Most plots in Gulshan, Banani, Baridhara, Dhanmondi, Uttara and Purbachal are not owned outright. They are held on long lease from a government authority, and the lease terms travel with the land. At Ain Bisharod, we handle transfer, mutation, inheritance and compliance for leasehold plots and flats under RAJUK, the National Housing Authority and other bodies of the Ministry of Housing and Public Works.
What leasehold property means
A leasehold plot is land that a government authority has leased to an allottee for a long term, commonly 99 years, on conditions set out in the lease deed. The authority remains the lessor. The allottee, and every later buyer, holds the plot subject to those conditions.
In Dhaka, the lessor is usually RAJUK, the National Housing Authority (NHA), or another body under the Ministry of Housing and Public Works (MoHPW). Many established areas, including Gulshan, Banani, Baridhara, Dhanmondi, Uttara and Purbachal, consist largely of leasehold plots. NHA housing estates in Mirpur and Mohammadpur follow similar rules.
This matters because a leasehold plot has two sets of records: the ordinary land records at the AC Land office and sub-registry, and the authority’s own file. A transfer that is clean in one set and missing in the other causes problems at the next sale, at mortgage, and at inheritance.
Freehold and leasehold compared
| Freehold land | Government leasehold plot | |
|---|---|---|
| Who holds the land | The owner, without a superior lessor | The allottee, under a lease from the authority |
| Main record | Deeds, khatian and mutation at the AC Land office | Lease deed, allotment letter and the authority’s own file, along with land office records |
| Conditions on use | General planning and building rules | The lease conditions, plus planning and building rules |
| Transfer | Registered sale deed and mutation | Registered deed, with the authority’s records updated under its own procedure |
| Risk if conditions are breached | Limited to general law | The authority may act under the lease, which in serious cases can affect the lease itself |
The 2025 change on transfer permission
For many years, a leasehold plot or flat could not be sold until the leasing authority gave sale permission. According to a government notification reported in November 2025, prior approval from RAJUK or other leasing bodies under MoHPW is no longer required to transfer residential plots and flats by registered deed.
As reported, the change works as follows:
- The deed is registered at the sub-registry office first, with the fees set by the government.
- The deed and transfer papers must then be submitted to the leasing authority within a fixed period, with fines for delay.
- The authority’s approval is still needed for subdivision, amalgamation or any deviation from the master plan.
- The relaxation does not cover plots with ownership disputes, abandoned property, plots allotted during a period specified in the notification, or institutional, commercial and industrial plots, which keep the earlier procedure.
The rules for government leasehold property change from time to time. Before you buy, sell or transfer, we check the current notification and the authority’s present practice for that specific plot. Where a plot is caught by an exclusion, or ownership is already disputed, the transfer needs a different route.
The removal of the sale permission step does not remove the need to verify the lease. It moves the checking onto the buyer and the buyer’s lawyer.
Leasehold legal services we provide
- Lease deed review. We read the lease deed and allotment letter, identify the conditions and check whether any are in breach.
- Transfer. We handle sale, gift (heba) and other transfers, including registration and submission of the deed to the authority within the required time.
- Mutation with the authority. We apply to have the authority’s records show the new owner, and follow the file through.
- Inheritance and succession. We handle mutation of a deceased allottee’s plot in favour of the heirs, including heirship documents and any partition.
- Lease renewal and extension matters. We advise on the lease term and any renewal or extension issues the authority raises.
- Use and construction restrictions. We check whether the planned use or building complies with the lease and planning rules before you commit.
- Breach of lease conditions. We respond to notices from the authority and work to regularise the plot where possible.
- Due diligence before acquisition. We verify the lease, the chain of transfers and the authority’s records before you buy.
- Land class conversion and plan approval. We advise on change of land use and the approvals needed before construction.
- Mortgage and redemption. We handle the authority’s permission and documents where a plot is mortgaged to a bank, and the release when the loan is repaid.
- Abandoned property issues. We advise owners and buyers where a plot is listed or claimed as abandoned property.
- Power of attorney for leasehold property. We draft and register powers that match what the authority will accept.
Authorities you will deal with
| Authority | Typical areas | What it controls |
|---|---|---|
| RAJUK (Rajdhani Unnayan Kartripakkha) | Gulshan, Banani, Baridhara, Uttara, Purbachal, Jhilmil and other RAJUK estates | Lease, transfer records, mutation, plan approval, land use |
| National Housing Authority | NHA housing estates and flat projects, including Mirpur and Mohammadpur | Allotment, instalments, transfer and mutation of NHA plots and flats |
| Other MoHPW bodies | Government housing estates and plots | Lease conditions and transfer records under their own rules |
| Sub-registry office | Area of the property | Registration of the transfer deed |
| AC Land office | Area of the property | Land records and land development tax |
Before you buy a leasehold plot or flat
In addition to the usual property verification, a leasehold purchase needs these checks:
Leasehold purchase checklist
- The original allotment letter and the registered lease deed
- Every later transfer, and whether each was recorded by the authority
- The authority’s latest mutation or ownership record
- Outstanding dues, fees or penalties owed to the authority
- Whether the plot falls within any exclusion in the current transfer rules
- Whether the existing or planned building complies with the lease and the approved plan
- For flats: the landowner-developer agreement, and whether the authority’s records show the land in the landowner’s name
- Any mortgage recorded with the authority and its release
How Ain Bisharod handles a leasehold matter
- Document review. Lease deed, allotment letter, transfer deeds and the authority’s records.
