Purbachal Plot Buying Checklist: What to Verify Before You Pay

Before you pay for a Purbachal plot, confirm five things in this order: the plot’s exact identity on the RAJUK layout, the seller’s ownership in RAJUK’s own records, the seller’s identity and authority, the allotment category and any transfer restriction, and unpaid dues. Pay only through a bank, against a registered agreement, with a lawyer checking every paper.

This checklist is for buyers of resale plots in RAJUK’s Purbachal New Town. It follows the order in which the checks should be done, so that you spend money only after the cheaper checks have passed. Last checked: 8 October 2026.

Purbachal in brief

RAJUK’s project page gives the area as 6,213 acres in 30 sectors, with about 26,000 residential plots (it also gives a total of 26,213 plots, of which 24,724 had been handed over when the page was written). The page carries no date; its targets suggest it was written around 2022.
Residential plots are 3, 5, 7.5 and 10 katha. 1 katha = 720 sq ft, so 3 katha = 2,160 sq ft, 5 katha = 3,600 sq ft, 7.5 katha = 5,400 sq ft and 10 katha = 7,200 sq ft. The exact area of a particular plot is the one written in its RAJUK papers.
Plots are held on a 99-year lease from RAJUK. What you buy is the allottee’s leasehold right, so RAJUK’s file on the plot matters as much as the registered deed.

Step-by-step verification checklist

Step 1. Identify the plot on the RAJUK layout

Every Purbachal plot has a three-part address: sector, road and plot number. Write it down and check each item against the RAJUK layout plan, not against a broker’s sketch.

Sector, road, plot number – all three must match in every document.
Size category – 3, 5, 7.5 or 10 katha, and the exact area written in the papers.
Dimensions – front width and depth. Two plots of the same katha can have different shapes.
Facing – which direction the front of the plot looks at (south, north, east or west).
Front-road width – the width of the road the plot opens onto, as drawn on the layout.
Corner or not – a corner plot has roads on two sides.
What is next to it – lake, park, playground, school plot, market plot, utility plot, main avenue.

Step 2. Visit the site and match the boundary pillars

Go to the plot yourself, in daylight. Find the road number sign and count plots from a known corner.
Find the boundary pillars and measure front width and depth with a tape. Compare with the layout and the possession letter.
Check that the plot is vacant and nobody else is using or fencing it. Ask neighbours and guards who they know as the owner.
Look at the ground level, drainage, the condition of the front road and whether an electricity line is nearby.
Save the Google Maps pin and take photos showing the pillars and the road.

Step 3. See the original documents

Ask to see originals, not photocopies or phone photos. A genuine seller can show them at a meeting. The table below lists what to look for on each paper. Take clear copies for your lawyer.

Step 4. Verify the same facts at RAJUK

This is the single most important step. Papers shown by a seller prove little until RAJUK’s own file says the same thing. In a case reported by Prothom Alo on 5 October 2022, buyers paid about Tk 84 crore for nine Purbachal plots sold by impostors using forged allotment letters, office orders, ownership certificates and sale-permission papers; police said the forgeries would have been caught by checking at RAJUK.

Go to RAJUK with the seller, or with the seller’s written consent, and ask the Estate and Land office to confirm who is recorded as the current allottee of that sector, road and plot.
Confirm the plot size, the allotment category, whether all instalments are paid, and whether there is any dispute, court case, cancellation notice or hold on the file.
Do not rely on a “RAJUK person” introduced by the seller or by a middleman. Go to the office yourself or send your own lawyer.

Step 5. Verify the seller’s identity and authority

Match the seller’s NID name, father’s name, photo and address with the allotment letter and lease deed. Meet the seller in person.
If there are several owners or heirs, every one of them must sign. For a deceased allottee, ask for the succession papers and check that RAJUK has recorded the heirs.
Power of attorney: treat it as a higher-risk sale. Check that it is registered, that it specifically gives power to sell this plot and to receive the money, that it has not been revoked, and that the owner is alive. Speak to the owner directly on a video call and, where possible, pay into the owner’s bank account, not the attorney’s.
A power of attorney made abroad must be authenticated at the Bangladesh mission and then processed in Bangladesh. Have your lawyer confirm it is complete before relying on it.

Step 6. Check the allotment category and transfer exclusions

Purbachal plots were allotted under quotas and categories. Bonik Barta (20 July 2025) lists first-phase lottery allotments to government officials, employees of autonomous bodies, private-sector employees, expatriates, businesspeople, freedom fighters, lawyers, journalists, artists, MPs and others; plots also went to original inhabitants and people affected by the land acquisition. The category is written on the allotment letter.

Under a Housing and Public Works Ministry notification announced on 10 November 2025, residential plots of the ministry’s agencies can be transferred by sale, gift or inheritance and can be mortgaged without the agency’s prior permission. The buyer pays a fee of 3% of the deed value for a plot at the sub-registry office, and must give RAJUK a copy of the deed and the mutation papers within 90 days (late fine Tk 50 a day, up to Tk 10,000). RAJUK is to update its record within 30 days of receiving them.

