Things to Check Before Buying a Flat in Bangladesh: A Complete Buyer’s Guide

  Buying a flat is one of the biggest financial decisions most people make, especially in Dhaka. It often means years of savings and a long-term commitment, whether you are buying a home to live in or an investment. Choosing a flat based only on price, appearance, or location can expose you to avoidable risks.

A flat can look attractive on a site visit, but that does not show that the land has a clear title, that the building has the necessary approvals, or that the flat will be delivered as promised. Many problems that appear after a purchase come from land ownership, the legal status of the construction, unclear payment terms, and unexpected costs.

That is why it matters to know the things to check before buying a flat. A careful buyer should investigate the land, the developer, the contract, the construction stage and quality, and the full financial cost. In Dhaka, flats can differ a lot in approvals, usable floor area, utilities, parking, maintenance, and accessibility. Two flats in the same neighbourhood may have similar prices but very different legal security, construction quality, and long-term suitability.

Verify Land Ownership and Legal Documents Before Buying a Flat

Before confirming a purchase, investigate the legal status of the property. A flat’s ownership rights come from the documents covering the land and the building. Do not judge a property by promotional flyers, booking receipts, or verbal statements. The Transfer of Property Act, 1882 and the Registration Act, 1908 are the main laws governing property transfers and registration. Other laws may also apply, depending on your transaction. 

Check the Original Title Deed and Ownership History

Checking only the latest deed is not enough. Your lawyer should review the whole chain of ownership to confirm:

• • The seller’s name matches the ownership documents.
• How the current owner acquired the land.
• Earlier transfers are supported by the necessary documents.
• The land description, plot number, boundaries, and area match the records.
• The person signing the sale documents has the authority to do so.
• No inheritance, co-ownership, or other ownership issue needs further verification.

A developer’s name on the project signboard does not prove it owns the land. Your lawyer should examine the landowner’s title and the arrangement that lets the developer build and sell.

Verify the Khatian, Mutation, and Land Records

These documents serve different purposes. Check them together, not as interchangeable proof of ownership.

Document	What it helps you check	What you should verify
Khatian or record of rights	Recorded land information and relevant interests	Names, plot details, land classification, and area
Mutation or namjari record	Whether land records were updated after a transfer	Whether the recorded details match the claimed ownership
Land development tax receipt	Payment of applicable land development tax	Land details, payment period, and outstanding dues
Relevant deeds	The documented history of transfers	Parties, dates, property descriptions, and registration details
Survey and plot records	Identification and boundaries of the land	Whether the plot matches the oth

A mutation record or a land development tax receipt does not prove title, and neither proves that the land can be transferred. Any contradiction between the records must be explained and resolved before the purchase goes ahead.

Check Whether the Land Has Any Mortgage, Dispute, or Legal Restriction

A property can have documents and still carry legal problems. Ask your lawyer to check whether:

• The land or flat is mortgaged to a bank or another lender.
• A lender’s consent or release document is required before the sale.
• A court case or legal notice affects the property.
• Another person claims ownership or a share of the land.
• Restrictions affect transfer, registration, or use.
• Relevant taxes, charges, or other obligations remain unpaid.
• Any required approval or no-objection certificate is outstanding.

Do not rely only on the developer’s word. If the land is mortgaged, understand how the release will happen. A promise to clear it later is not enough. Ask for a written legal due-diligence report before any large non-refundable payment. It should list the documents reviewed, the discrepancies found, and the issues to resolve first.

Understand the Landowner–Developer Joint Venture Agreement

In many projects, the landowner provides the land, the developer builds, and the flats are divided between them. Confirm:

• Who legally owns the land.
• Whether a valid joint venture or development agreement exists.
• Which flats are allocated to the landowner and which to the developer.
• Whether the flat you want is allocated to the selling party.
• Who has the authority to sign the sale agreement and execute the transfer documents.
• Whether the agreement contains restrictions or conditions affecting the sale.
• Whether there is any dispute between the landowner and developer.

Have your lawyer compare the allocation schedule with the sales documents, including unit, floor, and parking. A joint venture agreement alone does not mean the developer can sell every flat.

Verify the Developer’s Authority to Sell the Apartment

Whether the developer owns the land, builds under a joint venture, or acts under another arrangement, confirm that it has the legal right to sell your specific flat. Check:

• The developer’s legal identity and its authorised representative’s details.
• The land ownership or development agreement.
• The allocation of the flat being offered for sale.
• The developer’s authority to execute the sale documents.
• Any approvals, permissions, or no-objection certificates.
• Whether the transaction needs consent from a landowner, lender, authority, or another party.

If a representative signs on behalf of a landowner or company, have your lawyer verify the power of attorney (its validity, scope, and relevance). RAJUK’s construction permit guidance lists deeds, mutation records, and a power of attorney among its application documents, where applicable. A building that exists, or active marketing, does not prove authority to sell every unit.

Check Whether the Documents Describe the Same Property

Compare the title deed, land records, development agreement, approved plans, and sale documents for:

• Plot and holding numbers
• Mouza and other land description details
• Land area and boundaries
• Names of owners and other parties
• Project address and building identification
• Floor, apartment number, and size
• Parking and other facilities included in the sale

Do not treat a discrepancy, such as a different plot number in the brochure, as a simple typo. Get documentary clarification and have your lawyer review it. If the agreement promises a parking space but the allocation documents do not identify it, ask how the right will be established. Resolve these issues during the document review, not at signing, registration, or handover.

Use a Property Lawyer for Legal Due Diligence

A lawyer who represents you, not the seller, can review the documents, spot missing information, and advise whether to proceed, renegotiate, or wait. This matters most with inherited land, joint ownership, mortgages, development agreements, and older records. Ask your lawyer to answer three questions:

1. Does the seller or developer have the legal authority to sell this particular flat?
2. Are the land and ownership records consistent, and have material risks been investigated?
3. What documents, approvals, consents, or outstanding obligations must be resolved before the transaction is completed?

If these cannot be answered satisfactorily, consider postponing the purchase until the issues are addressed.

Verify RAJUK Approval and Building Compliance

After checking land ownership, verify the building’s planning and construction approvals. A modern-looking building does not mean it follows planning rules. Confirm that the building has the required approvals and that your flat matches the approved plans. RAJUK’s Electronic Construction Permitting System handles construction permits and occupancy certificates, and its guidance says an occupancy certificate is required after construction and before the premises are used. Exact requirements depend on the location, project type, and stage.

Check the Approved Building Plan

After checking land ownership, verify the building’s planning and construction approvals. A modern-looking building does not mean it follows planning rules. Confirm that the building has the required approvals and that your flat matches the approved plans. RAJUK’s Electronic Construction Permitting System handles construction permits and occupancy certificates, and its guidance says an occupancy certificate is required after construction and before the premises are used. Exact requirements depend on the location, project type, and stage.

Check the Approved Building Plan

Ask to see the approved plan and compare it with the project. Check:

• The number of approved floors and the permitted building use
• Your flat’s floor and general layout
• Staircases, lift locations, access and circulation areas
• Common spaces, other facilities, and parking arrangements
• Whether the actual or proposed construction appears consistent with the plan

If marketing materials advertise an extra floor, a rooftop facility, or a larger flat than the approved plan shows, get verification from the approving authority and a design professional. Do not rely on brochures or marketing floor plans.

