Buy Land in Bangladesh as NRB

Buy Land in Bangladesh as NRB (Non-Resident Bangladeshi) is an emotional decision in most cases. To buy land in home country is a necessity for some person, but in most of the cases, people buy land, apartment or commercial spaces for investment purposes.

In most of the cases, there lies severe financial risk and possibilities to be victim of fraudulent land sale. This guide is written by one of the best property lawyer in Dhaka to alarm such risk factors to the people who are willing to buy land property or apartment in Bangladesh from abroad.

We got a lot queries over mail and Whatsapp from the NRB’s in USA, Canada, UK, Australia and other countries regarding land buy and sale in Dhaka and other cities. Time doesn’t allow us to answer each and every question we receive from you.

So, this guide on land buy and sale from abroad will cover all aspects of property sourcing, risk factors, legal vetting, payment scheduling, agreement, possession taking, registration of Bayna and Sale deed, Tax liabilities, mutation, and everything you need to know.

 Can NRBs legally Buy Land in Bangladesh?

Non-Resident Bangladeshis (NRBs) are legally permitted to purchase land, apartments, or commercial properties in Bangladesh, just like resident citizens. However, the process of sale or purchase may vary depending on the individual’s residency status at the time of registration. 

It may seem complex at first, but once you go through the full post, you’ll have a clear understanding of the overall situation, purchase process, legal steps, transaction methods, and potential risks.

Different types of property investment by NRB’s

From our decade long practice as property lawyer in Bangladesh we found that, NRBs buy three kinds of properties and the legal action, procedure and risk factors change accordingly on the basis of such classified properties.

(a) Family or Inherited Property

These are properties that NRBs buy from their family members undivided or divided shares in joint family property. 90% of such properties are situated in rural areas where people are not aware of legal documentation. Document shortage (deed, khatiyan, and succession), Incomplete Mutation, Physical possession and Warishan claim issues are main thread to buy such properties. Disputes are common due to multiple heirs or unclear ownership rights.

(b) Property of Relatives, Friends, and Partners

NRBs often purchase properties recommended or managed by relatives, friends, or business partners.  We identified these transactions as risky for lack of legal formality. Insufficient legal vetting, legal documentation, rely on trust rather documents, improper use of Power of Attorney, and breach of formal agreements.

(c) Land buy and sale in bd for Investment

These are properties NRBs buy for long life investment or financial security. Usually flats, plots, or commercial spaces in urban areas. These purchases are made directly from developers or landowners.

As such transaction follow standard legal documentation but risks include fake or disputed land titles, multiple sale, unapproved building plans, delayed handover, hidden loan and court cases including legal encumbrances. Premier level legal vetting by the dedicated property and real estate lawyer is essential to find out any encumbrances associated with such transaction.

Legal Steps to Buy Land in Bangladesh as NRB

Buying land in Bangladesh as a Non-Resident Bangladeshi (NRB) or local both involve several critical steps and legal steps that must be followed to avoid disputes, fraud, or loss of investment. Below is a comprehensive guide to the legal steps you need to follow to purchase land in Bangladesh as an NRB.

Step : 1 || Select the Best Land in Budget

The first step is identifying the fewer burden property you wish to purchase. NRBs typically find properties through:

• Trusted real estate websites
• Family members or friends
• Local property agents or developer companies
• Business or community referrals
• Social Media or Ads

Before showing serious interest or confirming your decision ensure the nature of ownership, location, usage purpose (residential/commercial), govt. approvals and your budget.

Remember that purchasing in a known area or involving someone experienced and trustworthy in the initial exploration can be beneficial. During initial selection try the followings:

• Select property with low burden, simple title chain, with accurate possession and long enjoying title.
• Try to buy property in well known, secure and planned area like RajUK residential model town at Gulshan, Banani, Baridhara and Uttora, Under the layout of Ministry of Housing, National housing Authority or Basundhara R/A, Aftabnagar R/A, Niketon R/A and similar areas. 
• Follow your mind, whatever you are buying should be your concrete decision not by influence.

