Purbachal Plot Transfer and Namjari: Rules, Steps, Documents and Cost

As of 8 October 2026, most residential RAJUK Purbachal plots no longer need RAJUK’s prior permission to be sold, gifted or inherited, under a Housing Ministry notification of November 2025. The buyer pays RAJUK’s 3% transfer fee at the sub-registry, plus normal registration costs: roughly 10.5–11.5% of deed value in total.

That short answer has conditions. The plot must be residential, it must appear in the schedule (list) of plots RAJUK has published, and it must not fall into one of the excluded groups described below. This guide explains the rule, the steps, the papers and the costs, and tells you plainly which points we could confirm from sources and which we could not.

Key facts

Fact	Value	As of	Source
Is RAJUK’s prior permission needed to transfer a residential plot?	No, for residential plots included in the published schedule. Covers sale, gift/heba, inheritance, partition, power of attorney and taking a loan against the plot.	Notification issued 9–10 November 2025 (reports differ on the day); effective immediately	BSS, Prothom Alo, Jugantor
Transfer fee payable to the lessor (RAJUK)	3% of deed value for a plot or land only; 2% for a flat or a building with its land. Paid by the buyer (deed recipient) at the sub-registry when the deed is executed.	November 2025	BSS, Jugantor, The Business Standard
Deadline to inform RAJUK after the deed	Certified copy of the deed and the mutation (namjari) papers must reach RAJUK within 90 days.	November 2025	BSS, Prothom Alo
Fine for late submission	Tk 50 per day, maximum Tk 10,000.	November 2025	The Business Standard, BSS
RAJUK’s time limit to update its record	30 days after receiving the papers; the buyer is to be informed by registered post and by email or another electronic channel.	November 2025	Prothom Alo, Jugantor
Cases where RAJUK approval is still required	Commercial, institutional and industrial plots; plots with an ownership dispute involving government interest; plots on the abandoned-property list; plots allotted under special consideration between January 2009 and July 2024; plot subdivision, amalgamation and change of land use.	November 2025	BSS, Prothom Alo
Schedule (list) of plots that can be transferred without approval	Not yet published on 11 December 2025, which stalled registrations. RAJUK’s website later carried schedule notices (Part 1 and Part 3, the latter dated 30 December 2025). We could not open those files, so whether a particular Purbachal plot is listed is not confirmed here.	11 December 2025; 30 December 2025	Manab Zamin, RAJUK notice
Registration fee	1% of deed value.	In force since 5 July 2020; listed unchanged on a page updated 31 August 2026	Land Registration BD (SRO 196 of 2020)
Stamp duty	1.5% of deed value.	Page updated 31 August 2026	Land Registration BD
Local government tax	2% in city corporation and cantonment areas, 3% elsewhere. Which rate applies to Purbachal today is not confirmed.	Page updated 31 August 2026	Land Registration BD
Source tax on transfer (Income Tax Act 2023, section 125; TDS Rules, rule 6)	For residential plots under RAJUK in Rupganj (Narayanganj) and Kaliganj (Gazipur): 3% of deed value or Tk 60,000 per decimal, whichever is higher. This is the transferor’s (seller’s) tax.	Rates applying from 1 July 2025. The FY 2026–27 table (TDS Rules 2026, SRO 273 of 5 July 2026) could not be read; unchanged rate for Purbachal is not confirmed.	ACNABIN / Baker Tilly, Finance Ordinance 2025 changes (Annexure D), Tax VAT Point
AC Land mutation (namjari) fee	Tk 1,170 in total, paid online.	27 February 2026	Khobor Sangjog, citing the Land Ministry
Governing law of RAJUK	The Town Improvement Act 1953 was replaced by the RAJUK Ordinance 2026 (No. 13, 19 January 2026), itself replaced by the RAJUK Act 2026 (Act No. 67, gazetted 10 April 2026). The Ordinance let RAJUK charge a fee on transfer of allotted land at a rate set by rules. The Act’s text could not be read, so its transfer provisions are not confirmed.	10 April 2026	Laws of Bangladesh, Legislative Division

What changed in November 2025

Purbachal plots are 99-year leasehold plots. Earlier, an allottee needed RAJUK’s approval before selling, gifting, mortgaging or giving a power of attorney, and again for mutation after the transfer. Officials and allottees described that process as slow and open to harassment (The Business Standard, 4 August 2025).

The Ministry of Housing and Public Works then issued a seven-point notification, signed by a deputy secretary of its Administration Wing-1, removing the lessor’s approval for residential plots and flats in a schedule to be published, and replacing the old approval fee with a percentage fee collected at the sub-registry (BSS, 11 November 2025; Jugantor).

