RAJUK-Approved vs Non-Approved Flats in Dhaka | GLG Assets Ltd.

Buying a flat in Dhaka is more than a transaction. To most individuals, it represents the culmination of years of saving and months of looking for the right property. The buyer trusts the developer or the seller that he will not end up wasting his hard-earned money. Unfortunately, in some cases, this trust proves to be unwarranted.

Both RAJUK-approved and non-approved flats have the same appearances, finishes, and sometimes even prices. However, as soon as the papers reveal their content, the differences become impossible to ignore. One comes with legal validity and loan eligibility; the other comes with demolition risk and inability to sell. This article explores RAJUK approvals and why it matters in buying a flat in Dhaka.

Who is RAJUK and Why Does it Matter in Dhaka?

RAJUK is an acronym for Rajdhani Unnayan Kartripakkha (Capital Development Authority). It is a body working under the Ministry of Housing and Public Works. Its jurisdiction includes all the urban areas of Dhaka city, namely Uttara, Mirpur, Gulshan, Dhanmondi, Mohammadpur, and the majority of other residential areas.

The developer of any new building needs to submit architectural and structural drawings, land documents, and other relevant information to RAJUK before starting construction works.

Once the document is validated in accordance with the Dhaka Metropolitan Building Construction Rules, a building permit is issued, popularly referred to as RAJUK approval. Any building built without RAJUK approval has no legal footing in Bangladesh. No questions asked.

What is a RAJUK-Approved Flat?

A RAJUK-approved flat is a residential property inside a building for which the approval was granted before its construction started, and ideally, occupancy was issued after construction completion.

The building permit means that the design is validated regarding the required open spaces (setbacks), permitted floor area ratio (FAR), structure, and utilities.

Once the approval has been granted and the building has been completed in compliance with the approved plan, the occupancy certificate is granted.

In a RAJUK-approved building, the deed of sale of a flat is easily registrable with no issues. The banks accept such flats for obtaining a home loan. Sale transactions involving RAJUK-approved flats are recognized as legal.

What Are Non-Approved (and Partially Approved) Flats?

Flats in buildings constructed illegally without RAJUK approval are considered non-approved. However, there are also partially approved buildings. These arise when the building exceeds the approved plan: for instance, the developer receives permission to build eight stories, but builds ten. Thus, the two extra floors are illegal.

The most widespread partially approved buildings can be found in Mirpur, Mohammadpur, and certain districts of Rayer Bazar. In most cases, the sellers are unwilling to talk about the issue. Buyers who do not check it independently usually find out about that when RAJUK sends a demolition notice or rejects their bank loan application.

Comparison Table: RAJUK-Approved Vs. Non-Approved Flats

Hidden Risks of Non-Approved Flats in Dhaka

Demolition is probably the biggest threat to non-approved properties. Occasionally, RAJUK conducts demolition drives against unauthorized buildings. Some of them were carried out in Dhaka within the past few years, such as in the Mohammadpur and Demra areas.

Apart from it, there are also other risks:

Deed Registration Problems: Sub-Registrar offices of Dhaka often conduct RAJUK checks before issuing any deed. Once your building has been flagged as illegal, your sale deed cannot be registered, leaving you with no rights on the purchased flat.

No Bank Financing: Banks reject loan applications for unapproved buildings. Therefore, buyers usually do not have financing options. Resale is also complicated by the fact that a potential buyer won’t be able to obtain a bank loan.

Legal Disputes: Landowners may decide to dispute any unauthorized constructions. If the land is jointly owned, then disputes arise frequently.

Utility Issues: WASA and DESCO may also refuse to establish water and electricity connections for unapproved buildings. Thus, they have a temporary supply, whose termination occurs on arbitrary grounds.

