What is Rajuk Mutation?

Rajuk mutation is a legal process applicable to the Leasehold properties of Rajdhani Unnoyon Kartipakkho (Rajuk) in Gulshan, Banani, Baridhara, Uttora residential areas and also for the Purbachal New Town project.

Simply, the term mutation means to the substitution of new owner’s names when ownership of a land, apartment, or commercial space is transferred. The transfer may follow various processes like Heba, Inheritance, Sale Deed, Partition deed etc. Whatever the modes of transfer may be, the transferee must apply in writing for the Rajuk mutation to the concerned estate office.  

The Rajuk mutation follows the same processing as the one needed for the Rajuk sale permission. Its notable that about the Rajuk mutation, the applicant must also apply for land mutation from the concerned office of the assistant commissioner of land.

When mutation is necessary ?

Rajuk mutation is required each time a transfer is made. In four cases its become mandatory for the owner to apply for mutation such as-

• When the property is acquired by inheritance or succession.
• When a deed of sale or heba is made.
• When the property is acquired by family partition.
• When the title is acquired by the judgment and decree of the Court.

Besides the above mentioned situation, there may have some other exceptions where the mutation may become mandatory. 

How to apply ?

The process of applying for Rajuk Mutation is quite complex for the applicants who are not accustomed with the process. Besides, the process requires a lot of legal documentation. Though there are  prescribed forms of application and affidavits are available to the RajUK website, people seek our service for errorless proper legal documentation in expert hand. Whatever, if you have appointed any power of attorney, the attorney may also complete the mutation work from Rajuk on your behalf. 

The process of Rajuk mutation application is divided into two parts, online application and physical submission.

1. Online  Application

Digitalization of citizen services has made it more easy and convenient for the mutation applicant as they are now able to apply for RajUK mutation online. Though, full fledged online service is yet not available for all the estate offices but many of the estate offices accept online application.  

2. Direct Application

Traditional and long practiced system of RajUK Mutation is to physically apply for mutation once a sell permission is executed and the title is acquired by the heirs. From the last few months, some of the estate offices like Land and Estate-2, Land and Estate-3 has merged the mutation process with the procedure of Rajuk Sale Permission. If anyone apply for RajUK sell permission and the application is granted, RajUK will automatically mutate the name of the proposed purchaser in their record. In this case,  the purchaser / sell permission receiver shall notify the RajUK after completion of registration of sale deed and shall also provide the required documents like, Sale deed, Holofnama and Ongikarnama in reference to the mutation order.

Necessary Documents for processing 

To proceed RajUk Mutation a series of documents corresponding to the modes of title are necessary. The required documents list varies from nature of title, modes of acquisition and transfer. A concise list of required documents are provided below for better understanding of our respected readers.

I. When the property is owned by purchase or heba

II. When the property is owned by inheritance

III. When the property is owned by partition

IV. When the property is transferred by Court Judgement

Fees for mutation 

The government fees and charges for the mutation of Rajuk flat and plots are divided in two categories i.e. Residential flat or plot and Commercial space or plot. Provided that, the rate differs depending on the concerned estate office. For example, the rate fixed for Gulshan, Banani and Baridhara is same as Uttora residential model town but differs from the DIT, Badda and Purbachal new town.  The rates of charges for Land and Estate 1 and 2 (Gulshan, Banani, Baridhara and Uttora residential model town) are shown as below in reference to the citizen’s charter of RajUK:

1. Government fees

2. Miscellaneous Cost

Besides the government charges as discussed above there are some other additional cost to be borne by the applicants. These miscellaneous expenses such as-

1. Documentation Cost
2. Non-Judicial stamp for affidavit and ongikarnama
3. Cost for notarial registration or attestation
4. Lawyer fees and other applicable charges

Post Mutation Works

On completion of Rajuk Mutation, you must also apply for mutation to the concerned AC land office of your revenue circle. They will process land mutation for you. On basis of land mutation land revenue is collected by the government. If you done Rajuk mutation but did not applied for AC land mutation, your task is incomplete. AC land mutation shall be done within 3 months of RajUK mutation. 

Frequently Asked Question

What is mutation in Bangladesh?

Mutation means the record of current owners name to the government record instead of the previous owner who, transferred the property.

How much is mutation fees in Bangladesh?

For private land, mutation fees prescribed by government is BDT 1170 tk only and for lease hold property of Rajuk, MoHPW and NHA is different from BDT 7,000 to 30,000 only. Its also depends on the nature of the property.

How to cheek Rajuk mutation status?

To cheek the Rajuk mutation status online, unique applicant ID and login credentials are required. If you submit application online, you should have these and can cheek the status directly from Dashboard. 

How to get Rajuk mutation form online?

Rajuk offers prescribed and prerafted common form for mutation. You can download it here. Please note, the description of the application ma differ depending on the nature and use of property. If you are not accustomed with the process, get assistance from an expert property lawyer in Dhaka.

Who to get a best property lawyer in Dhaka?

You will find numerous lawyer from your network and neighborhood but all of them are not property law expert. You should find a best suite for you who is expert with Rajuk related works and have adequate knowledge in Real Estate and Land laws of Bangladesh. 

How much time need to do Rajuk Mutation?

It generally takes 3 to 5 months to complete the full mutation process but its possible to complete the whole procedure in 5-7 days only in fast track process. Normally, this service is provided for the foreigner and the persons with unavoidable emergency.