Two points deserve care:

The schedule matters. The exemption applies to plots listed in the schedule. A month after the notification, registrations were stuck because the list had not been issued; one reported case was a 10-katha Purbachal plot an expatriate wanted to gift to her sisters (Manab Zamin, 11 December 2025). Check that your plot is in the list before you pay anyone.
The plot fee is 3%. BSS, Prothom Alo, The Business Standard, Jugantor and Manab Zamin all report 3% for plots. One report (Kalbela, 19 November 2025) printed 5% for the same notification; we treat that as an error, but confirm the figure at the sub-registry.

Has anything changed since? We found no report up to 8 October 2026 that the notification has been withdrawn or the 3% rate changed. We could not confirm this from RAJUK’s own website, which we were unable to open. RAJUK’s law was rewritten in 2026 (see the table above); the 2026 Ordinance allowed a transfer fee set by rules and, in the sections we read, did not mention prior permission for transferring an allotted plot (Laws of Bangladesh). Whether new rules under the 2026 Act have altered the fee is not confirmed.

Step by step: the normal case (residential plot in the schedule)

Check eligibility. Confirm the plot is residential, appears in RAJUK’s published schedule, and is not disputed, not on the abandoned-property list and not a special-consideration allotment made between January 2009 and July 2024 (BSS).
Verify the seller’s papers. Use the checklist below. Ask RAJUK’s Estate and Land office that holds the plot file to confirm the current allottee, dues and any restriction.
Agree the price and the deed value. Decide who bears which cost. The deed value drives every percentage fee. A sub-registry will not register land below the official minimum (mouza) value (Technical Alamin, 9 February 2026).
Prepare the deed. Use a lawyer or a licensed deed writer. The Land Ministry has said only licensed deed writers may work at sub-registry offices and that fee lists must be displayed (Lawyers Club Bangladesh, 4 December 2025).
Pay the fees. RAJUK’s 3% transfer fee is paid at the sub-registry with the other charges (Jugantor). Registration fee, stamp duty and local government tax go by pay order; source tax by challan (Land Registration BD).
Register the deed at the sub-registry office with jurisdiction over the plot. Sale deeds for land must be registered; an unregistered deed cannot support an ownership claim (Lawyers Club Bangladesh). Keep the receipt and collect the certified copy.
Inform RAJUK within 90 days. Submit the certified copy of the deed and the mutation papers. RAJUK must update its ownership record within 30 days and notify you by registered post and electronically (Prothom Alo).
Complete AC Land namjari and pay land development tax where a khatian exists for the plot. The fee is Tk 1,170, paid online (Khobor Sangjog).

Not confirmed: the reports do not make clear whether AC Land namjari must be finished before the 90-day submission to RAJUK, or whether RAJUK still charges its own mutation fee (its online guide lists Tk 10,000 plus 15% VAT, RAJUK EPMS guide) for scheduled plots. Ask RAJUK when you submit.

Which sub-registry? The project lies mostly in Rupganj upazila of Narayanganj and partly in Kaliganj upazila of Gazipur. In mid-2026 the government approved bringing the whole project area under Dhaka district (Ittefaq, 2 July 2026). Whether that has been gazetted, and whether registry or AC Land jurisdiction has moved, is not confirmed. Ask the sub-registry before preparing pay orders.

Excluded cases: when RAJUK approval is still needed

The relaxation does not apply to the following (BSS; Prothom Alo):

Commercial, institutional and industrial plots, flats or spaces.
Residential plots with an ownership dispute in which the government has an interest.
Plots on the abandoned-property list.
Plots allotted under special consideration between January 2009 and July 2024, until further instructions. Purbachal allotments from that period are under review (Bonik Barta, 20 July 2025).
Any plot not yet included in the published schedule.
Subdividing a plot, joining plots, or changing land use: these always need RAJUK’s permission.

For excluded residential plots the earlier approval route continues, and the 2% or 3% fee is paid after approval is granted (Jugantor). The earlier route, as described by RAJUK’s online guide and a law-firm explainer, runs as follows (RAJUK EPMS guide; Adv. M. S. Mishuk):

Apply to RAJUK in the prescribed form (the EPMS portal accepts online applications) with a notarised affidavit.
Buyer and seller appear in person with original papers, NID, tax papers and photographs.
RAJUK checks the file, dues and possession; the file moves up through the Estate officers.
RAJUK issues a payment notice; fees are deposited through a bank, normally within one month.
RAJUK issues the transfer permission and sends a copy to the sub-registrar; the deed is then registered.
RAJUK mutation, then AC Land mutation.

