Khatian and porcha: how to read a Bangladeshi land record
A khatian is the record of who holds a plot of land and on what terms; a porcha is a copy of that record. Bangladesh has carried out several land surveys over the past century — CS, SA, RS and BS — and each produced its own set of khatians. One plot therefore has more than one khatian, they do not always agree, and which survey a document belongs to matters as much as the number on it. Records can be looked up at eporcha.gov.bd.
What do CS, SA, RS and BS mean?
CS is the Cadastral Survey, the oldest of the four, carried out under British administration. SA is the State Acquisition survey, prepared after the zamindari system was abolished. RS is the Revisional Survey, which corrected and updated the SA records. BS — also called the City Survey in metropolitan areas — is the most recent.
Each survey supersedes the last without erasing it. An older khatian remains part of the chain of evidence about a plot, which is why a careful buyer looks at more than the newest one.
What is on a khatian?
The mouza and plot (dag) numbers, the khatian number, the recorded holder or holders, the extent of the land, and its classification. Where land is held jointly, the shares are recorded.
Read the plot number and extent against the mouza map before accepting that the record describes the land you were shown.
How do you check a khatian online?
Through eporcha.gov.bd. You will need the division, district, upazila and mouza, plus either the khatian number or the plot number. Those details are on any existing document for the land, so find one before you start.
Which survey governs if two records disagree?
That is a legal question and the answer depends on the facts of the particular plot and its history. Where records conflict, take the documents to a lawyer who practises land law rather than picking the one that suits you.
সাধারণ জিজ্ঞাসা
Is a porcha the same as a title deed?
No. A porcha is a copy of the land record showing who is recorded as holding the plot. A deed is the instrument that transferred it. Establishing a chain of title needs both.
Why does one plot have several khatians?
Because each national survey produced its own. A plot surveyed under CS, SA, RS and BS has a khatian from each, and the numbers differ between them.
Can I rely on a khatian downloaded from e-Porcha?
For checking, yes. As a document, no — a certified copy ordered through the service is the one that carries weight. A screenshot of a search result is a lookup, not a record.
সূত্র: eporcha.gov.bd · land.gov.bd. This is general information, not legal advice. Confirm anything that affects a transaction with your Sub-Registrar or AC (Land) office.