LAND in Bangladesh is far more than an economic asset, it is a symbol of identity, security and survival. Yet, land ownership and management remain among the most convoluted and contentious areas in the country鈥檚 administrative and legal systems. From khatians to courtrooms, the story of land governance in Bangladesh reveals both institutional strengths and persistent weaknesses that have shaped the nation鈥檚 social fabric for centuries.
A khatian 鈥� the official record of land rights prepared during surveys 鈥� forms the cornerstone of land ownership documentation. It contains vital details such as the owner鈥檚 name, plot number, area, land classification (agricultural, homestead, commercial), and the 鈥榤ouza鈥� or village unit. Various types of khatians exist, including cadastral survey, state acquisition and revisional survey, each representing a different phase of historical land surveys.
The roots of Bangladesh鈥檚 land system can be traced back to the British colonial Permanent Settlement of 1793, which turned 鈥榸amindars鈥� into hereditary landowners while relegating peasants to the status of tenants. Though it secured predictable revenue for the British, it entrenched systemic exploitation and inequality in Bengal鈥檚 agrarian society. The system鈥檚 abolition in 1950 marked a turning point, but the legacy of inequitable land control and administrative inefficiency still lingers.
Despite being the fundamental reference for land ownership, khatians frequently suffer from errors, overlapping records and outdated entries. Multiple surveys conducted over time have led to inconsistencies, sometimes the same plot appears in several khatians under different names or measurements. These discrepancies fuel confusion, disputes and prolonged litigation, often stretching across generations.
Bangladesh鈥檚 land administration operates through a multi-tiered structure, from the Union Land Office (Tahsildar) at the grassroots to the Divisional Commissioner and central boards at the top. The system鈥檚 core functions revolve around three pillars: record-keeping, registration and settlement. These functions are divided primarily between the Ministry of Land and the Ministry of Law, Justice and Parliamentary Affairs. While the Ministry of Land oversees surveys, tax collection and arbitration, the Ministry of Law, Justice and Parliamentary Affairs manages land registration and mutation processes.
Corruption remains one of the gravest challenges in this sector. Inconsistent 鈥榢hatians鈥� and overlapping ownership claims have created fertile ground for manipulation and fraud. It is estimated that nearly 80 per cent of civil cases in Bangladesh are linked to land disputes, an alarming figure that underscores the depth of the problem. Conflicting records, fraudulent transfers and inheritance disputes choke the court system, consuming time and resources and leaving genuine grievances unresolved.
Most land disputes originate in the Assistant Judge Courts, which function as the courts of first instance in civil matters. In certain cases, especially those involving land revenue or 鈥榢has鈥� (state-owned) land, disputes also pass through the administrative revenue courts. However, the litigation process is notoriously slow and complex. This inefficiency not only burdens citizens but also perpetuates inequality, contradicting the constitutional promises of economic and social justice. Over time, corruption within this antiquated system has acquired a degree of institutional legitimacy, a reality that must be dismantled if Bangladesh is to build a fairer society.
Historically, the entire land management process was paper-based, an approach that fostered inefficiency, corruption, and opacity. In response, the government has embarked on a digital transformation of the land sector to enhance transparency, accessibility and coordination. The Digital Land Management System seeks to digitise all land records 鈥� khatians, maps, mutation orders and rent receipts 鈥� allowing citizens to verify ownership online using their National ID and plot number.
To make services more accessible, 鈥極ne Stop Land Service Centres鈥� have been established at the upazila and union levels. These centres offer integrated services, including mutation applications, land tax (khajna) payments, certified khatian copies, land map printing, record correction and registration assistance. Moreover, the adoption of Geographic Information Systems and satellite mapping has enabled the creation of digital land maps, improving accuracy in boundary identification, land use and ownership records.
For Bangladesh鈥檚 land governance to become truly modern and equitable, digital innovation must be accompanied by judicial reform. A fully integrated national land database, linking administrative records with court systems, would not only reduce disputes but also restore public confidence in the rule of law. Transparency, efficiency and accessibility must become the pillars of land management in the twenty-first century.
Only then can Bangladesh finally move from 鈥榢hatian to court鈥� with clarity, justice and trust restored to the land that defines its people.
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Tasmim Sanzida is a law student at Bangladesh University of Professionals.