Verify the Construction Permit

Request the permit and its supporting documents, and verify:

• The permit or application reference
• The project address and land identification
• The approved building arrangement and use
• The validity period and current status
• Whether amendments or renewals have been issued
• Whether the ongoing construction is consistent with the approved scope

RAJUK’s guidance says a construction permit has a specified validity period, so verify the current status rather than assuming an old permit is valid. If the developer says approval is “in process,” ask for the documentary status. A submitted application is not an issued approval.

Check the Occupancy Certificate for a Completed Building

For a completed flat, confirm that the certificate has actually been issued, relates to the correct building, matches the completed condition, and has no outstanding conditions. For a building under construction, ask which approvals are in place and which will be issued on completion. Residents living in the building or working utilities do not prove that all approvals are in place.

Look for Unauthorised Changes to the Approved Design

Compare the approved plan with the actual building or construction progress. Pay attention to:

• Additional floors or extensions
• Changes to the building’s intended use
• Alterations to common areas
• Changes to parking arrangements
• Enclosed balconies or other structural modifications
• Obstructions affecting access, circulation, or required facilities

If a common area has been absorbed into a private flat, ask for documents confirming the change is permitted and that the seller may include it in the sale. If the number of flats or the layout differs from the plan, get a documented explanation. “Other buildings do the same” is not proof that a change is lawful.

Check Compliance with Applicable Building and Safety Requirements

Planning approval is only one step. The Bangladesh National Building Code (BNBC) is the key reference for building design and safety. Have a qualified professional review:

• Structural design and construction drawings
• Fire safety and emergency exits
• Staircases and other means of escape
• Electrical installation and safety
• Water supply and drainage
• Ventilation and natural light
• Lift installation and maintenance arrangements, where applicable

These checks do not replace permit and approval checks. Both the documents and the building’s actual condition matter. If you have structural concerns, hire an independent structural engineer. A buyer’s visual visit cannot confirm structural soundness.

What to Do If an Approval or Document Is Missing

Do not assume the project is unlawful, and do not assume the document is unimportant. First find out which document is required for that project and stage. Ask the developer:

• Why is the document unavailable?
• Has an application been submitted?
• Has it been issued, renewed, or amended?
• What remains to be completed?
• How does the issue affect construction, occupancy, transfer, or registration?
• What contractual protection applies if it is not resolved?

Have your lawyer or the relevant technical professional review the answers, and verify with the competent authority where needed, including through RAJUK’s permitting system. Do not make large payments in the hope that approval will come later. Make sure the sale agreement protects you against the approval risk.

RAJUK Approval and Building Compliance Checklist

Use the following list to evaluate a flat located in a RAJUK area. Verify the conditions of other authorities’ areas with the authority concerned. Requirements:

Check	What to establish
Land and project identification	The documents relate to the correct plot and building
Approved building plan	The approved design matches the project being sold
Construction permit	The permit has been issued, and its status is appropriate
Amendments or renewals	Relevant changes are properly documented
Building use	The approved use matches the intended use
Occupancy certificate	Available for a completed building where required
Construction and safety	Qualified professionals reviewed the technical requirements
Unauthorised modifications	Material differences from the approved plan investigated

Check the Developer’s Track Record Before Buying a Flat

Choosing a reliable developer is one of the most important things to check before buying a flat in Bangladesh. A brochure can look attractive, but the developer must be able to finish the building to the agreed specifications, manage the project professionally, and provide the documents needed for the transaction and handover. Judge developers on verifiable evidence, not advertisements, sales representatives, or site-visit promises.

Review the Developer’s Experience and Business Credentials

Start with the developer’s business background: how long it has operated, what kinds of properties it builds, and whether its experience fits your project. Check:

• The company’s registered name and business identity
• Its office address and contact information
• Its history of completed residential or commercial projects, with their locations and types
• Relevant licences, registrations, memberships, and certifications, where applicable
• Project-specific approvals and documentation
• Its ability to provide a clear written agreement and payment schedule

A well-known website does not prove capability, and a smaller company should not be rejected only for its size. The main question is whether it can deliver and is authorised to do so. Verify any claimed memberships or certifications with the issuing organisation. They give useful context but do not prove the quality or legality of a specific building.

Visit the Developer’s Completed Projects

A showroom shows the intended design, but an occupied building shows how the developer’s work performs over time. During a visit, observe:

• The building exterior, staircases, corridors, and common areas
• Signs of dampness or water leakage
• The condition of lifts and other shared facilities
• The quality of doors, windows, tiles, and visible finishes
• Cleanliness and management of common spaces, drainage, and visible utility systems
• Whether the building appears to have been maintained properly

Where possible, speak to existing residents or owners and ask:

• Was the flat delivered at the agreed time?
• Were the promised facilities and materials provided?
• Were there major variations from the approved layout?
• How did the developer respond to complaints and defects?
• Were handover and ownership documents provided as expected?
• Were there surprise costs at the time of sale or handover?

One resident’s experience is useful evidence, not proof. Look for consistent patterns across several buildings.

Investigate the Developer’s Project Delivery History

Compare announced and actual handover dates for completed projects where reliable information is available, and ask whether past delays came from approvals, construction problems, funding, or other causes. For an ongoing project, ask for a realistic written timeline.

Project stage	What to ask the developer
Land and legal preparation	Have the land documents and development arrangements been verified?
Planning and approvals	Which required approvals are obtained, and which remain outstanding?
Structural construction	What is the current stage of the building work?
Finishing work	When will electrical, plumbing, flooring, painting, and other finishes be done?
Utility connections	What is the expected status of electricity, water, gas where applicable, and other services?
Inspection and handover	What conditions must be met before handover?
Final documentation	Which documents will be provided, and when?

Get commitments in writing. A verbal delivery promise is hard to enforce if the agreement says something different. The sale agreement should state the completion and handover dates and the procedure and remedies for delay.

Check the Developer’s Financial and Project Management Capability

A good design does not guarantee completion if funding or management is weak. A developer’s finances are often not visible, and a lack of disclosure does not prove instability. But you can look for practical indicators:

• Is construction progressing consistently with the published schedule?
• Are materials and workers available at the site?
• Does the developer issue clear payment receipts?
• Are payment requests consistent with the signed agreement?
• Are there requests for unexplained additional payments?
• Does the company communicate clearly when milestones change?
• Can it explain how the remaining work will be completed?

Be cautious if the site is inactive for a long time, the completion date changes repeatedly, or payments are requested that do not match the agreement. Before committing to an under-construction flat, consider independent legal and financial advice on the payment schedule and the risk of incomplete work.

Ask the Developer These Questions Before Booking

Before paying a booking amount, prepare a list of questions and request clear answers.

Question	Why it matters
Who owns the land?	Helps establish the ownership arrangement
What is the developer’s authority to sell this apartment?	Confirms the seller’s legal position
Which relevant approvals have been obtained?	Helps identify outstanding compliance issues
What is the expected handover date?	Establishes the delivery commitment
What is the total apartment price?	Helps prevent misunderstandings about the purchase cost
What is included in the price?	Clarifies fittings, facilities, and other promised items
Is parking included?	Prevents confusion about separate parking charges or allocation
What happens if handover is delayed?	Clarifies the contractual consequences
What is the defect-reporting process?	Explains how problems will be addressed
Which documents will be provided at handover?	Helps establish the expected documentation package

Answers should match the sale agreement and supporting documents. If a salesperson makes a promise that affects your decision, have it added to the agreement or to a signed schedule.

