Land Law in Bangladesh – Critical Rules, Regulations & Step-by-Step Guide 2025

Land is one of the most valuable assets in Bangladesh. Whether you are a farmer, urban investor, a start‑up owner planning to build a warehouse, or simply someone who inherited family land, understanding the legal framework around land is important. This guide explains the major land law in Bangladesh, the regulatory regime, how land can be transferred, registered, how disputes are handled, and what you should watch out for in 2025.

Key Legislation & Regulatory Framework

In Bangladesh, the land law is governed by various statutes, ordinances, and regulations. Some of the major ones include:

• State Acquisition and Tenancy Act, 1950: This act deals with the acquisition of land by the state, and the rights of tenants and occupants.
• Transfer of Property Act, 1882: Governs transfer of immovable property, sales, leases, and mortgages between individuals.
• Registration Act, 1908: Requires documents affecting land (deeds, mortgages) to be registered to ensure legal validity.
• Land Reforms Ordinance, 1984: Regulates tenure, holdings, transfers, and bargadar (share‑cropping) rights.
• Land Reform Act, 2023: Recent legislation updating major aspects of land law and dealing with newer issues of land crime, etc.
• Other acts, such as the Survey Act, 1875, and the Acquisition and Requisition of Immovable Property Ordinance, 1982, also play roles.

These laws together define how land is owned, transferred, registered, acquired by the state, and how disputes are handled.

Rules & Regulations: What You Need to Know in 2025

Ownership and Tenure

• Land can be owned by individuals, companies, government. Ownership rights are subject to laws.
• For agricultural land, tenure systems including “bargadar” (share‑cropper) exist under the Land Reforms Ordinance, 1984.
• There are ceilings on land holding, and surplus land may vest in the state under certain laws.

Transfer & Registration

• Any document transferring an interest in land (sale, mortgage, lease) must be properly executed and registered under the Registration Act, 1908. Failure to register may limit enforceability.
• The Transfer of Property Act sets out how ownership, lease, mortgage and other rights pass.
• Surveys, demarcation, boundary mapping are covered under acts like Survey Act, 1875.

Acquisition by the State / Government Intervention

• The state may acquire or requisition land for public purposes under the Acquisition and Requisition Ordinance, 1982 or similar provisions.
• Under tenancy or reform laws, tenants or bargadars have certain protections. E.g., the Land Reforms Ordinance aimed to protect bargadars.

New Rules & Land Crime Prevention

• The Land Crime Prevention and Remedy Act, 2023 was enacted to deal with land‑related crimes (illegal occupation, forgery of land records etc.). A draft of the Rules for this Act (Land Crime Prevention and Remedy Rules, 2023) was approved by the ministry in December 2023.
• This means from 2025 onward you should expect stricter enforcement of land crime regulations, more audits of registration irregularities, and greater penalties for forgery or illegal land grab.

Rights & Obligations of Landowners/Users

• If you hold land, you have rights (owning, transferring, leasing) but also obligations (paying taxes/levies, complying with zoning, building rules etc.).
• For agricultural land, reforms may impose obligations on production or use of the land.
• When land is used for non‑agricultural purposes (residential/commercial), zoning laws, building laws and environmental laws may apply.

Practical Steps and Compliance for Land Buyers / Owners

If you are buying land, inheriting it, or using land for business, here are practical steps:

1. Due diligence
   • Check the chain of title: preceding owners, transfers, any mortgage or liens.
   • Ensure registers are updated: mutation, revenue records, survey records.
   • Verify the nature of land: agricultural or non‑agricultural, any zoning restrictions.
   • Check for pending litigations, claims, or government acquisition notices.
2. Registration & Documentation
   • Once you buy or receive land, ensure the deed is registered under the Registration Act, 1908.
   • Get the mutation (transfer in revenue records) done in local land office.
   • Obtain certified copies of all relevant documents and keep them safely.
3. Use and Development
   • If you plan to build (residential or industrial), check zoning, building permits, and environmental law compliance.
   • If agricultural land, ensure you respect tenancy laws and reform laws if applicable.
   • Pay any land development tax or other levies as required. For example, earlier, Bangladesh had a land development tax for non‑agricultural land.
4. Dispute Management
   • If someone challenges your ownership or there is adverse possession, act quickly. Land disputes in Bangladesh are common.
   • Use the proper forum: e.g., the Land Appeal Board hears appeals on land matters.
   • With the 2023 Act, land crime issues (illegal occupation, forgery) may be dealt with more strictly.
5. Keeping Updated
   • Policies and regulations may change. The Land Reform Act, 2023, represents this.
   • Stay informed about local urban planning rules, especially if you are in a city like Dhaka or Chattogram.
   • Make sure you comply with new rules on digital record‑keeping, survey updates, etc.

Key Challenges & Risks in Land Law in Bangladesh

• Chain of title issues: Sometimes older transfers were informal, undocumented, or forged; this poses risks.
• Land grabbing and illegal occupation: As in real‑life reports, sometimes land is sold without a proper title or challenged later. > “Get a solid attorney … look for any conflict or claim.”
• Change of land use: Land classified as agricultural cannot always be simply converted into residential/commercial without following the procedure.
• Government acquisition: For public projects, the state has power to take land; you may face compensation issues or delays.
• Survey and boundary disputes: Especially in rural or older holdings, demarcation and survey records may be outdated.
• Compliance with urban zoning/building/environment laws: If you use land for development without proper permit you face risk of demolition or penalty.

FAQs (Frequently Asked Questions)

Conclusion

Land remains a vital and valuable asset in Bangladesh but navigating the legal and regulatory environment requires care and knowledge. Whether you are buying, inheriting, leasing, developing, or simply holding land, make sure you understand the key laws (Registration Act, Transfer of Property Act, Land Reforms Ordinance, Land Reform Act 2023), carry out full due diligence, comply with registration and zoning rules, and stay updated on regulatory changes.

If you’d like, our legal team at Dewey & LeBoeuf can provide you with a tailored land law in Bangladesh checklist for your particular district (e.g., Dhaka, Chattogram) and help you prepare the documentation or check your land transaction before you proceed. Book a consultation today to secure your land investment.