RAJUK sale permission and mutation for commercial plots and spaces

If you own or plan to buy a commercial plot, office floor or shop space on RAJUK land, the registered deed is only half the transaction. The other half is RAJUK sale permission and mutation: permission before the transfer and mutation in RAJUK’s records after it. Skip either one and you hold a deed that RAJUK does not recognise, which blocks future sale, bank finance, building approval and even utility changes.

I am Matin Sarkaer Mishuk, Advocate, Supreme Court of Bangladesh. I have handled RAJUK transfers in Gulshan, Banani, Uttara, Purbachal and other RAJUK areas for individuals, companies and NRB owners. This page explains how sale permission and mutation work for commercial plots and spaces, what RAJUK checks, what documents you need and where files usually get stuck.

My advice on RAJUK sale permission and mutation in one line: start the file before you fix a registration date, not after.

Why RAJUK sale permission and mutation matter

Most plots in RAJUK’s planned areas are not freehold. RAJUK allotted them under long-term lease, usually 99 years, through a registered lease deed. The lessee owns the leasehold interest, but the lease deed requires RAJUK’s prior permission before the plot, or any part of a building on it, is sold, gifted, mortgaged or otherwise transferred. RAJUK sale permission is that prior consent. RAJUK mutation, also called namjari in RAJUK’s records, then replaces the old lessee’s name with the new owner’s.

The same logic applies, with different offices and forms, to leasehold land under other government authorities, such as plots in Dhanmondi, Mohammadpur and Lalmatia and projects of the National Housing Authority.

Commercial plots and spaces: what is different

Residential transfers are routine for RAJUK. Commercial files need more care. The differences I watch for:

RAJUK sale permission and mutation: step by step

Step 1: Title and RAJUK file review

I first review the lease deed, allotment letter, possession letter, previous sale permissions and mutation letters, and the approved building plan. The goal is to confirm that the seller is the recorded lessee in RAJUK’s file and that every earlier transfer had permission. A missing permission in the chain must be regularised before a new one is granted.

Step 2: Clear dues and charges

RAJUK will not process a transfer while dues are outstanding. I check lease rent, any arrears, holding tax with the city corporation, land development tax where applicable and utility bills. For mortgaged property, the bank’s no objection certificate and release of the mortgage are needed.

Step 3: Application to RAJUK

The seller applies for sale permission in the prescribed form, with the buyer’s details, supporting documents and the applicable fee. RAJUK’s services and notices are published on the official RAJUK website. For companies, the application is supported by a board resolution and corporate documents.

Step 4: RAJUK verification and transfer fee

RAJUK’s estate section verifies the file, checks the land use and building status, and assesses the transfer fee under its current schedule. Once the fee is paid, RAJUK issues the sale permission letter. I have set out the fee structure and practical timeline in my detailed article on RAJUK sale permission process and fees.

Step 5: Registration within the validity period

The sale permission is valid for a limited period. The sale deed must be registered at the Sub-Registry within that time, in line with the Registration Act, 1908. The deed should recite the permission letter and match its terms exactly: parties, plot, floor or space, and area.

Step 6: RAJUK mutation

After registration, the buyer applies to RAJUK for mutation with the registered deed, the permission letter and supporting papers. RAJUK then records the buyer as lessee. Only after RAJUK mutation is the buyer fully recognised for future sale, mortgage or building approval. I explain this stage further in RAJUK mutation: complete guideline.

Documents required for RAJUK sale permission and mutation

From the seller

• Registered lease deed and allotment letter
• Possession letter or handover certificate
• All previous RAJUK sale permissions and mutation letters
• Approved building plan and, where relevant, occupancy certificate
• Up to date holding tax and lease rent receipts
• Bank NOC and mortgage release, if the property was financed
• NID or passport, photographs and TIN certificate
• For companies: board resolution, memorandum and articles, RJSC certified list of directors and authority letter

From the buyer

• NID or passport and photographs
• TIN certificate
• For companies: board resolution and corporate documents
• For NRB buyers: authenticated power of attorney if someone signs on their behalf

For RAJUK mutation after registration

• Certified copy of the registered sale deed
• RAJUK sale permission letter
• Mutation application and fee
• Updated holding tax and utility records

Usual timeline

Where RAJUK files usually get stuck

• Broken chain: an earlier owner sold without permission, so the current seller is not recorded with RAJUK.
• Power of attorney sales: transfers through a power of attorney that RAJUK never recognised. Since 2023, RAJUK has required its prior approval for powers of attorney over its plots.
• Plan deviation: the building does not match the approved plan, or extra floors were added.
• Use mismatch: a residential plot used commercially, or a commercial plot used outside its allotted purpose.
• Unpaid dues: years of arrears that must be cleared first.
• Heirs not recorded: the original allottee died and the heirs never mutated their names with RAJUK.