Warning Signs When Choosing a Developer

Here are some warning signs to look out for:

• Refusal to share ownership or approval documents for verification
• Pressure to pay urgently, without time for legal review
• Unexplained or frequently changing prices
• Inconsistent statements about the floor, area, or parking
• Repeated delays without a documented explanation
• Payment requests that do not match the agreement
• Marketing claims that conflict with the written contract documents
• Unresolved complaints about previous projects, supported by evidence
• Reluctance to explain the handover process or the contractual protections for buyers

One warning sign is not proof of wrongdoing, but investigate it before making a payment.

How a Reliable Developer Supports a Safer Purchase

A professional developer provides documentation, explains the construction and handover process, and states the buyer’s payment obligations clearly. For buyers considering a Starpath project, the same due diligence principles apply: review the specific project’s documentation, confirm the apartment specifications, review the payment terms, and get all important commitments in writing. Do not decide on brand name or reputation alone. Apply the same legal, financial, and technical checks you would to any developer.

Inspect Construction Quality and Structural Safety

Polished surfaces say little about a building’s structure, wiring, plumbing, or waterproofing. Check what you can see, and hire a professional for anything technical.

Understand the Difference Between Structural Quality and Finishing Quality

Structural quality covers foundations, columns, beams, and slabs. Finishing quality covers tiles, paint, doors, windows, and fittings. Building services cover electrical, plumbing, drainage, lifts, and fire safety. All three need checking, and attractive finishes do not prove the other two. For a building under construction, ask whether an engineer is supervising the work, whether drawings are available, and whether construction records are kept.

Check for Visible Signs of Dampness and Water Leakage

Check bathroom and kitchen walls and ceilings, the area under sinks, balconies, window edges, exterior walls, plumbing connections, and ceilings below roof areas. Look for stains, flaking paint, damp plaster, and discolouration. Ask what caused any defect and whether it was fixed. Painting over a surface does not solve the underlying problem. Not every damp patch or crack signals a serious structural problem. Its significance depends on location, pattern, and cause, so have a professional assess it.

Inspect Walls, Ceilings, Floors, Doors, and Windows

Look for cracks, uneven surfaces, water stains, and loose, cracked, or mismatched tiles. Test every door, window, lock, handle, and seal, including balcony doors. Compare fittings and finishes with the written specification, and verify any promised brand or grade.

Check Electrical Wiring and Safety Provisions

Check that switches and sockets are in the expected positions, fittings are not loose or damaged, the distribution board is accessible, the agreed lighting points exist, and no wires are exposed. If you are worried about wiring, earthing, or circuit capacity, call a qualified electrician. Do not open live panels or test electrical systems yourself.

Inspect Plumbing, Drainage, and Water Supply

Test the fixtures that are ready for use. Check taps for flow and leaks, basins and sinks for drainage, toilets for flushing, and drains for odours. Ask about water storage and pumping. For an occupied flat, ask about water reliability and recurring plumbing problems. For an under-construction flat, ask for details of the planned system. A working tap in one flat does not prove the building’s whole water supply is reliable.

Check Lift, Staircase, Fire Safety, and Emergency Access

Lifts should have a maintenance arrangement. Staircases should have handrails and clear routes, with no obstructions on emergency routes. Ask what fire-safety systems exist and who maintains them. Emergency routes should work independently of the lift, because a lift is a convenience, not a substitute for safe exits.

Ask About Construction Materials and Technical Specifications

Do not accept claims of “premium quality.” Ask for specific information about the materials used (concrete, reinforcement, waterproofing, wiring, plumbing, finishes, lifts), and make sure it matches the sale agreement. Ask how branded materials are confirmed and how any substitution would be announced.

Understand the Importance of Structural Safety

A quick viewing cannot confirm structural integrity. If you see significant cracks, alterations, or damage you cannot explain, call an independent structural engineer. Cracks do not always mean failure, and no visible cracks do not guarantee soundness.

Prepare a Construction Quality Inspection Checklist

Use this checklist when touring an apartment. Note if each step is okay, requires more info, or requires an expert to evaluate.

Inspection item	What to check
Walls and ceilings	Visible cracks, dampness, stains, and damaged plaster
Flooring	Loose, cracked, or uneven tiles
Doors and windows	Operation, locks, frames, and visible gaps
Bathroom	Water supply, drainage, fixtures, and leakage
Kitchen	Sink drainage, fittings, and visible plumbing
Electrical installation	Visible condition and availability of qualified testing
Ventilation	Air circulation and functioning windows
Lift	Operation and maintenance arrangements, where applicable
Staircases	Access, handrails, and unobstructed movement
Fire safety	Available systems, emergency routes, and relevant documentation
Water supply	Source, storage, pumping, and reliability
Waterproofing	Visible signs of leakage and relevant construction records
Materials	Compliance with the written specifications
Structural concerns	Professional assessment of suspicious defects or alterations

However, this checklist is not a certification but a tool to help identify issues that require further scrutiny.

Check the Actual Usable Area of the Flat

A flat advertised as 1,500 sq ft may not give you 1,500 sq ft of usable space. The quoted figure may include shared or covered areas, depending on the developer’s measurement method. Get the measurement method in writing and compare it with the actual layout.

Understand Carpet Area, Built-Up Area, and Saleable Area

Definitions vary, so confirm how the developer uses each term.

Area term	General meaning	What buyers should understand
Carpet area	The internal floor area available for use within the apartment, subject to the stated measurement definition	Confirm which internal spaces are included or excluded
Built-up area	An area measurement that generally includes the apartment’s internal area and certain structural or covered components	Ask whether wall thicknesses and other components are included
Saleable area	A commercial measurement that may include the apartment area plus an allocated share of certain common areas	Obtain the calculation method and list of included components

These are general descriptions, not a substitute for the definition in your agreement. Two flats advertised at 1,500 sq ft can differ in real living space because the figures include different components. Always compare the layout, the measurement definition, and the price on a consistent basis.

Ask for a Detailed Area Breakdown in Writing

Before confirming a booking, ask the developer for a written area statement. Depending on the project and contract, it may cover:

• The flat’s internal area
• Wall areas included in the measurement
• Balconies or verandahs
• Service and utility areas
• Shared areas allocated to the flat
• Parking spaces, where measured or sold separately
• Any other parts included in the sale

Check that the area statement, the sale agreement, and the floor plan agree. If they do not, ask which document takes precedence and how the difference will be adjusted. The agreement should identify the specific flat and the area basis used for pricing.

Examine the Floor Plan Before Deciding

Square footage does not show comfort. Check whether there is enough space for:

• Bedrooms that fit your furniture
• Living and dining areas
• A workable kitchen
• Conveniently placed bathrooms
• Efficient circulation, without oversized corridors
• Door openings that do not block furniture
• Usable balconies
• Windows that provide light and ventilation
• Storage

A larger flat with a poor layout can feel less practical than a smaller, well-proportioned one. Measure rooms against your furniture where possible. For an under-construction flat, use the approved and contractual drawings, and expect to verify final dimensions.

