How to register land or property in Bangladesh
A property deed is registered at the Sub-Registrar office that covers the land — not the office nearest either party. Buyer, seller and two witnesses attend with the drafted deed, the seller's chain of title, the current khatian and up-to-date khajna receipts. The deed is executed and the fees paid on the spot, and a certified copy is issued once the entry is made. Registration transfers the property; it does not put your name on the land record. That is mutation, and it is a separate application you must make afterwards.
Which office registers the deed?
The Sub-Registrar office with jurisdiction over the land itself. Jurisdiction follows the property, not the address of the buyer or the seller, so land in Gazipur is registered in Gazipur even if both parties live in Dhaka.
Sub-Registrar offices sit under the Registration Directorate in the Ministry of Law, while land records are kept by AC (Land) offices under the Ministry of Land. Two ministries, two records — which is why registration and mutation are two separate errands.
What documents do you need?
The drafted deed (dolil) on stamped paper, the seller's previous registered deed and the chain of title behind it, the current khatian or porcha for the plot, up-to-date khajna (land development tax) receipts, national ID for both parties and both witnesses, passport photographs, and a TIN certificate where the transaction requires one.
Bring originals and photocopies of everything. A missing khajna receipt is the most common reason a registration is turned away on the day.
What does registration cost?
Registration fee, stamp duty, local government tax, VAT and advance income tax are all charged as percentages of the declared deed value, and several vary by district and property class. The calculator breaks the components down.
What happens after the deed is registered?
Apply for mutation (namjari) at the AC (Land) office, or online. Until that is done the land record still names the seller, khajna is still assessed against them, and any later sale, mortgage or inheritance from you runs into an obstacle.
সাধারণ জিজ্ঞাসা
Does registering a deed make me the recorded owner?
No. Registration records that the transfer happened. Mutation updates the government's land record to name you. Both are required, and mutation is applied for separately after registration is complete.
Can a deed be registered anywhere in Bangladesh?
No. It must be registered at the Sub-Registrar office with jurisdiction over the land. Jurisdiction follows the property, not the parties.
How long do I have to register after signing?
A deed must be presented for registration within the period allowed by the Registration Act. Do not leave it: an unregistered sale deed does not transfer title, whatever the parties agreed between themselves.
সূত্র: land.gov.bd · Registration Act 1908. This is general information, not legal advice. Confirm anything that affects a transaction with your Sub-Registrar or AC (Land) office.