The old permission process still applies to:

plots specially allotted between January 2009 and July 2024;
plots with an ownership dispute;
plots listed as abandoned property;
non-residential plots (commercial, institutional, industrial);
any subdivision or merging of plots.

The ministry said it would publish a list of plots that can be transferred without permission. Unconfirmed: we could not confirm from a public source whether that list has been published for Purbachal. Ask RAJUK in writing whether your plot is on it. Whether a particular allotment category carries any other resale condition is also something to confirm with RAJUK.

Step 7. Check dues and instalments

Ask for RAJUK receipts showing that the full allotment price and all instalments are paid, and confirm at RAJUK that nothing is outstanding on the file.
Ask for up-to-date land development tax (khajna) receipts.
Ask about any service charges. For water, Prothom Alo reported on 22 February 2023 that plot owners may have to pay a minimum charge once the network reaches them, even without a connection.
Agree in writing that the seller clears all dues up to the date of registration.

Step 8. Agree the price and every cost

The asking price is what the seller first quotes. The final price is what you agree after negotiation. Write the final price in the agreement in figures and in words.
List who pays what: the 3% transfer fee (payable by the buyer under the November 2025 notification), registration charges and taxes at the sub-registry office, deed-writing and lawyer’s fees, broker’s commission, and any RAJUK or land-office fees. Rates for registration charges and taxes change; get the current figures from the sub-registry office or your lawyer before you agree the price.
Do not agree to write a lower value in the deed than the money you actually pay. It weakens your proof of payment and can create tax and legal problems.

Step 9. Bayna (sale agreement): do’s and don’ts

Put the bayna in writing and register it. Under section 17A of the Registration Act, 1908, a contract for sale of immovable property must be presented for registration within 30 days of signing.
Sign it only with the recorded owner (or a verified, registered attorney).
State the sector, road, plot number, area, final price, bayna amount, balance, deadline for registration, who pays which cost, and what happens if either side backs out.
Add a clause that the money is refundable in full if RAJUK’s record does not match or the plot cannot be transferred.
Have your own lawyer read it before you sign.

Don’t

Don’t pay bayna before Steps 1 to 7 are done.
Don’t pay a “token” or “booking” in cash to a middleman to hold the plot.
Don’t sign on blank stamp paper or leave blanks to be filled in later.
Don’t accept an unregistered bayna on plain paper as protection.
Don’t hand over a large share of the price at bayna. Keep the bayna amount modest and the balance for registration day.

Step 10. Pay through a bank

Pay by pay order, account-payee cheque or bank transfer to an account in the seller’s own name, matching the NID.
Write the pay order or cheque numbers in the bayna and in the sale deed.
Do not pay to a relative, employee, broker or “RAJUK contact” of the seller.
Keep every receipt and bank advice. Hand over the balance at registration, not before.

Step 11. Registration

Register the transfer deed at the sub-registry office that has jurisdiction over the plot. Go to the office in person. In the 2022 fraud case above, “registration” was arranged at the buyer’s own office.
Confirm which office: Purbachal has been split between Rupganj (Narayanganj) and Kaliganj (Gazipur). On 1 July 2026 the government committee NICAR approved bringing the whole project under Dhaka district. We could not confirm how this changes the registering office, so ask your lawyer which sub-registry office is currently handling plots in your sector.
For a plot outside the exclusions in Step 6, the 3% fee is paid at the sub-registry office. For an excluded plot, the seller must first obtain RAJUK’s transfer permission.
Check the deed draft word by word: names, NID numbers, sector, road, plot, area, price, payment details.
Collect the registration receipt and, later, the original registered deed.

Step 12. After registration

Complete mutation (namjari) at the land office in your name and pay the land development tax.
Submit a copy of the deed and the mutation papers to RAJUK within 90 days and get a dated acknowledgement. Follow up until RAJUK records you as the allottee.
Collect from the seller every original: allotment letter, possession letter, lease deed, earlier deeds, receipts.
Take possession on site with the seller present, check the pillars again and mark your boundary.
Keep one complete file of originals and one scanned copy.

Documents: who issues them and what to check

Document	Issued by	What to check
Allotment letter	RAJUK	Allottee’s name and father’s name match the NID; sector, road, plot number and size; allotment category; date and memo number; confirm at RAJUK that the letter exists in the file.
Payment receipts for the allotment price	RAJUK / the receiving bank	All instalments paid; amounts add up to the price in the allotment letter; no outstanding balance or late charge.
Possession letter	RAJUK	Same plot address and measurements as the allotment letter and the site; date of handover.
Lease deed (99-year)	Executed by RAJUK and the allottee; registered at the sub-registry office	Registered deed number and date; lessee’s name; plot schedule; conditions of the lease; signatures and seals.
Earlier transfer deeds (if the plot was sold before)	Sub-registry office	An unbroken chain from the first allottee to the present seller; each deed registered; certified copy can be obtained from the sub-registry office.
RAJUK name-transfer / mutation letter	RAJUK	For a plot that has changed hands: RAJUK has recorded the present seller as allottee. Verify at RAJUK.
Mutation (namjari) khatian and DCR	Land office (AC Land)	Khatian is in the seller’s name; plot and area match.
Land development tax (khajna) receipts	Land office	Paid up to the current year in the seller’s name.
National ID (and TIN) of the seller	Election Commission / NBR	Photo and details match the person in front of you and the names on RAJUK’s papers.
Power of attorney (if any)	Registered at a sub-registry office; if made abroad, authenticated at the Bangladesh mission	Registered; gives specific power to sell this plot and receive payment; not revoked; owner alive and reachable.
Succession papers (if the allottee has died)	Court / local authority	All heirs named; all heirs signing; RAJUK has recorded the heirs.
RAJUK transfer permission (excluded plots only)	RAJUK	Needed where the plot falls under an exclusion in Step 6; permission names this buyer and is still valid.