Confirm Balcony, Parking, and Common-Area Arrangements

Do not assume every facility in a brochure is included in the price. For parking, establish:

• Whether a parking space is included in the purchase price
• Whether it is sold separately or allocated under another arrangement
• Which specific space is assigned to your flat
• Whether the documents establish your right to use or own it
• Whether additional fees apply

Check that balconies and other spaces match the sales documents and approved layout. A shared lobby or recreation area is not part of your internal usable area.

Compare the Price Using Consistent Area Measurements

Once you learn area figures, you can precisely evaluate apartments. Let’s use two examples:

Detail	Apartment A	Apartment B
Advertised area	1,500 sq ft	1,500 sq ft
Illustrative internal usable area	1,150 sq ft	1,250 sq ft
Total asking price	৳1,20,00,000	৳1,25,00,000
Price per advertised square foot	৳8,000	Approximately ৳8,333
Price per illustrative usable square foot	Approximately ৳10,435	৳10,000

While Apartment A costs less per square foot, according to the listing, Apartment B costs less per usable square foot. Make sure measurements are consistent. If measurements are done haphazardly, have them done formally for legal and financial obligations, and use the defined area in the contracts.

What If the Actual Area Differs from the Promised Area?

Do not rely on a verbal explanation. Check the sale agreement for:

• The agreed area and its definition
• Whether the contract permits any measurement variation
• How the final area will be measured, and when it will be verified for an under-construction flat
• Whether a price adjustment applies
• Any remedy if the difference exceeds the permitted tolerance
• Which plan or document governs if they conflict

After handover, consider a professional measurement if you have concerns. If the difference affects your price or legal rights, get legal advice before accepting the flat or signing a satisfaction confirmation.

Evaluate the Apartment’s Location and Neighbourhood Connectivity

Location affects commuting time, access to services, quality of life, rental demand, and the flat’s future appeal. When buying in Dhaka, choose a location that suits your daily routine, not just a popular or heavily promoted area. Owner-occupiers, tenants, and investors may have different priorities.

Check Road Access and Public Transport

Consider access to main roads and public transport, peak-hour traffic, distance to work, routes to schools, travel time to hospitals, and nearby shops. Do not trust the developer’s travel-time estimates or rely on a map alone. Test the commute yourself, at the hours you would actually travel.

• A flat near a main road may still be hard to reach if the connecting road is narrow or congested.
• A school or workplace that looks close in a straight line may take much longer once traffic and transport options are counted.
• If you rely on public transport, check the walking route to the stop, not just whether one is nearby.

Examine Nearby Schools, Hospitals, Markets, and Daily Services

Consider the availability and practical accessibility of:

• Schools and colleges
• Hospitals, clinics, and pharmacies
• Grocery stores, markets, banks, and food shops
• Parks and recreational spaces
• Workplaces and commercial centres
• Places of worship and community facilities

Quality and suitability matter as much as distance. A nearby school is of little help if children must cross a busy road, and a hospital that looks close may need a long route. Visit these places to understand the real journey.

Check Drainage, Waterlogging, and Environmental Conditions

Find out whether:

• Access roads waterlog in heavy rain, and the neighbourhood has working drainage
• The building shows dampness or recurring leakage
• Neighbouring land or construction affects drainage
• The area is dusty or noisy because of industrial or commercial activity or construction
• The neighbourhood is kept clean and waste is removed promptly

A dry-weather visit may hide drainage problems, so ask residents and building managers about the rainy season. Check the surroundings at different times of day too, since a quiet morning street may be noisy at night.

Consider Neighbourhood Safety and Building Access

Assess how accessible the building is and what the surroundings are like, keeping in mind that no area is entirely safe or unsafe. Look for:

• Controlled entry, visitor management, and a caretaker or security staff
• Lighting in common areas, and CCTV if promised
• Emergency access and procedures
• Street access at the times you would use it
• Convenient entrance and parking access

Ask who is responsible for security after handover. If security features are part of the advertised package, find out whether they carry extra monthly costs.

Assess Future Development and Neighbourhood Changes

Better transport and infrastructure can improve a location, while congestion and land-use changes can hurt it. Judge a location by what exists today, not only by future promises. Before relying on any claim, ask:

• Has the project been officially announced and funded, and when does construction start?
• Will neighbouring development affect traffic, privacy, views, or light?
• Are there land-use or development restrictions?
• Is the area becoming more residential, commercial, or mixed?

A future road, transport link, or commercial project is speculative. The developer does not control its completion, and it may be delayed or changed. Consider how that would affect your investment.

Compare the Neighbourhood with Your Lifestyle and Budget

A central area may shorten your commute but bring more noise and pollution. A less central area may be quieter but need longer trips for shops and services.

Factor	Questions to ask yourself
Commute	How long will it take to reach work or school during normal travel hours?
Transport	Can you access public transport or essential routes conveniently?
Healthcare	Are suitable healthcare facilities accessible when needed?
Education	Are appropriate schools or colleges within a practical distance?
Shopping	Can you reach daily necessities without excessive travel?
Environment	Are noise, dust, drainage, and surrounding activities acceptable?
Family needs	Does the area support your household’s daily routine?
Future plans	Will the location remain suitable if your work or family needs change?
Budget	Does the location justify the purchase price and ongoing expenses?
Resale or rental	Is there evidence of demand from the type of buyer or tenant you expect?

Investors should weigh the last two factors most. A popular location alone does not guarantee quick resale or rental, because demand also depends on the price, condition, accessibility, and building management.

Visit the Property at Different Times Before Making a Decision

One visit is rarely enough. Return at different times to check:

• Morning, to see commuter traffic
• Late afternoon, to see school and work traffic
• Evening, to judge noise, lighting, and access
• After rain, to check drainage

Talk to residents where possible, but do not rely on one person’s word. Look for other evidence to confirm what you hear.

Check Location Before Buying a Flat

Evaluate location by how you expect to use the property. The most expensive neighbourhood is not necessarily the best, and the cheapest property is not necessarily the most economical over time.

Calculate the Total Cost of Buying a Flat

One of the most important things to check before buying a flat in Bangladesh is the total cost of buying and maintaining it. Many buyers focus on the advertised price, but the real commitment can include registration-related expenses, taxes, legal fees, utility connections, parking, loan costs, and future maintenance. The total depends on the location, transaction value, ownership structure, applicable taxes and fees, the developer’s terms, and whether you pay in cash or use a home loan.

Understand the Difference Between the Apartment Price and Total Purchase Cost

The advertised price is only the starting point. Ask for a written breakdown of every charge. Your budget may include:

• The apartment price, and parking if separately priced
• Registration-related taxes, duties, and fees, and VAT or other taxes where relevant
• Legal and document-verification expenses
• Utility connection or installation charges
• Developer service or administrative charges, if applicable under the contract
• Bank processing and other financing costs, if taking a loan
• Interior work, appliances, furniture, and moving expenses
• Initial maintenance or building-management charges

Not every charge applies to every buyer, and some may already be included in the quoted price. Identify which ones apply to you and who bears the cost. For example, a ৳1 crore quote does not automatically mean ৳1 crore is the full amount needed to complete the purchase and move in. Establish the other charges from the documents and current rules, not from guesswork.

Practical tip: Get an itemised cost sheet before paying any booking amount, and keep the apartment price separate from the other charges so you can compare properties accurately.

