Internship Report On

CURRENT CHALLENGES AND OPPORTUNITIES IN THE LAND ACQUISITION

PROCESS: A STUDY ON RANGS PROPRIETIES LIMITED

Prepared by
Name: Legal Chakma Stalin
Roll: 18041135
Reg:

Supervised by
Dr.Md. Redwanuzzaman
Associate Professor
Department of business Administration
Pabna University of Science and Technology

Submitted in Partial Fulfillment of the Requirements for the Degree

Master of Business Administration

Date: 30 November, 2021

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 Letter of Transmittal

30th November 2021,

To
Dr.Md. Redwanuzzaman
Associate Professor
Department of business Administration
Pabna University of Science and Technology

Subject: Submission of Intern Report

Dear Sir.
I am pleased to let you know that my intern report is on current challenges and opportunities in
the land acquisition process a study on rangs proprieties limited has been successful done by me.
After my long term effort and full dedication now I am very grateful to representing this report to
you. I made this report based on all those theoretical knowledge that I got from my Two years
EMBA life and my practical knowledge and experience that I earned through my study intern
make this more informative and realistic.

With due respect I am thanking you for your support, suggestion, and valuable time that you
append on me to guide for prepared this report. With due respect I am requesting you to accept
this report and I will be glade to answer all those questions regarding this report on your queries.

-----------------------
Legal Chakma Stalin
Roll: 18041135
Session: July-Dec 2018
Department of business Administration (Major Marketing)
Pabna University of science and technology, Pabna.

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 Acknowledgement

I am legal Chakma Stalin and would like to express my heartiest gratitude to those who help all
the way through to my study my internship report on current challenges and opportunities in the
land acquisition process a study on rangs proprieties limited. I want to thank my academic
supervisor Dr.Md. Redwanuzzaman, for providing me all the necessary helps for the completion
of this report. I am very much grateful to RANGS who helps me a lot to prepare this report
realistic and informative.

I would convey our special thanks to our parents whose inspirations was also complementary for
any passible aspect this report of this particular course.

I also apology heartily for any omitted name whose contribution was also complementary for any
possible aspect, lastly, I solemnly thank the almighty.

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 Supervisor’s acceptance

This is to certify that legal chakma Stalin in a student of Pabna University of science and
technology, department of business administration (major marketing). His bearing roll 18041135
and session July-Dec 2018. He has successful completed intern program with Rangs group.

The internship has been planned and carried out by the candidate under my supervision and
guidance. In my opinion this report is sufficient in terms of scope and quality for the award of
degree master of business administration at pabna university science and technology. I do here
by accept his report as a part of EMBA program.

I wish his every success in life

____________________

Dr.Md. Redwanuzzaman
Associate Professor
Department of business Administration
Pabna University of Science and Technology

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 Preface

Proper education ensures the harmonious development of body, mind and soul. But without
practical tanning, proper education is not possible. To acquire a complete knowledge in any
subject, a person needs practical knowledge along with theoretical knowledge. So emphasis
should be given towards practical knowledge.

Intern program is a practical assignment for the fulfilment of the requirement of the degree of
EMBA, department of business administration indeed. It’s a matter of practical experience.
Practical experience spread the knowledge. For this reason internship program is effective for
every student. So it’s inevitable for gathering practical of the theoretical otherwise the objective
will be in vain.

Modern world is very much competitive and practical. This is why practical is essential which
has been enriched by this internship program.

Since this is my first writing so there may have some unexpected mistake. If any users gets
benefits by using this report, my effort would be successful.

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 PLAGIARISM DECLARATION

1. I know that plagiarism means taking and using the ideas, writings, works or inventions of
another as if they were one’s own. I know that plagiarism not only includes verbatim
copying, but also the extensive use of another person’s ideas without proper
acknowledgement (which includes the proper use of quotation marks). I know that
plagiarism covers this sort of use of material found in textual sources and from the
Internet.