Step || 2 Initial Ownership Assessment

This is one of the most overlooked but most important steps. You must verify the mode of ownership and possession before proceeding.

For example:

• If the current seller inherited the land from a deceased family member, check if all heirs are in agreement and legally able to sell or if any inheritance is deprived.
• If a land developer is offering a plot, confirm whether they legally purchased the land or are simply occupying it without valid transfer. Also inspect the government approvals for such business.
• Cheek the reputation of the seller and also its previous record.
• At this point, hire a skilled property lawyer who deals only with land and real estate matters and start working with until the registration is done.
• Collect the document and go for legal vetting. Legal vetting helps identify any encumbrances, such as loans or mortgages, multi sale, cases and legal defects against the property, and verifies whether the seller has the right to sell.

Step || 3 Document Collection & Legal Due Diligence

Engage a qualified property lawyer in Bangladesh to carry out a full legal due diligence. The lawyer will examine all necessary documents provided by the seller, shall also procure those are missing or landowner fail to provide. Here is a list of essential documents to be taken at the time of land sale:

(a) For private land or apartments

i. Mutation (Khajna, DCR, Khaityan and proposal)

ii. Khatiyan: CS, S.A, R.S, City Zarip, Bangladesh Survey and  BDS (whichever applicable by area )

iii. Title Deed (if purchased by the seller)

iv. Warish or Succession Certificate ( if inherited)

v. Via Deed(s)

(b) For leasehold land or apartments

i. Allotment letter from RajUK, MohPW or NHA

ii. Possession letter from RajUK, MohPW or NHA

iii. Lease deed/ Lease Agreement with RajUK, MohPW or NHA

iv. Title deed (If became owner by purchase or gift)

v. Via deed(s)

vi. Mutation Permission from RajUK, MohPW or NHA

vii. Warishan sanad issued by UP or City Corporation.

viii. Succession certificate from Court

ix. AC Land Mutation( Khajna, DCR, Khaityan and proposal)

(c) If the seller is Land or Apartment Developer

i. MoA, AoA, Incorporation Certificate, Trade License

ii. Deed of Agreement (Joint Venture)

iii. Power of Attorney Deed

iv. Power Acceptance Letter from lessor

v. Deed of Distribution (if any)

vi. Approval of Building Plan from Rajuk

vii. Construction Permission from lessor

Step || 4 Legal verification of documents

Once the documents are in hand, the next critical step is to proceed with formal legal vetting and verification. At this stage, your property lawyer will thoroughly examine all ownership-related documents to ensure everything is in order.

Below is a basic checklist of the key issues a property lawyer typically resolves during the vetting process.

Basic Legal Vetting Checklist conducted by an expert property lawyer:

• Verify ownership title through registered deed(s)
• Examine Khatian records (CS, SA, RS, BS, DP)
• Confirm mutation status and Khajna
• Check for any pending inheritance claims or undivided shares
• Detect encumbrances, such as mortgage, loan, or lien
• Verify if there is any multiple sale history or fraudulent transfer
• Search for any pending civil or criminal cases against the land
• Ensure seller’s legal authority and capacity to sell
• Match the land area and description with physical possession
• Confirm tenant management and utility dues are cleared
• Examine if the property falls under any acquisition or restriction zone
• Verify the developer’s legal entitlement and capacity to sell

Step || 5 Sale Agreement for buying or selling land

This is the very crucial stage of the land buy and sale deal or apartment buy and sale deal. Whatever both parties agree, the terms of such deal shall be in written. In our Bangladesh, most of the people ignore to make and sign the agreement for sale rather they made oral commitment. So, if any party breaches his commitment or fails to perform his duty another cannot take shelter of law.