The list reflects the papers normally seen in a RAJUK plot sale. RAJUK or your lawyer may ask for others.

Red flags

The seller shows only photocopies, or says the originals are “at the bank” or “with RAJUK”.
The seller or broker discourages you from checking at RAJUK, or offers to “manage” the check for you.
The price is far below other plots of the same size and position, with pressure to pay today.
Payment is asked in cash, or into an account that is not in the owner’s name.
The owner is abroad and nobody can arrange a direct video call with them.
A power of attorney that is unregistered, very old, or general rather than specific to this plot.
Names, plot numbers or areas differ between documents, even slightly.
The plot was allotted between January 2009 and July 2024 under special consideration, and the seller says no RAJUK permission is needed.
The same plot is being offered by several people at different prices and nobody can produce the owner.
Registration is proposed anywhere other than the sub-registry office.
Someone else is in possession, or the pillars on site do not match the layout.
You are asked to sign blank stamp paper or an agreement with blanks.

Forged allotment papers and impostor owners are documented in the 2022 case cited above. Double selling, forged powers of attorney and disputes over unregistered bayna are general risks in land dealing in Bangladesh; the checks in this list are designed to catch them.

What we do and don’t do as a broker

What we do. Purbachal Estate Agency has brokered Purbachal plots since 2010. We show you plots that owners and partner agents have asked us to offer, tell you the asking price we were given, arrange site visits, and arrange a meeting where you can see the seller’s documents.

What we don’t do. We do not certify ownership. We are not RAJUK, a lawyer or a surveyor, and a listing on our site is not proof that a plot’s papers are in order. Verify every plot independently at RAJUK and use your own lawyer before you pay anything. We do not ask you to pay the plot price to us.

See current listings in the plot finder and how asking prices vary on the Purbachal plot price page. Call or WhatsApp 01711482191. Office: House 13, Road 305, Sector 24, Purbachal New Town.

Frequently asked questions

Is RAJUK permission needed to buy a Purbachal plot?

For most residential plots, no prior permission has been needed since the Housing and Public Works Ministry’s notification of November 2025; the buyer pays a 3% fee at the sub-registry office and informs RAJUK within 90 days. Plots specially allotted between January 2009 and July 2024, disputed plots, abandoned property and non-residential plots still need permission. Confirm your plot’s status at RAJUK. (As of 8 October 2026.)

How do I confirm the seller is the real owner?

Check at RAJUK’s Estate and Land office who is recorded as the allottee of that sector, road and plot, and match that name with the seller’s NID and face. Seeing documents is not enough: forged RAJUK papers have been used in reported frauds.

Is it safe to buy through a power of attorney?

It carries more risk than buying from the owner directly. Accept only a registered power of attorney that specifically covers the sale of this plot, confirm it has not been revoked, speak to the owner yourself, and have your lawyer check it.

Does a bayna have to be registered?

Yes. A contract for sale of immovable property must be presented for registration within 30 days of signing under section 17A of the Registration Act, 1908. An unregistered bayna gives you weak protection.

What does the buyer pay besides the price?

The 3% transfer fee on the deed value (November 2025 notification), registration charges and taxes at the sub-registry office, deed-writing and legal fees, mutation fees and the broker’s commission. Ask the sub-registry office or your lawyer for current rates before agreeing the final price.

How long does RAJUK take to record the new owner?

The November 2025 notification gives the buyer 90 days to submit the deed and mutation papers and gives the agency 30 days after that to update ownership. Actual time can differ; keep your dated acknowledgement and follow up.

Sources

RAJUK – Purbachal New Town project page (undated; read 8 October 2026): area, sectors, plot numbers, handover.
Prothom Alo, 10 November 2025: transfer without permission, 3% fee, 90 days, fine, exclusions.
The Daily Ittefaq, 10 November 2025: same notification; fee on deed value; list to be published.
The Business Standard, 4 August 2025: background to the decision; mutation at the land office.
Prothom Alo, 5 October 2022: Tk 84 crore Purbachal plot fraud with forged papers and fake owners.
Bonik Barta, 20 July 2025: allotment quotas and categories.
Jago News, 1 July 2026: NICAR approval to place Purbachal under Dhaka district.
Prothom Alo, 22 February 2023: water supply and minimum charge.
LawHelpBD (read 8 October 2026): Registration Act, 1908, section 17A.
bdnews24.com, 7 November 2025: power of attorney rules for people abroad.

Last checked: 8 October 2026 — general information, not legal advice.