2. I acknowledge and understand that plagiarism is wrong.

3. I understand that my research must be accurately referenced.

4. This assignment is my own work, or my group’s own unique group assignment. I

acknowledge that copying someone else’s assignment, or part of it, is wrong, and that
submitting identical work to others constitutes a form of plagiarism.

5. I have not allowed, nor will I in the future allow, anyone to copy my work with the
intention of passing it off as their own work.

Name: Legal chakma Stalin

ID: 18041135

Signature __________________________ Date _________________

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Executive Summary:

This report explores the land acquisition process of Rangs Proprieties Limited. The first part is
equipped with my internship experience in Rangs Proprieties Limited (RPL). This part discusses
about the five forces model of the Business and consulting industry and SWOT analysis of the
company. The second part is a research project. This part of the report shows that the current
challenges and the opportunities of the land acquisition process. In the five forces model, the
industry have a high rivalry because in this industry, there are 1073 real estate companies. This
industry has no pure substitutes of the core products, so the industry has a low threat of
substitutes and bargaining power of buyers. But the bargaining power of the supplier is high
because of the demand and the number of real estate Company in the industry. Entry barrier is
high for operating at high scale. In this business requires a large amount of investment. SWOT
analysis of RPL Company, this 19 year old company has some strength, such as problem solving
skill, brand name, product quality and major weakness delayed delivery, high turnover rate, and
market outside urban areas. On the other hand, the opportunities are public private partnerships,
adding value in the products and services, urban lifestyle. The threats of RPL are frequent
change in rules and regulation, change of mentality of the young generation, and slow rate of
land acquisition. After this the report focuses on its main objective which is to research on the
current challenges Rangs Properties Ltd. facing right now in the land acquisition process at the
same time finding about the opportunities. After objective, the report flows with rationale of the
study, methodology and the chapter two discuses literature review and some relevant laws and
regulation of Bangladesh. Chapter three and four shows the land acquisition process, major
challenges, opportunities, recommendations and conclusions.

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 Table of Contents

Chapter No. Contents Page No.

Part A: Internship Experience
Executive Summary
Chapter One Organization Profile 01
Five Forces Model Analyses 02-04
SWOT Analysis 05-06
Chapter Two Interns Role 06
Responsibility 07
Chapter Three Observation 07
Recommendations 07-08
Conclusion 08
Part B: Research Project
Chapter One Background 08-09
Objective 09
Rationale 09
Methodology 09-10
Chapter Two Literature Review 10-11
Some Relevant Laws and Regulation of Bangladesh 12-13
Chapter Three The Land Acquisition Process 13-14
Chapter Four Major Challenges 15
Opportunities 15-16
Recommendations 16
Conclusions 16
References
Appendix

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 Part A: Internship Experience
Chapter One: Organizational Profile, Five Forces Model Analyses
and SWOT Analysis

1.1 Organization Profile:

RANGS PROPERTIES LIMITED, a sister concern of RANGS GROUP, is a leading property

developer of modern buildings that are the representations of architecture at its best. Since
inception in 1996, RPL has relentlessly pursued its motto, “Creating Lifestyles” without
compromise. With a portfolio of 30 ongoing projects (18 Residential + 12 Commercial), RPL has
already handed over 250+ projects in last 19 years. After more than a decade of thriving
achievements, RPL is now an established name in the arena of real estate and construction in
Bangladesh. Structural designs, climatic conditions and changing trends are considered with top
priority to create the ideal surroundings for self-contained, independent and distinguished houses
in a secure and exclusive commodity (Rangs Properties, 2017).

Distinguished Features

Rangs Properties Limited has built luxurious apartments and commercial complexes in many
prime locations of the country. RPL do not compromise when it comes to location and architect
selection, technology, engineering, eco-friendliness, construction materials, systematic
monitoring and reliable after-sales-service. Most importantly, all projects are built in compliance
with the Bangladesh National Building Code (BNBC). RPL aim is to create idealistic
surroundings for self-contained, independent and distinguished projects in a secured and
exclusive community. In 2010, Rangs Properties Limited decided to raise the bar of living
standards by including a range of irresistible value-added features in every project. These
features are fitted kitchen with hood and cabinets, built-in wall cabinets, air conditioning and
much more. The aim is to heighten the standard of the fundamental features of livable homes
(About Us, 2017).

