks to months, depending on completeness, office workload, and whether there are title issues.
Data from the World Bank (“Doing Business”) indicates the process involves ~8 major steps, may take around 245 days in some cases (though many transactions are much quicker) and cost ~10 % of property value.
Delays often stem from missing documents, pending mutation records, unresolved disputes, or corrections required by the registrar.
Undeclared or undervalued property value — This can lead to disputes, legal scrutiny or inability to enforce rights.
Incomplete or wrong documents — Missing ID, lack of proof of address, missing tax clearance can delay registration.
Title disputes, encumbrances or pending mutation — Always perform thorough title verification and ensure no outstanding claims.
Trusting brokers or middlemen without verification — Some processes are standardised; avoid unapproved shortcuts.
Ignoring local approvals (for flats/developments) — For flats in major cities, ensure developer has approvals from relevant authorities.
Neglecting Bangladesh Bank or foreign exchange rules (for foreign buyers) — If there’s foreign investment or overseas buyer/seller, ensure compliance with currency & ownership rules.
Not budgeting for full realistic cost — Factor in all taxes, fees, legal and registration costs.
Engage a real estate lawyer or firm early to verify title, assess risks and prepare documents.
Confirm the correct sub-registrar office and jurisdiction.
Collect all documents in advance and ensure they are notarised or certified where needed.
Pay genuine valuation and fees; request official receipts.
Use professional assistance for the scanning/data-entry stage to follow up until certificate is issued.
After registration, update your revenue/mutation records and keep all registered deeds safe.
Keep a copy of your registration certificate and plot/flat details in a secure digital backup and physical safe.
Usually, it takes 2 to 4 weeks if all documents are complete. However, delays may occur due to verification or backlog at the Sub-Registrar’s office.
Without registration, your ownership is not legally recognized. You won’t be able to sell, mortgage, or defend ownership in court if a dispute arises.
Foreign individuals cannot directly own land in Bangladesh, but companies with local registration and approval from relevant authorities may acquire property for commercial purposes.
Typically, 6–10% of the property value, including stamp duty, registration fees, and local taxes. The exact rate depends on location and property type.
Registering a property in Bangladesh is more than just signing documents — it is an essential step to secure your investment, protect your rights and ensure future peace of mind. With proper preparation, clear title verification and professional guidance you can avoid common pitfalls and make the process smoother and faster. Whether you’re a first-time buyer or an experienced investor, treating registration as a priority is smart business.
Ready to move ahead with property registration? Book a consultation with our expert team today. We will help you verify title, prepare all documents, navigate the Sub-Registrar’s office, calculate fees correctly and ensure your ownership is legally secure without hassles.
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