Allah says in the Holy Quran–  “O ye who believe! When ye deal with each other, in transactions involving future obligations in a fixed period of time, reduce them to writing. Let a scribe write down faithfully as between the parties: let not the scribe refuse to write: as Allah has taught him, so let him write. Let him who incurs the liability dictate, but let him fear His Lord Allah……………………….”  [Al-Quran 2:282]

Once all documents are verified and parties agree on the mutually accepted terms, a Sale Agreement (Baina Nama) should be executed. The sale agreement may be either registered or unregistered. The features of a Sale Agreement (Baina Nama) are as follows:

• Particulars of the property
• Particulars of the Seller and Buyers
• Agreed Sale price
• Payment terms and schedule
• Timeline for Sale Permission from RajUK, MohPW and NHA (for leasehold properties)
• Adjustment of documentation cost, transfer fees or registration taxes
• Timeframe for saf-kobla registration
• Penalties for non-compliance
• Other agreed conditions

This agreement protects both the buyer and seller and ensures mutual commitment before the final registration. A perfectly written agreement is half done of you deal with 100% protection.

Step || 6 Power of Attorney (POA) to Buy Land in Bangladesh

Non Resident Bangladeshi’s are not always be available in Bangladesh during the transaction. In such cases, you can appoint a trusted person. A family member, trusted friend or relative as your legal representative through a registered Power of Attorney (POA). You can even make power of attorney from abroad via the Embassy or Consular office of Bangladesh which is commonly known as Foreign Power of Attorney.

The common features of a Power of Attorney are:

1. It identifies the principle and attorney

2. Duties and liabilities of both parties

3. Identity of task and property

4. Time and purpose of giving power of attorney

5. Financial and managerial powers

Its notable that, in some cases full process of sale may be done without any power of attorney. Subject to the location and nature of your property the necessity of the power of attorney may required or not.

Step || 7 Payment process for Buy Land in Bangladesh

In Bangladesh, property transaction follows two types of transaction value. These are-

• Mouza value :  (Govt. fixed minimum value)
• Market value (the actual value)

Usually, for the high tax liability and charges, land and apartments are registered in the Mouza rate in almost every case to minimize the tax liability. The registered value has to be paid in a Bank pay order of cheque, which to be shown to the government and the rest of the amount is usually paid in cash or separate pay orders.

Difference between Mouza Value VS Market Value

Aspect	Mouza Value (Govt. Fixed)	Market Value (Actual Price)
Definition	Govt.-set minimum land value	Real selling price in the market
Purpose	Used for tax, stamp, and registration	Reflects actual transaction value
Set By	Government	Buyer–Seller negotiation
Flexibility	Fixed, yearly updated	Varies with location and demand
Risk	Low value may affect future resale	Full value ensures legal clarity

Especially, for the NRB’s all payments should be made through official banking channels in compliance with Bangladesh Bank’s foreign exchange regulations. NRBs should avoid illegal transactions that may lead to a money laundering case.

Step || 8 Registration via Saf-kobla deed

The sale must be registered at the Sub-Registrar’s Office in the jurisdiction where the property is located. This is the most critical legal step and includes:

• A well drafted and properly formatted deed is everything
• Cheek hundred time and compare with the land documents
• Payment of stamp duty, registration fee, VAT, and taxes
• Signing the Registered Sale Deed by seller and buyer
• Taking possession officially, if not already
• Clear all payment to the seller at the time of registration
• Handover of original documents to buyer
• Taking Finger Print by the Sub-register
• A receipt of registration will be provided
• Within 3-5 days of Registration, take the certified copy from the registration office.

Step || 9  Mutation of Land

Immediately after the registration, Mutation (Namjari) application must be made to update the land records in your name. Without mutation, your ownership will not be updated to the government records, which can lead to legal issues in the future.

Your lawyer or POA holder can apply for mutation at the local land office (AC Land Office) by submitting:

• RajUK Mutation (In case of RajUK Leasehold land)
• NID and Photo of the purchaser
• The scanned copy of registered sale deed
• Previous owners Mutation
• Khatiyans
• Succession Certificate (if applicable)
• Power of attorney (if applicable)
• Online Mutation application

Upon approval of mutation, you’ll receive the DCR, Mutation khatiyan, proposal and a online copy of up-to-date Khajna in your name.