Each of these has a fix. Some take a letter; some take a formal regularisation application. What does not work is ignoring them and registering anyway.

Change of land use on RAJUK plots

Many plots in Gulshan, Banani and Uttara were allotted for residential use but now house offices, clinics, restaurants or showrooms. RAJUK treats use outside the allotted purpose seriously. A buyer of such a property inherits the problem, including the risk of penalties and refusal of permission. Where change of use is allowed under the current land use plan, it needs a formal application and fee. Before you buy commercial space in a converted building, I confirm whether the commercial use is approved or simply tolerated.

Taxes at registration for commercial property

At registration, the Sub-Registry collects stamp duty, registration fee, local government tax and advance income tax on the gain, at rates set by the current Finance Act and the applicable area classification. Commercial spaces sold by a developer may also carry VAT. For company sellers and buyers, the transfer has accounting and corporate tax effects that the company’s tax adviser should review. I calculate the registration costs in advance and coordinate with your accountant so that the deed value, the payment trail and the tax filing all match.

Checklist before you sign a bayna for RAJUK property

• Seller is the recorded lessee in RAJUK’s latest mutation letter
• Every earlier transfer had RAJUK sale permission
• No bank charge, or a written bank commitment to release on payment
• Use of the plot or space matches the allotment
• Building matches the approved plan
• No pending RAJUK notice, penalty or litigation
• Bayna is registered and makes final payment conditional on RAJUK permission

If the seller cannot tick every line, the bayna must protect you with a refund clause and a clear deadline.

A typical scenario from practice

A common situation: a company buys an entire office floor in a Gulshan commercial building, registers the deed and moves in. Two years later, when it applies for a bank loan using the floor as security, the bank asks for RAJUK mutation. The company finds that the developer’s original transfer of that floor never had RAJUK sale permission.

The route out is to regularise the earlier transfer with RAJUK, clear the related fees, then complete permission and mutation in the company’s name. It takes time and money that a proper check before purchase would have saved. That is why I treat RAJUK sale permission as part of due diligence, not paperwork after the deal.

Mutation at the land office versus RAJUK mutation

Clients often ask whether they need mutation at the AC Land office as well. For RAJUK leasehold plots, RAJUK’s own mutation is the key record for the leasehold interest. Depending on the area and the history of the land, the land office record and holding tax record may also need updating. I check both and advise you on exactly which records apply to your property.

For NRB owners of RAJUK property

NRB owners often hold plots or flats in Uttara, Purbachal and Gulshan. If you want to sell or transfer while living abroad:

• Give a specific power of attorney that meets RAJUK’s requirements
• Get it authenticated at the Bangladesh mission and stamped in Bangladesh
• Keep copies of every RAJUK letter in your name
• Let your lawyer track the file directly with RAJUK

See power of attorney for NRBs for the authentication process, and my article on the RAJUK property transfer process.

Buying a flat or space on RAJUK land

If you are buying a flat rather than a commercial plot, the same principles apply. Your apartment purchase legal check should confirm the plot’s RAJUK status and whether the developer’s earlier transfers were permitted. For broader title checks, see property verification and legal vetting.

A RAJUK sale permission file is rarely difficult when the history is clean. It becomes slow and costly when earlier owners cut corners. My role is to find those corners early, fix them in the right order and keep the file moving until the final RAJUK letter is in your hands.

What my RAJUK sale permission and mutation service includes

• Review of the RAJUK file and full title chain
• List of defects and the regularisation route for each
• Preparation and filing of the sale permission application
• Coordination with the bank for NOC and mortgage release
• Drafting the sale deed in line with the permission letter
• Calculation of registration costs and taxes
• RAJUK mutation application and follow-up to the final letter

Frequently asked questions

Is RAJUK sale permission compulsory?

Yes, for plots and buildings on RAJUK leasehold land. The lease deed requires RAJUK’s prior permission before transfer. Registering without it leaves the buyer unrecognised in RAJUK’s records.

How long is a RAJUK sale permission valid?

It is valid for a limited period stated in the permission letter. The deed must be registered within that time, or a fresh permission is needed.

Can a company buy a commercial plot from RAJUK land?

Yes. The company applies through an authorised signatory with a board resolution and corporate documents. The same permission and mutation steps apply.

What if an earlier owner sold without permission?

The earlier transfer must usually be regularised with RAJUK first, with applicable fees, before a new permission is granted.

Do I need RAJUK mutation after registration?

Yes. RAJUK mutation records you as the lessee. Without it, you will face problems with future sale, mortgage and building approval.

Can I sell RAJUK property from abroad?

Yes, through a power of attorney that meets RAJUK’s requirements, authenticated at the Bangladesh mission and stamped in Bangladesh.