Check the Flat Registration Cost in Bangladesh

The total depends on the applicable laws, the property’s classification, the terms of the transaction, and the rates in force at the time. Possible components include:

• Registration fees
• Stamp duty
• Local government charges
• VAT
• Other taxes or levies charged on the transaction

Rates and calculation methods can change. Do not rely on an old online article, an informal estimate, or a salesperson’s verbal figure. Ask your property lawyer or the registration office for a written estimate that explains the calculation basis, and confirm which charges the buyer pays and which, if any, the seller or developer pays.

A January 2026 report put registration-related costs for a flat under 1,600 sq ft in upscale Dhaka areas at about 12.5% of the property value. That figure was made up of 1.5% stamp duty, a 1% registration fee, a 3% local government fee, and VAT of 2% to 4.5% depending on flat size, with advance income tax charged separately. On a ৳1 crore flat, 12.5% would be about ৳12.5 lakh. Earlier proposals to cut some of these components have been reported, and the FY2026-27 budget reportedly did not change registration costs. The actual amount varies by location and flat size, so still get a written estimate for your own transaction.

How to Estimate Registration-Related Expenses

Use the following steps to prepare your estimate:

1. Verify the purchase price and property details of the apartment in question.
2. Determine the basis for each value or calculation for each charge.
3. Find the rates for the registration office and the type of document, as well as the charges for the particular document.
4. Identify the charges for the particular property.
5. Determine who is legally obligated to pay each charge.
6. Obtain an explanation in writing before finalizing your estimate.

Do not come to a conclusion on your own (for example, adding a certain percentage to the sale price of a ৳1 crore flat). Verify the actual charges first. Also, do not make assumptions about charges based on the calculation basis.

Identify Hidden Charges Before Booking

“Hidden charges” are costs that buyers did not expect or fully understand. They are not necessarily unlawful. The problem is charges that are unclear, poorly disclosed, inconsistent with the agreement, or lacking a contractual basis.

Cost category	What you should ask
Parking	Is a parking space included, separately priced, or subject to another arrangement?
Utility connections	Are connection, installation, or equipment charges included?
Generator or backup power	Is the equipment included, and are there separate connection or operating charges?
Lift and common facilities	Are installation costs included in the price, and who will maintain the facilities?
Building maintenance	When do payments begin, and how are the charges calculated?
Interior finishing	Are wardrobes, kitchen cabinets, lighting, and other fittings included?
Legal documentation	Which document preparation or processing charges apply?
Service or administrative fees	What service does each charge cover, and where is it stated in the agreement?
Handover	Are there any documented handover-related charges?
Loan expenses	What processing, valuation, legal, insurance, or other bank charges apply?

A charge is not payable just because it appears on a payment request. Check the signed agreement and supporting documents. If a developer asks for a payment that was not explained earlier, ask for the contractual basis and a written breakdown before paying.

Budget for Interior Work, Furniture, and Appliances

A charge is not payable just because it appears on a payment request. Check the signed agreement and supporting documents. If a developer asks for a payment that was not explained earlier, ask for the contractual basis and a written breakdown before paying.

Budget for Interior Work, Furniture, and Appliances

A flat can be ready for occupation yet still need major spending. Depending on what the developer provides, budget for:

• Beds, wardrobes, sofa, and dining furniture
• Curtains, lighting fixtures, and fans
• Kitchen cabinets or additional storage
• Refrigerator, washing machine, and other appliances
• Air-conditioning equipment and internet installation
• Painting or minor finishing work
• Moving and relocation expenses

The cost depends on the flat’s size, your choice of materials, and what is included in the price. Ask for the written specification of the delivered flat, and check whether the quoted price includes kitchen and bathroom fittings, light fittings, fans, and air-conditioning provisions. Keep a separate interior budget, so you do not have to use money set aside for registration, instalments, or emergencies.

Plan for Recurring Maintenance Costs

Recurring costs may include:

• Security personnel and caretaker or building-management services
• Lift maintenance and generator or backup-power operation
• Cleaning of common areas and waste management
• Common electricity and water expenses
• Pump, water-system, and fire-safety equipment maintenance
• Repairs to shared facilities

Ask for the estimated monthly charge and what it covers. For an existing building, ask for actual maintenance payments and major repairs in recent years. For a new building, ask how the charge will be set and who will manage the building after handover. Also ask whether the charge can change and how major repairs will be funded. A low initial charge may become insufficient as costs rise, while a higher charge can be reasonable if it covers necessary, professionally managed services.

Prepare a Complete Flat-Buying Budget

Use this table to organise your expected expenses. Enter verified amounts rather than estimates that have not been checked. Once you have completed the table, compare the total with your available funds and expected financing.

Keep a financial reserve for unexpected costs. Don’t expect to have enough money after paying for the home to cover transaction costs, make any final interior improvements, and pay for your household’s normal expenses.

Understand Home Loans and Financing Before Buying a Flat

If you plan to finance your flat through a bank or financial institution, check your eligibility and borrowing capacity before signing an agreement that requires large payments. The advertised price does not decide what a lender will approve. Lenders look at their own policies, your income and obligations, the property valuation, and the documents you provide. Understand the difference between what you may be eligible to borrow and what you can comfortably repay.

Check Your Home Loan Eligibility

Review your financial position first:

• Your monthly income and how steady it is
• Existing loans and other financial obligations
• Regular household expenses
• Savings available for the down payment
• How much you need to borrow, the expected monthly instalment, and the likely tenure
• The lender’s eligibility requirements and the documents it needs

Lenders may ask for income evidence, bank statements, identity documents, employment or business information, and property documents. If you are self-employed, ask which documents the lender accepts to establish income and repayment capacity. Do not assume approval just because you believe the flat is affordable. The lender assesses both you and the property under its own requirements.

Calculate the Down Payment and Loan Amount

A home loan usually does not cover the full price. For example, if a flat costs ৳1 crore and a lender finances 70% of the eligible value, the illustrative loan is ৳70 lakh and you fund the remaining ৳30 lakh from other sources. This is only a calculation example, not a guaranteed 70% loan-to-value ratio. Actual terms depend on the lender’s policy, the valuation, your eligibility, and current regulations.

You may also need separate funds for registration-related expenses, legal fees, interior work, and other costs the loan does not cover. Before paying a booking amount, ask the lender:

• What is the maximum financing available for my circumstances?
• What down payment is required?
• Does the property valuation affect the eligible loan amount?
• Which purchase-related costs are excluded from financing?
• What conditions must be met before disbursement?

Do not build your budget on the maximum loan amount before your eligibility is confirmed.

Compare Interest Rates and Monthly Instalments

Look beyond the advertised interest rate. Review how interest is calculated, the repayment schedule, the tenure, the fees, and the conditions under which the lender may change the rate. Ask each lender for a repayment illustration that shows the monthly instalment and total repayment.

Factor	Why it matters
Interest rate	Affects the cost of borrowing
Loan tenure	A longer tenure may lower the instalment but increase total interest
Processing fees	Add to the upfront cost of the loan
Valuation and legal fees	May apply during property assessment and documentation
Insurance or other charges	May be required by the lender
Rate changes	Can change instalments or total repayment
Early repayment conditions	Affect your flexibility if you repay sooner
Late-payment terms	Set the consequences of a missed payment

Compare the lenders’ written offers. A lower advertised rate may not be the cheapest option once all costs and conditions are included.

