Bangladesh deed registration costs, calculated from the rules themselves
Most pages in this niche describe the charges in prose — and two of the most-read ones print rates that were never law. DolilCost does the arithmetic: pick the deed, the mouza group and the value, and get every charge line by line, who pays it, and the instrument that sets the rate.
The short answer for an ordinary land sale in 2026: the buyer pays a 1% registration fee, 1.5% stamp duty and 2–3% local government tax on the deed value. The seller pays the source tax (section 125): 5%, 3% or 2% of the land value or a fixed minimum per decimal, whichever is higher — in prime Dhaka that minimum, not the percentage, is usually the bill. Add ৳1,170 for e-mutation after registration.
Calculate the registration cost of a land sale
Not sure of the group? The sub-registry keeps the list for its mouzas — the thana (police station) named in your deed papers is the quickest way to place it. When in doubt, ask the deed writer which group your mouza sits in before you rely on a figure.
The deed must state the use of the land — if it does not, the tax is treated as not properly collected (rule 6(3)).
Working in katha or square feet? The land unit converter turns them into decimals.
Calculators, by deed type
Land Registration Cost Calculator
A sale of land, with or without a building on it: the higher-of source tax shown, not hidden, and the buyer/seller split line by line.
Flat Registration Cost Calculator
Resale flats and developer flats are taxed differently — two modes, including the developer’s section 126 tax and VAT by flat size.
Heba & Gift Deed Cost Calculator
A gift between close family registers for a flat ৳100 fee — the whole bill is ৳1,894 on a typical deed. See when it is not ৳100.
Baina Registration Fee Calculator
The agreement-for-sale fee brackets, and the new 60-day registration rule that came in with 2026.
Bank Mortgage Deed Cost Calculator
A bank mortgage deed: the slabbed stamp duty and registration fee, computed to the taka.
Land Unit Converter
Decimals, katha, bigha, square feet and square metres, converted with the Dhaka katha stated as the standard.
Partition Deed (Bantonnama) Costs
Dividing family land is cheaper than selling it — the section 78B fee table from the Registration Act itself, with the small charges honestly labelled.
Two numbers in this niche are simply wrong — here is the paperwork
A widely read developer blog gives the stamp duty as a tiered formula and the registration fee at 0.5%. The law says otherwise: stamp duty is a flat 1.5% under the Stamp Act's Schedule I (a cut to 1% was announced in the 2025–26 budget and never enacted), and the registration fee is 1% under SRO No. 196-Law/2020. A second blog quotes "4–5%" and "1–2%" ranges where the rules fix exact figures. This site prints the gazetted figure next to its source and lets the comparison make itself — start with the charge-by-charge breakdown.
The words on the deed
- দলিল — dolil — the deed itself; the document that transfers the property
- মৌজা — mouza — the smallest land-record area; your plot sits in exactly one
- খতিয়ান — khatian — the record of rights for a plot: who owns what share
- নামজারি — namjari (mutation) — updating the land record into the buyer’s name after registration
- বায়না — baina — the registered agreement for sale, signed before the deed
- হেবা — heba — a gift of property under Muslim personal law, made by declaration
- বণ্টননামা — bantonnama — a partition deed dividing joint property between co-owners
Rates & sources
Guides
Land Registration Cost, Charge by Charge
Read the guide →
Source Tax (Section 125), Explained
Read the guide →
Flat Registration Cost in Dhaka
Read the guide →
Land Registration Cost in Chattogram
Read the guide →
Mouza Rate: Why Your Deed Value Has a Floor
Read the guide →
Heba Deed Rules and Costs
Read the guide →
Land registration costs — the questions everyone asks
How much does land registration cost in Bangladesh in 2026?
For an ordinary sale: a 1% registration fee, 1.5% stamp duty and 2% or 3% local government tax on the deed value, all paid on the buyer’s side, plus the seller’s source tax under section 125 — 5%, 3% or 2% of the land value, or a fixed minimum per decimal, whichever is higher — plus ৳1,170 for e-mutation afterwards. Most urban sales land between roughly 8% and 14% of the deed value in total.
Why do other websites give different registration rates?
Two of the most-read pages in this niche print a tiered stamp duty and a 0.5% registration fee. The gazetted figures are a flat 1.5% stamp duty (the announced cut to 1% was never enacted) and a 1% registration fee under SRO No. 196-Law/2020. Many pages also still show the old 8%, 6% and 4% source tax bands, replaced in July 2025 and carried into the Source Tax Rules 2026 as 5%, 3% and 2%.
What is the per-decimal minimum, and why does it matter?
Under rule 6 of the Source Tax Rules 2026, the seller’s source tax is the higher of a percentage of the land value or a fixed amount per decimal of land. In prime areas the minimum is large — ৳9,00,000 per decimal for a commercial plot in Gulshan, Banani, Motijheel or Tejgaon — so a low deed value does not shrink the biggest charge. Every calculation on this site shows both figures and which one applied.
Is DolilCost an official service?
No. DolilCost is an independent calculator built on the published rules — the Income Tax Act, the Source Tax Rules 2026, the Registration Act and the Stamp Act — and every charge names the instrument that sets it. It is not the Department of Registration, the NBR or any sub-registry, and the sub-registry’s own assessment always governs.