Reported timelines are two to six months (Adv. M. S. Mishuk). The old per-katha transfer fee for Purbachal is not confirmed: the only figures we found are for Gulshan, Banani, Baridhara, Uttara and Nikunja (Tk 2,00,000–2,20,000 per katha plus Tk 2,000 per katha documentation fee and 15% VAT, labelled as 2025 fees), and RAJUK’s guide says only that the prescribed rate applies. For power of attorney, RAJUK’s guide lists Tk 3,000 per katha as appointment fee and Tk 30,000 per katha as development fee (RAJUK EPMS guide); whether these still apply to scheduled residential plots is not confirmed.

Documents checklist

Document	Who issues it	What to check, and where
Allotment letter (and any revised allotment letter)	RAJUK	Allottee’s name, plot, road, sector, size and allotment category. Match with RAJUK’s file at the Estate and Land office. Check the allotment date against the January 2009–July 2024 special-consideration exclusion.
Payment receipts for all instalments	RAJUK / bank	No dues outstanding in RAJUK’s ledger.
Possession (handover) letter	RAJUK	Plot physically handed over; boundaries on site match the layout plan.
Registered lease deed	RAJUK as lessor; registered at the sub-registry	Deed number and date; take a certified copy from the sub-registry and compare. Read the lease conditions.
RAJUK mutation letter in the seller’s name	RAJUK	Needed if the seller is not the original allottee (bought, inherited or received as gift). Confirm in RAJUK’s record.
Earlier transfer deeds and RAJUK’s transfer permission for each earlier sale	Sub-registry / RAJUK	Unbroken chain from the original allottee to the present seller.
AC Land namjari khatian and DCR	AC Land office	Where a khatian has been opened for the plot, the name should match the seller. Verify on the Land Ministry’s online service.
Land development tax (khajna) receipt	Union land office / online	Paid up to the current Bangla year.
Seller’s NID, TIN and proof of tax return	Election Commission / NBR	Name spelling identical across all papers. A sub-registry asks for proof of return for deeds in city corporation, municipal and cantonment areas (Land Registration BD).
Power of attorney, if the seller acts through an agent	Owner; registered at the sub-registry	Must be registered, must clearly give power to sell, and the owner must be alive and must not have revoked it. A power of attorney lapses on the owner’s death (RAJUK EPMS guide). Speak to the owner directly.
Succession certificate and heirship papers, for inherited plots	Civil court / local authority	All heirs named and all signing. RAJUK’s guide asks for a court certificate in inheritance cases.
Bank clearance, if the plot was mortgaged	Lending bank	Loan repaid and mortgage released.

Costs, with a worked example

The costs fall into three groups: the lessor’s transfer fee to RAJUK, the government’s registration charges, and small fixed fees.

Worked example: deed value Tk 3 crore

Assumptions. A 5-katha residential plot in the Rupganj or Kaliganj part of Purbachal (5 katha = 8.25 decimals), listed in the schedule, sold by one individual to another. Local government tax taken at 3%. Source tax taken at the rate applying from 1 July 2025; the FY 2026–27 rate is not confirmed.

Item	Rate	Amount (Tk)	Usually paid by	Source
RAJUK transfer fee	3% of deed value	9,00,000	Buyer	Jugantor
Registration fee	1%	3,00,000	Buyer	Land Registration BD
Stamp duty	1.5%	4,50,000	Buyer	Same
Local government tax	3% (assumed; 2% if the city corporation rate applies)	9,00,000	Buyer	Same
Source tax, section 125	Higher of 3% of deed value (Tk 9,00,000) or Tk 60,000 × 8.25 decimals (Tk 4,95,000)	9,00,000	Seller by law (the transferor’s tax); often negotiated in practice	ACNABIN / Baker Tilly
Total of percentage charges	11.5%	34,50,000

If local government tax is 2%, the total becomes Tk 31,50,000 (10.5%).
The buyer’s share without source tax is Tk 25,50,000 (8.5%) at 3% local government tax.
Small fixed fees are extra: e-fee Tk 100, N-fee and NN-fee charged per page, a Tk 300 affidavit stamp and a Tk 10 court fee on the transfer notice (Land Registration BD).
After the deed: AC Land namjari Tk 1,170 (Khobor Sangjog); RAJUK record update or mutation fee, if charged, not confirmed.
Lawyer’s or deed writer’s fees and our brokerage are separate and agreed in advance.