Banks usually price home loans as a variable base rate plus a fixed margin. BRAC Bank’s published retail base rate, calculated from Bangladesh Bank data, was 9.46% for June 2026 and is reviewed every six months for home loans. The margin depends on your risk profile, the loan type, and your relationship with the bank, so your effective rate will be the base rate plus that margin. Ask each lender for its current rate and margin in writing.

Check Whether the Apartment Is Acceptable to the Lender

Even if you qualify financially, the lender may review the property before approving a loan, including:

• Ownership and title documents
• Building approvals and the developer’s documentation
• The sale agreement and the property valuation
• The flat’s legal status and other lending-policy requirements

Ask the bank about property-specific requirements before you commit. Do not assume a flat is financeable just because the developer says buyers in the same project got loans. A lender’s assessment also does not replace your own legal due diligence. The lender checks the property against its lending policy, while you must protect your own legal interests and contractual position.

Avoid Booking Before Understanding Loan Approval Conditions

A common risk is agreeing to buy based on a loan that is not yet approved. If financing is delayed, reduced, or declined, you may still owe payments under the contract and risk losing your booking amount. Before booking, clarify:

• Is the booking amount refundable if financing is not approved?
• Does the agreement allow extra time for financing?
• When do instalments become due, and do penalties apply to late payment?
• Will the developer accept payment directly from the lender?
• Which documents must be completed before disbursement?

Ask your lawyer to check whether the agreement protects you if the expected loan does not come through. A booking amount is not returned automatically because a bank declines the loan. The outcome depends on the agreement and applicable law.

Make Sure the Monthly Repayment Fits Your Budget

Approval does not mean the repayment is comfortable for your household. Prepare a realistic monthly budget covering:

• The proposed instalment and existing debt repayments
• Household expenses, education, and healthcare
• Transport and utility costs
• Apartment maintenance
• Emergency savings and other commitments

Plan for the possibility that your income falls for a while. If your income varies, as with a business owner or commission-based worker, plan for the weaker periods. Choose a loan amount that fits your circumstances, not the maximum offered.

Read and Verify the Sale Agreement Before Signing

The sale agreement sets the terms between you and the seller or developer. Before signing, understand what you are buying, how much you must pay and when, what the developer must deliver, and what happens if either side fails to meet its obligations. A brochure, booking receipt, or verbal promise cannot replace a written agreement. Legal requirements vary with each transaction, so have an independent property lawyer review the documents before you sign or make large payments.

Confirm the Parties and Apartment Details

Check that the agreement correctly identifies the buyer, the seller or developer, and the flat:

• The full legal names of the parties and the signing authority of their representatives
• The project address, and the relevant plot and building identification
• The floor and apartment number
• The area of the flat and the basis of measurement
• Parking and any other facilities included

If the property is part of a joint venture, confirm the selling party is authorised to sell your specific flat. If a company representative or attorney signs, ask your lawyer to verify their authority. Do not sign an agreement with material blank spaces or incorrect property details. Any correction should be documented and accepted by the relevant parties before signing.

Check the Purchase Price and Payment Schedule

Review:

• The booking amount and down payment
• Instalment amounts and due dates
• Payments linked to construction milestones, and the final payment
• Separately payable charges
• The payment method and receipt process
• The consequences of late payment

Make sure the schedule matches what the developer told you. If a salesperson’s description differs from the agreement, the agreement is what counts. Do not rely on a brochure schedule. Keep copies of the agreement, receipts, and bank transfer records.

Understand the Handover Date and Delay Conditions

Check:

• The expected completion and handover dates
• Extension provisions, and the circumstances in which delays are permitted
• How buyers are notified of delays
• Any compensation or other contractual remedy
• The termination process, and how payments already made are treated if the agreement ends

Not every delay automatically entitles you to a refund or compensation. Your rights depend on the contract and applicable law. If the developer gives a firm handover commitment, make sure it is in the agreement and not only in informal messages.

Check the Specifications and Facilities Promised

The agreement or an attached specification schedule should state what the developer must deliver, including finishing standards and materials, doors and windows, flooring, sanitary fittings, electrical and plumbing fittings, kitchens, lifts, parking, standby power, and other facilities. Avoid vague wording. Record material grades or brand names, and the conditions under which substitutes may be used. If the flat is sold with furniture or fittings, list them in the agreement.

Review Cancellation, Refund, and Default Clauses

Understand what happens if you cannot complete the purchase or the developer fails to perform. Review provisions on:

• Cancellation by the buyer and by the developer
• Refund eligibility and timing, and any deductions or cancellation charges
• Missed or delayed instalments
• Material changes to the project, or failure to deliver the agreed flat
• Dispute resolution procedures

Pay special attention to clauses that let the developer keep payments or add charges. Ask your lawyer to explain anything unfavourable or unclear. Do not sign just because a salesperson says it is a standard document. Standard documents can still affect your rights.

Clarify Registration, Transfer, and Handover Responsibilities

Ask who is responsible for:

• Preparing documents and completing registration
• Paying applicable charges
• Obtaining outstanding approvals or documents
• Finalising apartment specifications
• Handing over possession and keys
• Delivering manuals, warranties, and related documents

Your lawyer should review the legal documents and identify any outstanding issue that could delay completion. Receiving the keys does not necessarily mean all legal and documentary requirements are fulfilled.

Keep All Important Promises in Writing

Sales representatives may offer discounts, parking, finishing materials, handover dates, maintenance, or other services. If an offer influences your decision, make sure it is in the agreement, a signed addendum, or a schedule. Before signing, compare the agreement with:

• The approved or relevant project drawings
• The apartment specification sheet
• The payment schedule and the written price breakdown
• The parking or facility allocation
• Any correspondence that forms part of the agreed terms

If the documents contradict one another, ask for clarification before proceeding.

Sale Agreement Checklist

Use this checklist before signing the agreement.

Item	What to verify
Parties	Correct legal names and signing authority
Property identification	Project, plot, apartment, and floor
Area	Agreed area and measurement basis
Price	Total price and included items
Payment schedule	Amounts, deadlines, and payment methods
Additional charges	Clear explanation and contractual basis
Handover	Expected date and delay provisions
Specifications	Materials, fixtures, and facilities
Parking	Allocation, price, and relevant rights
Cancellation	Conditions, deductions, and refunds
Registration	Responsibilities and expected process
Dispute resolution	Applicable procedures and contractual remedies
Final documents	Documents and records to be provided

Do not sign until you understand the material terms. If necessary, ask for additional time to obtain legal advice and resolve discrepancies.

Check Utilities, Security, Building Management, and Maintenance

A flat is also part of a shared residential environment that depends on utilities, common facilities, building management, and ongoing maintenance. Before buying, check whether the building meets your household’s needs and whether its shared facilities will be managed properly after handover.

Verify Electricity, Water, and Other Utility Arrangements

Ask the developer or building manager to explain:

• Electricity supply and metering
• Water source, storage, and pumping systems
• Drainage and sewerage arrangements
• Gas supply, where applicable and permitted
• Internet and telecommunications infrastructure
• Backup power, if provided

Services vary by property, so do not assume all flats have the same arrangements. If there is no individual meter for a service, ask how usage is measured and how the cost is shared. If the flat relies on shared water tanks and pumps, find out who maintains them and how costs are collected. In a completed building, test the services where possible and ask about regular interruptions. For a building under construction, ask for a written explanation of the planned arrangements and their expected status at handover.

