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Land registration cost in Bangladesh: every charge, with the law that sets it

A sale deed in Bangladesh does not have a price; it has a stack — five or six separate charges, each set by a different law, paid through a different channel, before the sub-registrar will accept the deed. Here is the whole stack, in the order the money actually moves.

1. Registration fee — 1% of the deed value (buyer)

Charged under section 78 of the Registration Act 1908, at the rate fixed by SRO No. 196-Law/2020: 1% of the value stated in the deed, with a minimum of ৳100 on small deeds. At least one widely read blog prices this at 0.5%; the SRO says 1%, and 1% is what the sub-registry collects. Paid by pay order.

2. Stamp duty — 1.5% of the deed value (buyer)

Under the Stamp Act 1899's Schedule I for a conveyance: 1.5%. By default the buyer bears it (section 29(c)), unless the parties agree otherwise. Two cautions travel with this figure: a cut to 1% was announced with the 2025–26 budget but never enacted, so pages printing 1% are printing a speech, not a law; and up to ৳1,200 of the duty may be paid in stamp paper, the balance by pay order.

3. Local government tax — 2% or 3% (buyer)

2% in city corporation and cantonment areas, 3% everywhere else, per the sub-registry published schedule. One honest divergence: some press summaries describe pourashava areas at 2%. The schedule applies 3% outside city corporation and cantonment areas, the difference is one point — ৳50,000 on a ৳50 lakh deed — and our calculators follow the schedule while printing a confirm-locally note on pourashava results.

4. Source tax — the charge that decides the bill (seller)

Under section 125 of the Income Tax Act 2023 and rule 6 of the Source Tax Rules 2026, the seller pays the higher of a percentage of the land value (5%, 3% or 2% by mouza group) or a per-decimal floor set by the group and the land class — and, where the land carries a building or flat, a second tax on the structure (rule 6(2)). It is deposited by A-challan before registration, and since 1 July 2026 it is an advance against the seller's capital-gains liability, not a final tax. This is the charge with a whole guide of its own: section 125, explained. The full tables are on the rates page.

5. The small fixed fees

E-fee ৳100; the affidavit sworn on ৳300 stamp paper; a ৳10 court fee on the transfer-notice application; copying fees charged per 300-word page at the office. Professional costs — deed writer, lawyer, search fees, bank charges — sit outside the official schedule entirely.

6. After registration — e-mutation, ৳1,170

The deed transfers the title; the land record still has to be updated into the buyer's name. The official e-mutation fee is ৳1,170 and nothing more may be charged. The e-mutation guide covers the breakdown and the steps.

A whole bill, added up

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