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 1.2 Five Forces Model Analysis:

I have applied the Porter’s five forces model to determine the dynamics of the real estate
intensity.
Bargaining Power of Buyers

 Buyers-producers ratio
Low
 Price sensitivity of buyer

Bargaining Power of the
Supplier
High
 Number of producers
 Differentiation of Input mix
Industry Rivalry
Threat of New Entrants
 Market concentration
 Initial investments and
 Bargaining power Low
fixed costs
 Threat of new entrants
High  Switching costs for buyers
 Threat of substitutes

Threat of Substitutes
 Potential new substitutes
Low

Figure 1.1: Five forces framework

A) Bargaining Power of the Supplier (High)

Number of producers: In this industry, the major suppliers are (Islam M. S., 2017):

1. Civil Items – Rod, Cement, Stone, Sand, Bricks, Ready mix Concrete
2. Hardware Items
3. Electric Items
4. Sanitary Items
5. Electromechanical Engineering Items
6. Shuttering Items
7. Finishing Items
8. Paint and Polishing Items
9. Door and Door Accessories

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 10. Gloss / Mirror and Thai Aluminium Items

Differentiation of Input mix: One of the major inputs in the real estate business is land.
Therefore, the variation in values and prices of lands affects the Bangladesh real estate business
very much. It plays a strong role in determining the selling price of the real estate products. For
example, prices of houses are different for different locations. A house with lake view in
Dhanmondi is far expensive than the houses in other regions of Dhanmnodi. In case of
commercial spaces, Gulshan and Motijheel is more expensive compared to the other location in
another zone (Hasan, 2017).

B) Bargaining Power of Buyer (Low)

Buyers-producers ratio (concentration): In Bangladesh there are total 1073 REHAB members
real estate developers in the market with the varied offers to buyers (Real Estate & Housing
Association of Bangladesh, 2017). This variation is something that constraint the bargaining
power as the products are not perfect substitutes of each other. For example, if a buyer is in a
position that he has to buy a certain product, the seller has the advantage and a buyer cannot
bargain a lot. The opposite is also true. High level of land scarcity in these areas is the main
reason behind the low level of bargaining.

Price sensitivity of buyer: High price sensitivity leads a buyer to bargain more with the
suppliers. But how much the buyer will be successful depends on the location and once again
who is the party with a need. If it’s in the urban area, the chance of success by the buyer is low
while in suburban areas buyer might gain some. The main reason is that price sensitivity is offset
by the scarcity of land in the urban areas sometimes.

C) Threat of new entrants (Low)

Initial investments and fixed costs: Entry barrier is high for operating in high scale. So, the
threat of new entrants is low in small segments. In this business requires a large amount of
investment. But in most cases real estate companies have very good access to the financial
market of Bangladesh. At the same time, they get the down payments from the buyers and this
money can be used to start the project.

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Switching costs for buyers: In Bangladesh pre purchase switching tendency is more common
rather than post purchase switching. Therefore, new entrants should not be concerned as long as
it is confident that it can provide quality products.

D) Threat of substitutes (Low)

This refers to the extent by which buyers can replace their current products by another one. In the
context substitutes does not mean the pure substitutes of the core products. In fact, here
substitutes mean the substitutes of different dimensions of core products. The core product is
house and different dimensions include, among other location, luxury, producers etc.
Potential new substitutes: This is related to the potential new entrants in the market with new
ideas to act as substitutes. The success of these potential new products as substitute depends on
the intensity of the newness of the ideas.

E) Rivalry among existing firms (High)

On the basis of the above discussion in terms of the dynamics barraging power and the roles of
different players in the market, I can conclude saying that the rivalry among the existing firms
are high.