- Records check. We confirm the position with the authority and the sub-registry office, and check for dues and recorded mortgages.
- Advice. We tell you whether the transfer or mutation can proceed as it stands, and what will be required.
- Documentation. We draft the deed, heirship and partition papers or applications needed.
- Registration and submission. We attend registration and submit the papers to the authority within the time allowed.
- Follow-through. We follow the file until the authority’s record shows the correct owner, and give you copies of everything.
Common mistakes with leasehold property
- Treating the sub-registry deed as the end of the job. If the authority’s file is not updated, the next buyer, bank or heir will face delay.
- Missing the submission deadline after registration. Under the 2025 approach, late submission attracts fines.
- Buying a plot caught by an exclusion. Disputed, abandoned, commercial and certain allotment-period plots follow a different route.
- Building beyond the approved plan. Deviations can lead to notices and problems at sale.
- Inheriting without mutation. Heirs often live in or rent out a plot for years without updating the authority’s file, which complicates every later step.
Guidance for specific clients
Buyers
Ask for the authority’s latest ownership record, not only the seller’s deed. Confirm in writing who will submit the deed to the authority after registration and who pays any fine for delay.
Heirs of a deceased allottee
Collect the death certificate, heirship documents and the allottee’s lease papers, and agree the shares among the heirs first. Mutation in the heirs’ names should come before any sale or development. See our article on inheritance under Muslim law.
Owners living abroad
Many RAJUK plot owners live outside Bangladesh. A power of attorney limited to the specific plot and task lets us complete transfer or mutation without your travel. See our page for owners living abroad.
Landowners planning development
Check the lease conditions and the authority’s record before you sign with a developer. See our page on developing a leasehold plot.
About the firm
Ain Bisharod is a Dhaka law firm focused on land, property and real estate law. The firm is led by Adv. Matin Sarkaer Mishuk, Advocate, Supreme Court of Bangladesh, with more than 8 years of focused property law practice. The firm handles RAJUK, MoHPW and NHA matters as day-to-day work, not occasional cases.
Court chamber: House no. 33, Suite no. 303, 33 Court House Street, Kotwali, Dhaka.
Corporate office: 7A, House no. BO 73/1, Paradise Lake View, Lake Drive Road, South Gulshan, Dhaka.
Phone and WhatsApp: +880 1322-667766. Read more about the firm.
Frequently asked questions
What is leasehold property in Bangladesh?
Leasehold property is land leased by a government authority, such as RAJUK or the National Housing Authority, to an allottee for a long term on conditions set out in the lease deed. The allottee and every later buyer hold the land subject to those conditions.
Is RAJUK sale permission still required to sell a plot?
For residential plots and flats under bodies of the Ministry of Housing and Public Works, a government notification reported in November 2025 removed the prior sale permission step, with exceptions. The registered deed must still be submitted to the authority within the stated time. Check the current rule for your specific plot before you proceed.
Can I buy a RAJUK leasehold plot safely?
Yes, if the lease, the allotment, the chain of transfers and the authority’s records are verified first, and the plot is not caught by any exclusion in the current transfer rules.
How is a RAJUK plot transferred to heirs?
The heirs obtain heirship documents, settle their shares and apply to the authority for mutation in their names. If they want to divide the plot or sell it, the authority’s rules on subdivision and transfer apply.
What happens when a 99-year lease expires?
The position depends on the lease terms and current government policy. Reports on the 2025 notification describe a simplified process at expiry for residential plots. We check the current rule for the specific plot.
Can I build anything I want on a leasehold plot?
No. Construction must comply with the lease conditions, the approved plan and the building rules for the area, including the Detailed Area Plan. Check these before you sign with a developer.
What if the authority has issued a notice for breach of lease conditions?
Respond within the time given and take advice before you reply. Many breaches, such as unapproved use or delayed construction, can be regularised if dealt with early.
Is a leasehold flat different from a freehold flat?
The flat itself is transferred by a registered deed in both cases. With a leasehold flat, the land underneath is held on lease, so the authority’s records and conditions also need to be checked.
Can I mortgage a RAJUK plot to a bank?
Yes, banks lend against leasehold plots. The authority’s permission or no-objection, and the bank’s own requirements, must be met. On repayment, the release of mortgage should also be recorded.
Related services
Check the lease before you buy, transfer or build
Send us the lease deed, allotment letter and the authority’s latest mutation record. We will tell you whether the plot can be transferred as it stands and what the authority will require.
Legal disclaimer
The information on this page is provided for general educational and informational purposes only. It does not constitute legal advice, and reading it or contacting us through this website does not create an advocate-client relationship. Leasehold rights, transfer rules and the requirements of each authority depend on the specific facts, documents, title history and the laws, rules and regulations that apply at the time. Laws, government procedures, fees and administrative practices in Bangladesh change from time to time, and the position described here may not reflect the latest change. Please obtain professional legal advice on your own matter before taking legal action, entering into a transaction, purchasing property, signing any document or relying on information published on this website.