Check Water Supply and Drainage Reliability

Find out where water comes from (utility, shared system, or another source), whether the building has storage tanks and pumps, and who maintains them. Check:

• Whether water is supplied when residents need it, at adequate pressure
• Whether storage and pumping are adequate
• Whether drainage works properly
• Whether there is a process for handling plumbing emergencies
• Whether recurring water costs are included in maintenance charges

If residents report frequent water or drainage problems, ask for the cause and whether it has been fixed. A tap working during your visit does not prove the water supply is reliable.

Understand Backup Power and Lift Maintenance

A generator does not necessarily keep every facility running during an outage. Ask:

• Which systems are supported (lifts, common lighting, water pumps, apartment circuits)?
• Are there usage limits?
• Who pays for fuel and operating expenses, and who maintains the equipment?
• Are these expenses included in the monthly maintenance charge?

For lifts, check whether a maintenance contract or service arrangement is in place. In a completed building, ask for servicing records and whether residents have had recurring problems.

Review Security and Common-Area Management

Check whether the building has an organised process for managing visitors, controlling entry and exit, maintaining common lighting, cleaning shared spaces, managing waste, responding to emergencies, resolving complaints, and maintaining security equipment. Ask whether there is a caretaker, building manager, or residents’ committee.

In an occupied building, find out how management works in practice. Advertised security facilities are only as good as their installation, staffing, maintenance, and management. For a new building, ask who takes responsibility for common facilities after the developer hands over the flats.

Check the Monthly Maintenance Charge and Management Rules

Exact inclusions differ from building to building. Ask for a written breakdown and clarify:

• What services are included, and which costs are paid separately
• When payments begin, and who collects and manages the funds
• How residents receive information about expenses
• Whether charges can be revised
• How major repairs are funded
• What process applies to maintenance complaints

For an occupied flat, ask to review maintenance statements or records where available. For a new project, ask for the proposed maintenance structure and the post-handover rules. Transparent management helps residents see how money is spent.

Understand the Importance of a Residents’ Association or Management Committee

Many buildings manage shared facilities through an association, committee, or other agreed arrangement. It can coordinate maintenance, collect common expenses, handle complaints, and decide on shared areas. Before purchasing, ask:

• Does a residents’ association or management committee exist, and how is it established?
• Who decides on common facilities, and how are expenses approved and recorded?
• How can residents raise concerns?
• How are major repairs or replacements handled?
• What rules apply to shared facilities and common areas?

Governance depends on the building and its legal documents, so do not assume every building works the same way.

Utilities and Building Management Checklist

Item	What to confirm
Electricity	Supply, metering, and any additional charges
Water	Source, storage, pumping, and reliability
Drainage	Functional arrangements and maintenance responsibility
Gas, where applicable	Availability and applicable connection arrangements
Internet	Available service options and installation requirements
Backup power	Supported systems and operating costs
Lift	Operation, servicing, and maintenance responsibility
Security	Entry management and maintenance of security facilities
Common areas	Cleaning, lighting, and access
Monthly maintenance	Amount, inclusions, and payment arrangements
Major repairs	Funding and decision-making procedures
Building management	Responsible person, committee, or management organisation

A building with attractive flats but poorly managed shared facilities can cause avoidable problems after you move in. Verify the arrangements before purchasing, not after handover.

Compare a Ready Flat with an Under-Construction Flat

Another key decision is whether to buy a completed flat or one still under construction. The two involve different risks, payment structures, inspection opportunities, and timelines. A ready flat lets you assess the actual property before buying. An under-construction flat may give you more time to arrange payments, but you must evaluate the developer’s ability to deliver and the risks of incomplete construction. The best option depends on your budget, timing, risk tolerance, and intended use.

What Is a Ready Flat?

A ready flat is in a completed building and is available for possession, subject to legal and contractual requirements. You can inspect the actual flat and building before committing, including:

• The completed layout, actual room dimensions, and finishing materials
• Natural lighting, ventilation, and utility availability
• The condition of the lift, common areas, and the surrounding building
• Neighbourhood accessibility
• The experience of existing residents, if occupied

A completed building is not automatically free from legal or technical problems. You must still verify ownership, approvals, the seller’s authority, the sale documents, and the building’s condition.

What Is an Under-Construction Flat?

This is a flat bought before the building or flat is fully completed. Buyers may pay by instalments tied to dates, construction milestones, or other contract terms. It may suit buyers who do not need immediate possession and can assess the developer’s delivery capability. Because the final flat does not yet exist, some aspects of its condition cannot be inspected. Verify:

• Land ownership, the developer’s authority to sell, and the current status of approvals
• The construction schedule and the developer’s track record
• The approved or contractual specifications
• The payment schedule, handover date, and delay provisions
• The process for addressing changes or defects, and the documents expected at completion

The contract should explain what happens if construction is delayed or the delivered flat differs materially from the agreed specifications.

Ready Flat vs Under-Construction Flat: Key Differences

Factor	Ready flat	Under-construction flat
Inspection	Actual apartment can generally be inspected	Inspection is limited by the stage of construction
Possession	May be available sooner, subject to legal and contractual requirements	Depends on construction and handover
Layout verification	Actual layout can be compared with the documents	Buyers rely more heavily on approved plans and written specifications
Finishing quality	Visible finishes can be assessed directly	Final finishing quality may not yet be known
Utility arrangements	Existing services can often be checked	Planned arrangements and delivery status need verification
Payment structure	May involve a larger upfront payment, depending on the transaction	May offer instalments during construction, depending on the agreement
Construction risk	Remaining risks relate to the existing building’s condition and documentation	Includes the risk of incomplete work and delays
Developer assessment	Still important, especially for outstanding obligations	Particularly important because delivery depends on future performance
Immediate use	Potentially suitable if all required conditions are satisfied	Usually unsuitable for immediate occupation until completed
Documentation	Existing approvals and completion-stage documents can be reviewed as applicable	Some documents may only become available at later stages

Neither option is automatically safer or more affordable. The decision depends on the particular property and the terms of the transaction.

Benefits and Risks of Buying a Ready Flat

Potential benefits:

• You can inspect the actual property, layout, finishing, and common facilities.
• You can assess the real neighbourhood environment.
• You may be able to move in sooner if the flat is legally ready for possession.

Potential risks:

• Hidden maintenance or structural issues
• Repairs or renovation needs
• The seller may lack clear or complete documentation
• Inadequate utility or management arrangements
• The property may not match the seller’s description
• Outstanding legal or contractual issues may delay completion

Get a professional inspection where appropriate and verify the legal documents independently.

Benefits and Risks of Buying an Under-Construction Flat

Potential benefits:

• Payments may be spread over an agreed period.
• You can assess the planned design and facilities.
• Some specifications may be documented before completion.
• It may fit a future housing or investment plan.

Potential risks:

• Construction delays
• Developer project-management or funding difficulties
• Finishing quality cannot be fully assessed before completion
• Some utilities or common facilities may not yet be operational
• Changes may occur within the limits of the agreement and approvals
• Payment obligations may continue even if the project is delayed

Risks depend on the project and contract. Do not assume every under-construction project offers lower prices, flexible payments, or better investment returns.

Which Option Is Better for You?

