Land Measurement & Khatian Verification in Bangladesh: Decimal, Katha, Bigha & E-Porcha

1. Understanding CS, SA, RS and BS Surveys

In Bangladesh the main proof of land ownership is the khatian. Surveys changed over time, so the same plot can have more than one. Knowing the order makes a deed easier to read:

• CS khatian (Cadastral Survey, 1888–1940): The first systematic British-era survey. Older records start here.
• SA khatian (State Acquisition Survey, 1956–1962): Done after zamindari ended. Rushed, so many clerical mistakes.
• RS khatian (Revisional Survey): Field survey that corrected SA errors. Courts usually give RS more weight.
• BS or city survey (from 1998): The latest survey. Mutation and khajna now lean on this one.

2. How land units convert

Deeds mix decimal, katha and bigha. These figures are the usual Dhaka-area measures — 1 katha = 720 sq ft. In other districts katha or bigha can differ, so match the unit on the deed first:

3. Check e-porcha and dag number online

From the Ministry of Land site you can look up a khatian at home and order a certified copy:

• Pick division, district, upazila and the mouza’s JL number.
• Choose the khatian type — RS, BS or mutation.
• Search by khatian number, dag number or the owner’s name.
• When the record appears, pay the court fee and take a certified copy by post or in person.

4. Seven checks before you buy land

Do not take a broker’s word for it. Before you pay, check these yourself:

• Latest land-development tax (khajna) receipt is paid.
• e-Mutation is in the seller’s name, with a DCR receipt.
• A non-encumbrance certificate from the sub-registry — the land is not mortgaged to a bank or anyone else.
• See the plot yourself. Talk to neighbours and match the boundary.
• The chain of title from CS through RS/BS is not broken on the deeds.
• The mouza-map dag number matches the khatian and the deed.
• Ask the AC (Land) office whether the plot is khas, vested or on an acquisition list.

5. How e-mutation usually works

After the deed is registered, mutation at the AC (Land) office is still needed. Apply at mutation.land.gov.bd, pay the official fee (about Tk 1,170) and the office is supposed to finish within 28 working days. Without mutation the government record stays in the previous owner’s name.

FAQ