e-Namjari Online Application in Bangladesh: Every Step, Screen by Screen (2026)

In this guide: Before you open the portal · Step 1: register and log in · Step 2: fill in the application · Step 3: upload documents and pay Tk 70 · Step 4: report, hearing and decision · Step 5: pay Tk 1,100 and download the khatian and DCR

The short answer

Go to mutation.land.gov.bd, register with your NID and mobile number, open a new application, choose the type (purchase, inheritance, gift or decree), enter the mouza, khatian and dag details exactly as they appear in your deed and the latest khatian, upload the documents as PDF or JPG, and pay the Tk 20 application fee and Tk 50 notice fee online. You get an application number by SMS. The union land office reports, the AC (Land) fixes a hearing, and if the application is approved you pay Tk 1,000 record-correction and Tk 100 DCR fee online and download the new khatian and DCR with a QR code.

Before you open the portal

• Check the seller’s or donor’s name on the latest khatian on eporcha.gov.bd. If the seller was never mutated, your application will be refused for a broken chain; mutate the seller first or obtain the chain deeds.
• Match the dag number and area in your deed with the khatian. Any mismatch is the most common reason for rejection.
• Pay any arrears of land development tax (khajna) online and keep the receipt.
• Scan every document clearly: deed (all pages), khatian, khajna receipt, NID, passport photograph; for inheritance the death and warish certificates; for a decree the certified copy.

New from 1 July 2026: in city corporation, pourashava and cantonment areas the Finance Act 2026 requires proof of income tax return submission (PSR) for namjari, and for partition of land and flats, in the same way it is already required at the sub-registry. Keep the acknowledgement slip or system certificate for the latest tax year with your papers; an application without it will stall.

Step 1: register and log in

1. Open mutation.land.gov.bd and choose নামজারি আবেদন (mutation application).
2. Register with your NID number, date of birth and a mobile number that you will keep. All SMS notices go to this number.
3. Verify the OTP and set a password. If you are applying for someone else, register in your own name and attach the power of attorney.

Step 2: fill in the application

1. Type of application: purchase (sale deed), inheritance (warish), gift (heba), exchange, or court decree. The type decides which documents the form asks for.
2. Land details: division, district, upazila or circle, mouza, khatian number and dag numbers, and the area you are claiming in each dag. Copy them from the deed and the khatian; do not round.
3. Previous owner: the name exactly as it appears in the khatian, and the deed or document by which the land came to you.
4. Applicants: every buyer or heir with NID, address and share. For inheritance, all heirs must be listed even if only one is applying for their share.
5. Save as you go. The portal allows you to return to a draft.

Step 3: upload documents and pay Tk 70

Upload each document in the slot the form provides (PDF or JPG; keep each file small and legible). Then pay the Tk 20 application court fee and Tk 50 notice fee through the portal’s online payment options (mobile banking or card). The application is not filed until this Tk 70 is paid. You receive an application number by SMS. Keep it; you will need it to check status and at the hearing.

Step 4: report, hearing and decision

The union or pourashava land office checks the record and possession and sends a report. The AC (Land) fixes a hearing date and the portal sends an SMS. Attend with the original documents. Anyone who objects, such as a co-sharer, is heard the same day or on an adjourned date. The AC (Land) then approves or rejects, and the status changes on the portal. The target for a complete application is 28 working days; shorter targets apply to expatriates, freedom fighters and priority industries. In Dhaka and where there is an objection, allow 45 to 60 days.

Step 5: pay Tk 1,100 and download the khatian and DCR

When the status shows approved, pay the Tk 1,000 record-correction fee and Tk 100 DCR fee online. Pay promptly: an approved application whose DCR fee is not paid is archived after about 30 days and you have to start again. Once payment is confirmed the mutation khatian and DCR appear for download. The QR-coded online khatian is valid without an office signature; anyone can verify it by scanning the code. Open your land development tax holding in your own name the same week.