Consider a ready flat if you need to move soon, prefer to inspect the finished property, and can verify the documents and condition before buying. Consider an under-construction flat if you have a longer timeline, can manage the payment schedule, and are comfortable assessing the developer’s track record and the project’s remaining risks. Before deciding, ask yourself:

• Do I need the flat for immediate occupation?
• Can I afford the full payment schedule and related purchase costs?
• Have I verified the legal status of the property?
• Can I assess the developer’s ability to complete the project?
• Do I understand the risks of delays?
• Have I reviewed the sale agreement with a qualified lawyer?
• Does the flat suit my long-term needs?

Base your decision on verified facts and your finances, not pressure to book quickly.

Complete the Final Handover Inspection Before Accepting the Flat

The final handover inspection is one of the last important steps before you take possession. Even if you have checked the legal documents, reviewed the sale agreement, and visited the site, inspect the completed flat before confirming it has been delivered as agreed. At handover, the developer typically provides possession, keys, and documents under the contract. This is your chance to spot visible defects, incomplete work, missing fittings, and differences from the agreed specifications. Do not assume everything is fine just because the developer says the flat is ready. Inspect carefully and document any outstanding issues.

Compare the Completed Flat with the Sale Agreement

Compare the flat with the sale agreement, the floor plan, and the written specifications. Check:

• Apartment number, floor, agreed area, and layout
• The number and arrangement of rooms, and balcony and verandah arrangements
• Doors, windows, and finishing materials
• Kitchen and bathroom fittings
• Electrical points, plumbing, and drainage fixtures
• Parking allocation, promised facilities, and other contractual items

If a brand, material grade, or fixture was promised, verify that the delivered item matches the written specification. For example, if the agreement lists specific bathroom fittings but a different product is installed, ask the developer to explain and check whether the contract allows it. Record all discrepancies before signing any document that confirms full and satisfactory completion.

Test the Electrical and Plumbing Fixtures

Where services are operational, test what can be checked safely.

Electrical checks:

• Switches and sockets appear properly installed, and lights and fans work where provided.
• The distribution board is accessible.
• No exposed or visibly damaged wiring.
• Installed points match the agreed layout.

Anything that needs opening panels, checking concealed wiring, or assessing protection systems should be done by a qualified electrician.

Plumbing checks:

• Taps work, and water flows through installed fixtures.
• Washbasins and sinks drain properly, and toilets flush correctly.
• Visible connections do not leak, and bathroom fittings are secure.
• No obvious drainage problems.

If water or electricity is not yet available, ask the developer to document the outstanding work and the timeline for completion. Do not sign a statement saying all systems are operational if they have not been tested.

Inspect Walls, Floors, Ceilings, and Finishing Work

Walk through every room and look for:

• Damaged or loose floor tiles, cracked or uneven finishes, and peeling paint
• Water stains or damp patches
• Damaged doors and window frames, poorly fitted handles or locks, and gaps around windows or doors
• Incomplete kitchen or bathroom work, and missing fixtures listed in the agreement
• Unfinished electrical or plumbing points

Photograph defects and record their locations. A written defect list makes repairs easier to discuss and verify. Do not judge the structural significance of a crack by appearance. If you find a potentially serious defect, get a professional assessment before accepting the property.

Check Common Facilities and Parking

Your purchase may include rights to facilities outside the flat. Inspect those included in the project or promised in your agreement:

• Lifts, staircases, corridors, and building entrances
• Parking areas and common lighting
• Water pumps and storage arrangements
• Backup power equipment and security installations
• Shared recreation or other designated facilities

Confirm that the parking space, if included, matches the agreed allocation and documents. Ask the developer or building manager how shared facilities will be maintained and whether service arrangements are already in place. A completed flat should not be judged in isolation if its usability depends on unfinished or unavailable common facilities.

Confirm the Utility and Building-Management Arrangements

Before moving in, ask for details about:

• Electricity metering and billing, water supply and storage, drainage and waste management
• Internet and telecommunications, and backup power where available
• Monthly maintenance payments
• Building-management contacts, security and visitor procedures, and emergency contacts
• How maintenance problems are reported and resolved

If there is a management committee or residents’ association, ask how to contact its representatives. Get written information about the charges you will pay after handover.

Obtain the Relevant Handover Documents

Documents vary by property, transaction, and agreement. Ask for those that apply, which may include:

• Handover or possession documentation
• A copy of the signed sale agreement and schedules
• Payment receipts and an account statement
• Apartment specifications or final layout documents
• Building approval and completion-stage documentation, as applicable
• Utility-related information and parking allocation documents
• Warranty documents for covered installations, and equipment instructions
• Building-management rules and contact information

Have your lawyer confirm which documents are legally necessary for your transaction. A general handover checklist does not replace the requirements for completing transfer and registration. Keep copies of all important documents and payment records in a secure place.

Prepare a Written Defect List

If the inspection finds incomplete work or defects, prepare a written list before confirming that the handover is fully satisfactory. For each issue, record:

• The room or location, and a description of the defect
• A photograph, when useful
• The relevant specification or agreement term
• The corrective action requested and the agreed completion date
• The person responsible for follow-up

Ask the developer to acknowledge the list in writing and explain how the issues will be resolved. If the agreement has a defect-reporting or rectification procedure, follow it. If a defect may affect safety, get professional advice before accepting the flat. Do not rely only on verbal assurances that work will be completed later.

Do Not Confuse Handover with Completion of Every Legal Formality

Receiving the keys does not necessarily mean that all legal, financial, or documentary requirements have been met. Before treating the purchase as finalised, check for remaining obligations on:

• Payment of the agreed balance
• Registration or transfer documentation
• Outstanding approvals or required certificates
• Utility connections and parking allocation
• Defect rectification and building-management charges
• Other commitments under the sale agreement

Your lawyer should advise on the requirements for your property and transaction.

Handover principle: Inspect the flat, document outstanding issues, collect the relevant documents, and confirm that your contractual and legal obligations have been addressed before treating the process as complete.

Buying a flat in Bangladesh requires more than comparing prices and choosing an attractive location. A careful buyer should verify ownership documents, check applicable building approvals, assess the developer’s track record, inspect construction quality, understand the actual apartment area, and evaluate the neighbourhood. Financial preparation is equally important. Calculate the total purchase cost, verify registration-related expenses, understand home-loan conditions, and review the sale agreement before committing to a payment schedule. Before accepting possession, inspect the completed flat, record defects, and collect the relevant documents.

The most effective approach is to complete each check systematically and keep important findings in writing. Do not rush into a purchase because of sales pressure or rely only on verbal promises. Where necessary, work with an independent property lawyer, a qualified engineer, and an appropriate financial adviser.

For buyers considering a property from Starpath, these same principles apply: verify the specific project’s documentation, understand the written terms, confirm the apartment specifications, and make sure the property meets your requirements before making a final decision. A well-informed purchase can help you avoid preventable problems and choose a home or investment that suits your needs, finances, and long-term plans.

Frequently Asked Questions

What are the most important things to check before buying a flat?

The main checks are land ownership, legal documents, relevant building approvals, developer credibility, construction quality, apartment area, location, total purchase cost, and the sale agreement. Before handover, inspect the completed apartment and obtain the relevant documents.

Which legal documents should I check before buying a flat in Bangladesh?

How can I verify flat ownership in Bangladesh?

How can I check whether a developer is reliable?

Should I buy a ready flat or an under-construction flat?

What is the difference between carpet area and saleable area?

What should I check before accepting the keys to a new flat?