Extra Zero Triggers Land Registration Crisis in Anantapur
Graphics: Agamir Somoy
A single extra zero has created a major problem for land buyers and sellers in Anantapur mouza under Rangamatiya union of Fulbaria upazila in Mymensingh. The government land valuation list sets the price of residential-category land at Tk 1,038,462 per decimal. However, deed writers say the price was Tk 138,462 per decimal about a decade ago. An extra zero was mistakenly added, and the figure has remained unchanged at Tk 1,038,462.
Under that valuation, the market value of one bigha (33 decimals) of land stands at Tk 34,269,246. The government also charges 7.5 percent of the total value, or Tk 2,570,193, as revenue. The total cost therefore rises to about Tk 36.84 million. In reality, land in the area now sells for a maximum of Tk 200,000 per decimal. Because of the error in the land office records, many buyers cannot register deeds even after purchasing land. As a result, buyers and sellers are suffering losses, while the government is also losing revenue because registrations are not being completed.
Although land prices are much lower in neighboring mouzas, the problem is most severe in Anantapur village. The village lies about 18 kilometers from the Fulbaria upazila headquarters and remains a remote area. Transport links are poor, and most roads are unpaved. Agriculture is the main livelihood. Land transactions take place regularly in six mouzas; Rangamatiya, Anuhadi, Anantapur, Haripur, Akta and Bishnarampur. However, the unusual complication affects only the registration of residential-category land in Anantapur mouza.
On December 10, 2024, the market value determination committee approved the mouza-based valuation list for the transfer of immovable property for fiscal year 2025-26. Mymensingh District Registrar Pathik Kumar Saha chaired the committee. Fulbaria Sub-Registrar Mohammad Omar Faruk served as member secretary, and Mymensingh Sadar Sub-Registrar Mohammad Zahid Hasan served as a member. The list fixed the price of residential-category land in Anantapur mouza at Tk 1,038,462 per decimal. The list also carries the English letter “P” beside the figure, indicating that the same valuation had been set previously.
A comparison with neighboring mouzas shows the disparity more clearly. According to the official list, residential-category land costs Tk 20,997 per decimal in Rangamatiya mouza, Tk 8,000 in Anuhadi, Tk 12,690 in Akta, Tk 166,666 in Haripur and Tk 9,791 in Bishnarampur. Compared with adjacent mouzas in the same union, the valuation in Anantapur is several times higher. The discrepancy has affected land transactions.
About six months ago, Abdul Mannan of Anantapur village bought five kathas of land from Shahidullah of the same village for Tk 1 million. After paying the money locally, he went to register the deed and learned that the government valuation put the land’s price at nearly Tk 33.76 million. Under that valuation, he would have to pay about Tk 2.53 million in government revenue alone. He eventually left without registering the deed.
Officials say they have limited authority to resolve the issue. Fulbaria Sub-Registrar Rafael Fatemi said he noticed the matter after taking charge. However, he said local authorities cannot correct it. He added that the issue could be reconsidered if an application is submitted to the Inspector General of Registration through the prescribed procedure.
Local administrators say they will act if they receive an application. Fulbaria Upazila Executive Officer Mohammad Shahidul Islam Sohag said that if an affected person submits an application, the administration will recommend a correction of the market valuation and forward it to the relevant authorities.