Market concentration: Market concentration determines how many firms are in control of how
much of the total market. If there is a high level of concentration, competition is not fierce
normally. Only a few firms enjoy almost all the benefits.

Bargaining power: High rivalry among the competitors leaves a low level of bargaining
chances for both producers and buyers because it's assumed that competitive price is either the
fair price or close to the fair price. Fair price here means the price that is expected in the perfect
competitive market.

Threat of new entrants: In general the more significant the threat of new entrants the more is
the rivalry among the existing firms.

Threat of substitutes: As mentioned on the previous page, the threat of substitutes is composed
of several parameters. The more significant the threat of substitutes the more this can increase
the rivalry among existing firms.

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1.3 SWOT Analysis:
Since I am an intern at RPL and I have spent some time at RPL. Based on my experiences,
observation and correspondences, I identify some strength, weakness, opportunities and threat
for RPL. Those are given bellow.

Strengths:

 Brand Name: The prestigious “Rangs” name is the core strengths as the group has an
illustrious history of delivering quality products in many sectors. So, for this reason RPL
is getting the trust of clients.
 Product Quality: RPL is providing quality products to the clients by using world class
technology and quality full material in their projects like Mitsubishi branded passenger
lifts, VRF system (AC) etc.
 Specialist in the Top Management: RPL has a quality business experienced
management with the healthy industry sector. When it’s comes to hire employees, RPL is
preferred to hire industry experience and expert people. So currently RPL has a great
management team as per the current management.

Weaknesses:

 Slow Rate of Land Acquisition: RPL has a very slow rate of land acquisition. On the
other hand RPL vision is to achieve the target of 1000 Cr. within 2022.
 Delayed Delivery: One of the key weaknesses RPL is a delay in project handover. Most
of the time RPL face different challenges for that they miss the dateline to hand over the
project to the landowners and clients.
 High Turnover Rate: RPL has a very high employee turnover rate. For that lot of vital
information is going with them.
 Markets outside urban area: RPL does not consider the markets outside the urban area,
which is also one of their weaknesses.

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Opportunities:

 Public Private Partnership: RPL has opportunities to work in Public Private

Partnership with the government. The Government already takes a bunch of the
development project. So, if RPL can work with the government on those projects, which
will be a great opportunity for RPL. For example: Mayor Mohammad Hanif Flyover was
under Public Private Partnership with Orion Group (Mayor Mohammad Hanif Flyover,
2017).
 Adding Value in the Products and Services: By using foreign design, create lucrative
outlook by using fair face casting and timely project hand over to the clients RPL can add
value in their products and services to increase their customer satisfaction and goodwill
in the market.
 Urban Lifestyle: Day by day accommodation problem in Dhaka city is increasing. On
the other hand people are moving towards the nuclear family. Therefore, there is a huge
demand of small apartments in Dhaka city.

Threats:

 Frequent Change in Rules and Regulation: Rajdhani Unnayan Kartripakkha (RAJUK)

changes their rules very frequently. By changing those rules RPL can face huge loss in
their business. For example: RAJUK changed “Dhaka Mahanagar Imarat Nirman
Bidhimala” at 2008, before that real estate company can build the full land area of the
land. But after the change in the rules, real estate companies can build maximum 60% of
the total land area. For that reason they increase their product price that effect on the sales
(Rushd, 2017).
 Change of Mentality of the Young Generation: Research shows that the young people
do not buy cars and apartments anymore in the USA. Their mentality is changing towards
buying the apartments or a car; rather they rent (Holden, 2017). As we are following the
foreign culture, so this thing can also happen in our industry.

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 Chapter Two: Intern’s Role & Responsibility
2.1 My Role:
During my internship period, I was placed at Rangs Properties Limited (RPL). I started to work
as an intern from 2nd May 2017 to 2nd August 2017. I worked with the Business Department team
under Hasan Parvez Ibne Emdad, Head of Business Development of RPL.