Risks to avoid while buy land in Bangladesh

Historically, land buy and sell in Bangladesh has grown through the involvement of local media persons. Society still don’t recognize it as a respected profession unlike in many other countries. This is mainly because, in almost every area, the brokerage of land is handled by illiterate, non-professional, and politically connected individuals.

However, it’s good to mention that nowadays, especially in big cities like Dhaka, Chittagong, Sylhet, and other divisional zones, modern brokerage businesses, land consultancy firms, and media houses have started to develop. They’re gaining the trust and attention of both buyers and sellers through their professionalism, commitment, service quality, and fair pricing.

While buying land in Bangladesh from abroad, you must carefully look into a few key issues to avoid future risks, civil cases, and property dispute. A large number of NRBs fall into property dispute  for ignoring the legal inspection and proper legal vetting.

Major Risk factors while buy a land in Bangladesh

Forged Documents:

Fake, forged and tampered land documents are very common. Fraud people forged the deed, records of rights and mutation papers and even National Identity Card and introduce himself as landowner or may increase the area of land, change land class etc.  

Inheritance Claim:

If any successor is deprived or hidden, he might claim a share of the land later. As inheritance right is covered by the Quaranic verse, it never dies.

Government Embargoes:

Some lands are restricted for public use or may acquired by the government. A pending civil or criminal case, court injunction, listed in classified properties, enemy properties may affect the possession and title of such land. Always verify such title before purchase from the concerned government office i.e. DC Office, Settlement office, AC land office, Tahsil Office and other local authorities.

Disputed Properties:

Never buy a disputed land until such dispute is completely cleared. The dispute may be for title claim, inheritance, tenant issues and commercial or residential use.

Bank Loan and Mortgage:

The land could be mortgaged to a bank. Always collect a “No Objection Certificate (NOC)” from the Sub-registry office and cheek if the property is mortgaged to any bank. In such case, taking redemption form such bank is a compulsory.

Multiple Sale:

Selling one land to multiple buyer is very common in Dhaka. As per law the first buyer is the legal owner and the rest buyer got nothing but fraud and harassment. Ensure there’s no prior sale or agreement registered before.

Land Record and Mutation Issues:

Carefully verify that the name of the seller must exactly recorded in the latest land record and mutation.

Land Zoning Issues:

All land is not for housing or commercial use. Cheek the class of land and be confirm the land use clearance as agricultural, commercial, or residential zone.

Utility Access:

See if basic utilities like electricity, water, gas, and road access are available or feasible in future.

Government Acquire:

The government is the direct owner of some land as listed in the “Tafsil-Ka” and some lands are listed for acquisition by the government. These cannot be sold or transferred freely.

Property of Restricted Class:

Some land belongs to religious institutions, waqf estate, minority trust, or “khas” (government) land. Don’t buy such kind of land.

How to Avoid the Investment Risk during land buy and sale in bd

Buying land from abroad is a big decision. For many, it is more than just money. It is about emotion, family dreams, and future plans. But one small mistake can cause big trouble. Many people lose their peace because of fake papers, family disputes, or legal problems. That is why a good property lawyer is very important. A lawyer will check all documents, find hidden issues, and make sure everything is legal. He will talk to the right offices, guide you step by step, and protect you from fraud. If you are not in Bangladesh, he becomes your trusted person. He will stand for you. With the help of a lawyer, you can stay stress free. You will know your land is safe and your investment is in the right place.

How to Verify Land Ownership from Abroad

(a) Self verification:

If you buy land in Bangladesh from abroad its difficult to conduct a proper self verification. However following checking might be done even from the abroad by the family members, relatives and friends.

• Verification of the possession physically
• Verify the boundaries
• Conduct a digital survey

Online checking of land documents as per the following:

(i) Khatiyans via the Government Online Database

(ii) Mutation and Khajna via the Government Server

(iii) Mouza map and pen-to-graph from the settlement office

• Identity and reputation of the seller, media or brokerage house
• You verify the expertness of a property lawyer online via Google, LinkedIn and social media

 (b) Verification by Property Lawyer

If you are not accustomed to or have no knowledge of land management, you must hire a land lawyer to secure your investment. In Bangladesh, the majority of people never justify the field of practice of the lawyer they engage.

