You bought the land, you have the deed — but the government still shows the old owner. Until you complete mutation (namjari), the land is not fully yours in the eyes of the state. Here is the full process, the documents, the fees, and how long it takes in 2026.
What is land mutation (namjari) in Bangladesh?
Land mutation, called namjari (নামজারি) in Bangla, is the official process of updating government land records to show the new owner's name after a sale, inheritance, or gift. It is processed by the Assistant Commissioner (Land) at the Upazila Land Office and produces a new mutation khatian and a DCR (Duplicate Carbon Receipt).
Why mutation matters
- Only the person in the mutation record can legally pay land tax (khajna).
- You cannot resell or transfer the plot without it.
- Banks will not accept the land as loan collateral without it.
- It is your strongest proof of current ownership in a dispute.
Documents required for namjari
- Mutation application (namjari proposal / jomavag prostabpotro).
- Registered sale deed (bia) and previous deed chain.
- Latest khatian and porcha — verify on eporcha.gov.bd.
- Up-to-date khajna (land tax) receipt.
- Applicant's NID and passport-size photo.
Not sure your deed chain is clean? Read our land document verification checklist first.
The namjari process, step by step
Step 1 — Apply online
Submit the mutation application through the government e-mutation portal (mutation.land.gov.bd) or at the Upazila Land Office.
Step 2 — Verification hearing
The land office reviews documents and may call a hearing to confirm there is no competing claim.
Step 3 — Pay the fee and collect DCR
Once approved, pay the government fee, collect the DCR, and receive the new mutation khatian in your name.
Mutation fees and timeline (2026)
The standard government mutation fee is a few hundred taka in official charges (court fee, DCR, record correction). Realistic timeline is roughly 28 to 60 days depending on the office workload and whether a hearing is needed. Keep every receipt.
Common namjari mistakes to avoid
- Applying before completing registration of the sale deed.
- Wrong dag/khatian number on the application.
- Unpaid back-dated khajna blocking approval.
- Ignoring an objection from a co-sharer or heir.
Buy plots that come mutation-ready
Modhucity hands over clean, transfer-ready documentation. See our Dhaka plot projects or contact our team.
Frequently asked questions
How long does land mutation take in Bangladesh?
Typically 28 to 60 days, depending on the Upazila Land Office workload and whether a verification hearing is required.
Can I do namjari online?
Yes. Applications can be submitted via the government e-mutation portal (mutation.land.gov.bd), though you may still need to visit the land office for the hearing and to collect the DCR.
What happens if I never do mutation?
You cannot pay khajna, resell, mortgage, or fully prove ownership of the land — leaving you exposed in any future dispute.