2.2 Responsibility:
During my internship period, I had the following responsibility:

1. Prepare synopsis, calculate compensation and financial final settlements report on

upcoming handover projects.
2. Compile a database of all 154 signed lands, including vital information on Rangs
Properties Limited.
3. Compile report collect from the land owner and intra department to the GM in 4 projects
(Rangs Babylonia, Rangs RD Center, Rangs KB Square and Rangs Symphony).
4. Arrange meeting with the prospective clients and gather relevant feedback from
landowner & setting up follow up meetings.

Chapter Three: Observations, recommendations and conclusion

3.1 Observation:
Real estate company job is one of the most challenging jobs because the top management and the
employee’s face lots of problem on a daily basis. This is one of those industries where the
company can make huge money, but they need to face a bunch of challenges. As soon as the
company can solve the problems the company will do well and for that the company need a
smart, experiences and dedicated team. On the other side, there are many positive sides of RPL.
In this industry, there are very few company share annual profit with their employees, RPL is

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one of them. The RPL working environment is also good they try to flow the multinational
companies working environment and also provide many facilities for their employees like:
flexible time for employees, gender equality, weekly 5 working days with 2 full days off etc.

3.2 Recommendations:
On the basis of the limited knowledge and experience I have, I thought the following
recommendation would add value to the company.

 Organize National Competition: Taking initiatives to organize a different national

competition. For example: Business Case competition, Business Plan Competition,
Branding Competition and Architectural design competition. These competitions can be
organized in public and private universities. By organizing this kind of competition RPL
can find or identify future best workforce and it will also give a huge opportunity to build
organizational reputation.
 Better IT Facility: Each department should maintain a digital file for each project. So,
that when another department need any information to solve any problem, it will be easy
to access.
 Adopting Action Promotional Strategy: RPL should take an initiative to publish
newsletter, magazine and article. By that people will get to know more about projects,
new technology and the world class facilities providing by RPL.

3.3 Conclusion:
Based on the discussion so far, I can say that, working under RPL has been a learning experience
for me. The 21 years old company has the resources to convert its weaknesses into strengths and
some of its threats into its opportunities as we can see above in the SWOT analysis. With the
persistent efforts and strategic moves, if RPL can use the strategic gap properly, RPL can
become the market leader of this industry.

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 Part B: Research Project
Chapter One: Background of the Study, Objective and Methodology

1.1Background of the Study:

Acquisition of private land by the government or a non-governmental entity for public or
business purposes is a common practice globally. But in a land hungry country like Bangladesh,
land acquisition means a lot for the landowner. Overpopulation and a scarcity of land put
enormous pressures on land property. Land thus becomes the most valuable asset in Bangladesh,
and not only a means of livelihood but also a great sign of social power, pride, status, and
happiness. Significantly, owning a vast tract of land bears testimony to a person’s great wealth
(Atahar, 2013). On the other hand the Most Important Part of a real estate company is lead
generation or acquisition. So, the land acquisition process is the heart of any real estate company,
because land is the raw material for the company. Without land the whole business process will
stuck and the company cannot reach their goals. If a company does not have sufficient land in
their hand to work with, that will also put a huge impact on their sales and the net profit in the
future. So, the real estate company tries to take land as much as they can afford financially as
long as the project feasible for the landowners and the company (Phillipy, 2017). As opposed to
through this land acquisition process, landowners also get lots of benefits. Real Estate Company
helps the landowners to get more profit from their property for the highest value in the shortest
amount of time. Through this process the landowner and the real estate company both get the
benefit.

1.2Objective:
The major objective of this report is to research on the current challenges Rangs Properties Ltd.
facing right now in the land acquisition process at the same time finding about the opportunities.

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 i. To study the major challenges faced by the Rangs Properties Limited in the land
acquisition process.
ii. To explore the opportunities in the land acquisition process.

