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E-mutation (namjari) fee & process
Registration makes you the owner; mutation makes the government's record agree. The fee for that second step is one of the few numbers in this whole system that is small, fixed and published by the ministry itself — and it is still routinely overpaid.
The fee: ৳1,170, and nothing more
| Part of the fee | Amount |
|---|---|
| Application (court) fee | ৳20 |
| Notice issuance fee | ৳50 |
| Record correction fee | ৳1,000 |
| Mutual khatian supply fee | ৳100 |
| Total | ৳1,170 |
The Ministry of Land's own description of the service states the total and that no additional fee may be charged. Pay online through the e-mutation system; the breakdown above is your receipt-check.
The process, in order
1. After the deed is registered, apply online on the land ministry's e-mutation service with the deed details, the seller's khatian and your identification. 2. Pay the ৳1,170 through the offered payment channels. 3. The assistant commissioner (land) office processes the case — notice is issued to the recorded parties (that is the ৳50), the record is corrected (the ৳1,000), and a fresh khatian is issued in your name (the ৳100). 4. Collect and check the new khatian: names, dag numbers, areas and shares. Errors found now are a correction; errors found at your own sale, years later, are a dispute.
If something goes wrong
The land ministry runs a hotline at 16122 for its services, and the e-mutation system lets you track an application by its number. If an office demands more than ৳1,170, that demand contradicts the ministry's published schedule — politely ask for the demand in writing, and use the hotline. Every calculator on this site adds the ৳1,170 as a labelled post-registration step, because a registration budget that forgets mutation is a budget that comes up short in the final week.
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
Questions
What is the e-mutation fee in Bangladesh?
৳1,170 in total, fixed by the Ministry of Land: application court fee ৳20, notice-issuance fee ৳50, record-correction fee ৳1,000, and mutual khatian supply fee ৳100. The ministry states that no other fee can be charged. Anyone asking for more at the land office is asking outside the schedule.
How long does e-mutation take?
The service standard is 28 working days for ordinary applications in metro and district areas, and up to three weeks was the earlier published standard for general cases; complex or disputed records take longer. Track the application online with your receipt rather than through an intermediary.
Is mutation the same as registration?
No. Registration transfers the title — the deed is the ownership document. Mutation (namjari) updates the government land record (khatian) into the new owner’s name, which is what lets you pay land development tax in your own name and what future buyers and banks will check. You need both; the deed first, then the mutation.