7 Major Advantages of Choosing RAJUK-Approved Flats

1. Complete legal ownership — your flat will have its deed registered.
2. Access to financing via a bank loan.
3. Greater resale value due to the availability of bank-financed buyers.
4. Guaranteed safety from demolition due to having an RAJUK building permit.
5. Access to official water, gas, and electricity.
6. Your RAJUK-approved property can be insured.
7. Peace of mind and security of your investment.

Steps You Need to Take to Check RAJUK Approval for Buying

It is strongly recommended for every flat buyer in Dhaka to perform the check by themselves, independent of whether they trust the developer or not.

Step 1: Ask for an Approved Plan copy. The RAJUK building permit should contain information on approved number of stories, FAR, setbacks, and plot number. Compare this plan to the building.

Step 2: Search RAJUK’s online portal. RAJUK has developed an electronic approval tracking system available online at rajuk.gov.bd. Find your plot number or holding number in it.

Step 3: Check RAJUK’s office. Dhaka consists of several RAJUK zones. Visit the appropriate RAJUK zonal office with your plot details. They will perform a RAJUK check for you.

Step 4: Check the occupancy certificate. It certifies that your building has been inspected and corresponds to the approved plan. Most unapproved buildings do not have an occupancy certificate because during construction, the builder has departed from the plan.

Step 5: Consult a property lawyer. Prior to signing your deed, it is better to seek professional legal advice about its terms. Legal consultation usually costs just pennies compared to future litigation expenses.

Step 6: Check the land documents. Verify the ownership of the land plot through the Sub-Registrar’s office. Confirm that the plot number, mouza, and RS/BS khatian of the land coincide throughout all documents.

How GLG Assets Ltd. Can Help You Get RAJUK-Approved Flats

GLG Assets Ltd. is an exclusive Dhaka-based real estate developer that operates within the RAJUK-approved areas and obtains necessary permissions prior to beginning any construction works. As a result, each customer gets complete documentation at the moment of purchase.

All ongoing and completed projects of GLG Assets Ltd., such as GLG RR Platinum Palace, GLG Parkview, and GLG Oasis in Uttara, have valid RAJUK permits.

In case you are actively looking for a flat, GLG Assets Ltd. provides you with the documentation verification procedure, so you can examine the permit yourself. Moreover, if you visit their buyers’ page, you’ll see a detailed description of the flat purchasing procedure. Those people buying flats for the first time will also benefit from it.

If you are considering real estate as an investment, the halal investment opportunities section is what you need. Here you will learn all details about real estate returns in Bangladesh under the Shariah laws.

FAQ Section

Q: Can I register my deed in case of the absence of RAJUK approval?

Sometimes yes. However, it depends on the Sub-Registrar’s Office. Even if it passes, your flat will be in danger of demolition and ineligible for financing by banks.

Q: What will happen if RAJUK demolishes my property?

It will be physically demolished. You may have legal grounds for prosecution of the developer, but it will hardly be fast and profitable.

Q: Does RAJUK building permit ensure the structural soundness of the property?

No. RAJUK only ensures conformity with the Dhaka Metropolitan Building Construction Rules. Therefore, you should consider the materials used and the competence of the structural engineer and developer.

Q: How much time is needed for receiving RAJUK approval?

From three to twelve months. Those builders who start construction work without it do so in order to save time.

Q: Can I check RAJUK approval status online?

Yes. The RAJUK website (rajuk.gov.bd) allows conducting an RAJUK check using plot number and mouza name.

Conclusion

Purchasing a flat in Dhaka without conducting RAJUK approval check is too risky to overlook. It involves many factors, which significantly decrease your flat’s resale value. Legal, financial, and structural aspects are among the major ones.

RAJUK approval can be performed independently. All you need to do is ask the seller for the approval plan and compare it to the building. Alternatively, visit RAJUK’s offices and check the building permit there. You also might want to consult a property lawyer.

If you wish to choose a developer with proper RAJUK approval, GLG Assets Ltd. offers such flats in Uttara. Additional information is provided on the management team page.