Points that can change the figure

Plot size. The source-tax floor is per decimal, so on a 10-katha plot (16.5 decimals) the floor is Tk 9,90,000, which is higher than 3% of Tk 3 crore.
Location row. In the source-tax table, Rupganj and Kaliganj sit in the 3% row, while Khilkhet and other Dhaka thanas sit in a 5% row (5% or Tk 1,50,000 per decimal for residential plots under RAJUK) (ACNABIN / Baker Tilly). Whether moving Purbachal into Dhaka district changes its row is not confirmed.
VAT. VAT on a deed applies when the seller is a land or building developer (Sub-Registrar’s office, Sonatala). For a resale between individuals we assumed none; confirm at the sub-registry.
Capital gains. The Finance Act 2026 is reported to have ended the treatment of source tax on property transfers as the seller’s final tax (PwC Bangladesh). Sellers should ask a tax adviser what more may be due in their return.
Total burden. The housing trade body said in June 2026 that registering land and flats costs over 13% and that the FY 2026–27 budget did not reduce it (Ajker Patrika, 15 June 2026).

Common mistakes and fraud warnings

Paying an advance before checking the schedule. If the plot is not listed, or is a 2009–2024 special allotment, the deed cannot simply be registered.
Buying on “paper handover” only. Many Purbachal plots have changed hands by passing papers without a registered deed (Ajker Patrika, 28 April 2024). Without a registered deed and RAJUK’s record in your name you are not the recorded owner.
Relying on a power of attorney without meeting the owner. It ends if revoked or if the owner dies, and an unregistered one may be refused.
Not checking the chain. Each earlier sale should have a registered deed and, for sales before November 2025, RAJUK’s transfer permission.
Showing a low deed value to save fees. It weakens your own proof of what you paid and may be refused if below the minimum value.
Missing the 90-day submission. The fine is small, but until RAJUK updates its record your later sale, loan or building plan can be delayed.
Paying fees in cash to a middleman. Government charges are paid by pay order or challan; ask for the receipts. You can complain to the District Registrar if asked for extra money (Lawyers Club Bangladesh).
Trusting anyone who says they can “manage” RAJUK. Do the checks yourself or through your own lawyer.
Forgetting the one-plot rule. The 2026 Ordinance said a person or family may hold only one allotted plot or flat from government bodies and that concealment can lead to forfeiture (Laws of Bangladesh). Whether this affects a buyer who purchases from an allottee is not confirmed; ask a lawyer.

Frequently asked questions

Do I need RAJUK permission to sell my Purbachal plot in 2026?

For a residential plot listed in RAJUK’s published schedule, no prior permission is needed under the November 2025 notification. Commercial plots, disputed plots, abandoned-list plots and special-consideration allotments from January 2009 to July 2024 still need approval (BSS).

How much is the RAJUK transfer fee for a Purbachal plot?

3% of the deed value for a plot, paid by the buyer at the sub-registry when the deed is executed (Jugantor). On a Tk 3 crore deed that is Tk 9 lakh.

What is the total registration cost for a Purbachal plot?

On our assumptions, about 10.5–11.5% of deed value: 3% RAJUK fee, 1% registration fee, 1.5% stamp duty, 2–3% local government tax and 3% source tax. The source-tax rate for FY 2026–27 is not confirmed.

What is the 90-day rule after buying a RAJUK plot?

Within 90 days of the deed you must give RAJUK a certified copy of the deed and the mutation papers. Late submission costs Tk 50 a day up to Tk 10,000. RAJUK then has 30 days to update its record (Prothom Alo).

Is namjari at RAJUK enough, or do I also need AC Land namjari?

They are different records. RAJUK’s record shows who holds the lease; the AC Land khatian is the land-revenue record on which land development tax is paid. Do both where a khatian exists for the plot (Adv. M. S. Mishuk).

Can I buy a Purbachal plot through a power of attorney?

Yes, but with care. It must be registered and must clearly authorise sale, and it stops working if the owner revokes it or dies (RAJUK EPMS guide). Confirm with the owner in person or by video call.

How do I know if a plot was a “special consideration” allotment?

Look at the allotment category and date on the allotment letter and ask RAJUK’s Estate and Land office to confirm from the file. Plots allotted under special consideration between January 2009 and July 2024 cannot use the permission-free route until the government decides otherwise (Prothom Alo).

Can I gift my Purbachal plot to my children or siblings without RAJUK approval?

Gift and heba are covered by the same relaxation for scheduled residential plots (BSS). Whether the 3% fee and the usual registration charges are reduced for a heba between close relatives is not confirmed; ask the sub-registry.

How we help

Purbachal Estate Agency has brokered RAJUK Purbachal plots since 2010. We are a broker, not RAJUK and not a law firm. We can show you available plots, help you collect and compare the seller’s papers, go with you to the RAJUK office and the sub-registry, and introduce a lawyer or deed writer if you want one. Call or WhatsApp 01711482191.

Sources

Last checked: 8 October 2026. This is general information, not legal advice; confirm your plot’s status with RAJUK and a lawyer before paying.