Khatian, Porcha, Namjari and DCR: The Difference, and Which One Proves What
"Is porcha the same as khatian?" is one of the most searched land questions in Bangladesh, and the answer is yes and no. The words describe the same record at different stages, plus the receipts that come with it. Once you know the six terms, every land conversation gets easier.
- Khatian: the record of rights for a holding, prepared in a survey
- Porcha: a copy of the khatian; "draft porcha" is the pre-final version
- Namjari khatian: the khatian created when the record is updated in your name
- DCR and dakhila: the receipts for the mutation fee and the yearly land tax
In this guide: The six terms side by side · Is porcha the same as khatian? · Khatian types: CS, SA, RS, BS and BDS · What namjari adds, and what it does not · Which documents to check before you buy
The short answer
A khatian is the record of a holding prepared in a land survey (CS, SA, RS, BS or BDS), showing the owner, the dag numbers and the area. A porcha is a copy of that khatian; the draft porcha is the version published for objections before the record is finalised. Namjari (mutation) updates the record after a transfer or inheritance, and the result is a namjari khatian in the new owner’s name. The DCR is the receipt for the mutation fee, and the dakhila is the yearly land development tax receipt. The dag is the plot number on the mouza map.
The six terms side by side
| Term | What it is | Who issues it | What it proves |
|---|---|---|---|
| Khatian | Record of rights for a holding: owner, dags, area, share | Settlement office, in a survey | Who the record showed as owner at that survey |
| Porcha | Copy of the khatian (certified or printed); draft porcha before finalisation | Settlement office, record room, e-porcha | Same as the khatian it copies |
| Namjari khatian | New khatian opened when the record is updated after a transfer or inheritance | AC (Land) via e-namjari | Who the land office now records as owner |
| DCR | Duplicate carbon receipt for the mutation fee, issued with the namjari khatian | AC (Land) | That the mutation fee was paid and the namjari granted |
| Dakhila | Land development tax (khajna) receipt | Union land office, ldtax.gov.bd | Tax paid for the year; supports possession |
| Dag | Plot number on the mouza map | Survey | Which piece of ground the khatian refers to |
Is porcha the same as khatian?
In everyday use, yes: people say porcha for the paper copy of a khatian. Technically the khatian is the record and the porcha is a copy of it. The one case where the difference matters is the draft porcha in a new survey (such as the BDS). It is published so that owners can object before the record is finalised. If your name or area is wrong in the draft porcha, object within the time allowed; after finalisation, correction needs the Land Survey Tribunal.
Khatian types: CS, SA, RS, BS and BDS
Each survey produced a new generation of khatians: the Cadastral Survey (CS, British period), the State Acquisition survey (SA, 1950s), the Revisional Survey (RS), the Bangladesh Survey (BS, city areas) and now the digital BDS. The latest finalised khatian is the one the land office works from, but a chain back through the earlier khatians is what proves title. Our guide on khatian types explains how to read each one.
What namjari adds, and what it does not
A namjari khatian shows that the land office has recorded you as the holder after a purchase, gift, inheritance or decree. It lets you pay khajna in your name, sell, mortgage and build. It does not by itself create ownership: a namjari obtained on a forged deed, or one that leaves out an heir, can be cancelled by a misc case, and a real title dispute is decided by the civil court on the deeds and the chain of khatians. Treat the namjari khatian as the latest page of the record, not the whole book.
Which documents to check before you buy
- The latest khatian on eporcha.gov.bd: is the seller the recorded owner, and does the dag and area match?
- The seller’s namjari khatian and DCR: was the seller mutated after buying or inheriting?
- The chain of earlier khatians and deeds back to the CS or SA record.
- The current dakhila: is khajna paid, and in whose name?
- The mouza map: does the dag on paper match the ground?
Our guide on what to check before you buy land walks through each step.
Find the latest khatian
On e-porcha by mouza and khatian or dag number.
Match the dag
Dag number and area in the deed against the khatian and map.
Look for the namjari
The seller's namjari khatian and DCR after their purchase.
Check the dakhila
Khajna paid to date, in the right name and holding.
Common questions
Is porcha and khatian the same?
In practice yes: porcha is the copy of the khatian. Technically the khatian is the record and the porcha is its copy. The draft porcha in a new survey is the pre-final version you can object to.
What is a namjari khatian?
The khatian opened in your name when the AC (Land) updates the record after a purchase, gift, inheritance or decree. It is issued with the DCR after the mutation fee is paid.
What is a DCR in land?
The duplicate carbon receipt for the mutation fee, issued with the namjari khatian. Buyers ask for the seller's DCR to confirm the seller was mutated.
What is a dakhila?
The land development tax (khajna) receipt. It shows tax paid for the year and the holding, and supports possession, but it is not proof of ownership.
What is a dag number?
The plot number on the mouza map. A khatian can contain several dags, and a dag can be shared by several khatians.
Which khatian is the latest?
The most recent finalised survey for the area: RS or BS in most places, BDS where the digital survey has been finalised, or a namjari khatian opened after that.
Does a namjari khatian prove ownership?
It proves the land office recorded you as holder. Ownership depends on the deeds and the chain of khatians, and a wrong namjari can be cancelled.
Where can I get a certified copy of a khatian?
From the district record room, or download the e-porcha version at eporcha.gov.bd, which can be delivered by post for a fee.
More in Land & Property
Buying land safely, mutation (namjari) and recovering occupied land.
Not sure what the papers in front of you mean?
Send scans of the khatian, deed and dakhila. We will read them and tell you what is missing. A written assessment costs nothing.
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