If you employ a tax lawyer or criminal lawyer for property document vetting, it will be worth nothing but a waste of time and money. An expert property lawyer will conduct legal vetting (as mentioned earlier) of your property documents.

Below is a list of the key inspections and names of the concerned offices that are related with legal vetting.

What will Check	Concerned Office
Ownership and registered deed	Sub-Registry Office
Khatian records (CS, SA, RS, BS, DP)	AC Land Office / Settlement Office
Mutation and Khajna (land tax)	Union Land Office / AC Land Office
Inheritance claim or undivided share	Civil Court / Local Land Office
Loan, mortgage, or lien	Bank / Sub-Registry Office
Multiple sale or fraud transfer	Sub-Registry Office
Civil or criminal case on land	Court Records / Police Station
Land area and physical possession	Land Survey Office / Site Visit
Tenant issue and utility bill clearance	Local Utility Offices / Field Inquiry
Government acquisition or restriction	DC Office / RAJUK / Land Ministry
Developer’s legal power to sell	RAJUK / MoHPW/NHA

Tax Issues and Sending Money by the NRBs

When buying property in Bangladesh from abroad, it’s very important to send the money through proper banking channels. Sending money in unauthorized way can causes money laundering allegations. As per law, both the buyer and seller must have a TIN if the property value is over BDT 100,000.

Taxes and registration fees usually cost around 10 to 12 percent of the property value. To avoid legal trouble or even criminal cases, especially under money laundering laws, always send your investment through legal remittance, following Bangladesh Bank rules.

FAQs for NRBs Buying Property in Bangladesh

1. Can NRBs register the land in own name?

Yes. NRBs can register the sale deed in their name even if they are not physically present in Bangladesh at the time of registration.

2. What documents are necessary for the NRBs to register a deed in Bangladesh?

You must have a valid passport or NID, TIN, Updated TAX return, and a Photo as the buyer. If you sell the title deed, Khatian copy (CS, SA, RS, or BS), mutation record, and all identity documents are necessary. A dual citizenship certificate is a must for some of the NRBs.

3. How can I check if the land is free from dispute or fraud?

Hire a trusted property lawyer in Bangladesh. Work in a package from vetting to registration to keep the work consistency. He will check the deed, mutation, inheritance claims, court cases, and previous ownership to make sure the land is free of all encumbrances.

4. Do I need to come to Bangladesh to register my property?

If you are purchasing a land or apartment then registration is possible in your absence. But in case of selling your appearance is a must. You can also make a foreign power of attorney via the embassy of Bangladesh at your resident country and your appointed attorney can sell the property on your behalf.

5. What is the land registration fees rate in Bangladesh?

Registration cost depends on the area, nature of property, type of sale and other. In cities like Dhaka, registration cost of a residential land is near about 8.5% to 14% and in case of commercial land or commercial space this stands 15% to 20% in whole.

Additional costs, like Rajuk Sale Permission fees, VAT, documentation fees and others may occur for RajUK and other leasehold properties.

6. How can I send money for land buy and sale in bd?

Always send funds through legal remittance channels like your local bank. This will protect you from money laundering allegations and keep you safe under Bangladesh Bank rules.

7. Are there any tax benefits for NRBs investing in Bangladesh property?

Yes. If you invest using official banking channels, the government provides tax rebates and incentives under NRB investment policies.

8. Can an NRB buy land jointly with a family member in Bangladesh?

Yes. You can jointly own property with your spouse, family, friends or with group of people.

9. Is a property lawyer really necessary to buy property in Bangladesh?

Yes. A real estate lawyer or property lawyer is necessary to maintain proper legal due diligence, agreement, registration including documentation, and even to represent you where necessary.

10. What happens if the land has a court case after purchase?

If you didn’t do proper verification, you might face a civil or criminal case. You have to face the court trail properly as soon as the registration is completed.