How to Read a Khatian, Porcha and Mouza Map: A Column-by-Column Guide for Buyers and Heirs

In this guide: The khatian, column by column · Porcha, khatian and namjari khatian · Reading the mouza map · Getting certified copies online · Checks before you buy

The short answer

A khatian is the record of rights for a mouza: it lists the holders, the dag (plot) numbers they hold, the area of each dag and each holder’s share. A porcha is the draft khatian given to owners during a survey for objections, or loosely any uncertified copy; it is not final until the khatian is published. The mouza map shows every dag in the mouza as a numbered parcel. To check a piece of land, match three numbers across the papers: the mouza name and JL number, the khatian number, and the dag number. Then confirm that the seller’s name, share and area agree with the deed and the latest namjari khatian, and that the dag on the map is where the land actually lies.

The khatian, column by column

• Header: district, upazila, mouza name, JL (jurisdiction list) number, khatian number, survey (CS, SA, RS, BS or city/Dhaka).
• Holders’ column: names, fathers’ or husbands’ names, addresses and the share each holds (for example 0.500 or ৮ আনা).
• Dag columns: each dag number, the land class (nal, bhiti, doba, etc.) and the area in decimals or acres held under this khatian.
• Total area of the khatian, and remarks such as khas, acquisition, or later corrections by namjari or tribunal order.

A holder’s land is share × area of each dag. Our khatian share calculator works it out.

Porcha, khatian and namjari khatian

During a survey the attestation officer hands each owner a draft record, the porcha, to check and object to. After objections and appeals the final khatian is printed and gazetted. Later sales and inheritances are recorded by namjari, which opens a new khatian number in the buyer’s name. So for current ownership read the latest namjari khatian, and for history read the survey khatians (CS, SA, RS, BS) in order. The khatian, porcha and namjari guide sets out the differences.

Reading the mouza map

The mouza map is drawn sheet by sheet, each sheet numbered, with every dag shown as a parcel carrying its dag number. Rural survey maps are usually drawn at 16 inches to the mile; urban and city survey sheets use larger scales, so check the scale printed on your sheet before measuring. Roads, khal, ponds and homesteads are marked with standard symbols. Find your dag number, note its neighbours on each side, then walk the land: the shape, the road frontage and the neighbouring plots should match. If they do not, you may be looking at the wrong dag, or the record may need correction in the Land Survey Tribunal.

Getting certified copies online

Certified khatians and mouza maps can be ordered on eporcha.gov.bd (Ministry of Land): choose the district, upazila and mouza, search by khatian number, dag number or owner name, pay online and download or receive by post. Map orders are in the map section of the same portal; some maps are viewable online. The DC office record room and the upazila land office still issue copies in person. Helpline: 16122. Use certified copies, not photocopies, for any purchase or case.

Checks before you buy

• Seller’s name and share in the latest namjari khatian match the deed.
• The dag chain runs unbroken through CS, SA, RS and BS records.
• The dag on the map is the parcel you are shown on the ground.
• No remarks for khas, vested, acquisition or a pending tribunal case.
• Land development tax (khajna) is paid up in the seller’s name.