1.3 Rationale:
The major objectives of my report are to be found the challenges, opportunities and understand
the land acquisition process. So, with this report RPL will be aware of the challenges and the
opportunities in the market and in this report, there is a part shows the brief land acquisition
process. However, RPL currently do not have any summary of the land acquisition process. So
by that the other department and the new joined employees can get some idea about the land
acquisition process of RPL.

1.4 Methodology:
This report is an in-depth study of the land acquisition process, challenges and the opportunities
in the process. I have used archival research techniques for preparing my internship report as
secondary data used available from publicly. The relevant documents which were used in my
report those are:

1. In my report, I have also used journal, report and article. For example: International
Journal of Humanities and Social Science (2002), Japan Bangla Business Center
Report(2016), Bangladesh Institute of development Studies (BIDS) Report (2015), The
Royal Tropical Institute (2009), World Population Review (2017) etc.
2. Documents from Ministry of Land (2015), Real Estate and Housing Association of
Bangladesh (2017) and Land law and Development of Land System of Bangladesh
(2015) website.
3. Used information from daily newspapers and some blogs published in Bangladesh
regarding land laws and regulation. For example: The Daily Star (2016), Bright Side
(2017).

I have also used qualitative research technique and conducted 6interviewsduring my internship
period from 2nd May to 3rd August 2017.I also conducted 2 other interviews by taking prior

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appointments with the interviewees of 30 to 40 minutes, after finishing my internship on 13 th
August. The last 2 of my interviews were structured interviews with 3 to 4 key questions. Among
those 8 interviews, two were intensive interviews where I recorded the full conversation and also
took notes during the conversation on the land acquisition process and laws. Other six interviews
were unstructured interviewed and exploratory in nature.

Chapter Two: Literature Review and Some Relived Laws and

Regulation of Bangladesh
2.1 Literature Review:
Journal and
Report Relevant Discussion
Name
Dhaka City, born during the Moghul Empire and grown with the British rule,
UN – Habitat is expanding rapidly. From the beginning of the 20th Century its growth and
United latter development is marked with sheer lack of proper and far-reaching
Nations planning. The impact is now being felt at the end of the century. Dhaka City is
Human undergoing terrific growth phase throughout the last two decades. In addition
Settlements to the low level of economic development, the lack of genuine political
Programme, practice will to address the issue in a fundamentally structured, sustainable and
2002 large scale manner is commonly cited (UN-Habitat, 2002).

Bangladesh Bangladesh is a country of more than 165 million populations. The small area
Institute of and rapid increase of population characterize Bangladesh with the lowest land-
development man ratio in the world, which is estimated to be 0.06 hectares per person
Studies, 2015 (Hossain, Monzur Hossain, Senior Research Fellow, BIDS, 2015).

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 People are continuously migrating from rural to urban areas for many obvious
reasons, choosing the Dhaka city as the primary target. Dhaka is the most
populated city in Bangladesh and it is also one of the most populated cities in
World
the world. The Greater Dhaka Area has a population of over 18 million as of
Population
2016, while the city itself has a population estimated at about 8.5 million. It is
Review,
one of the most densely populated areas in the world, with a density of 23,234
2017
people per square kilometer within a total area of 300 square kilometers
(World Population Review, 2017).

Due to unplanned urban designing and nonstop influx of people, housing in

Japan Bangla Dhaka has become a serious problem. The land price in Dhaka city has been
Business increasing fast. A report of the Japan Bangla Business Center shows that price
Center, 2016 of land in Dhaka city increases in a high rate 1990 to 2010. It Increase in price
over the past two decades 1036% in Gulshan, Baridhara 700%, Banani 650%,
Mahakhali 567%, Mohammadpur 483%, Mirpur 471%, Shamoli 350%,
Motijheel 471%, Kawran Bazar 500% and Cantonment 650% (Ahamed,
2016).

The Bangladesh government authorities recognize to a limited extent

customary rights and practices, notably regarding personal laws and simple
civil matters. With respect to land principles of customary law are codified in
formal law. Ownership of land in Bangladesh is vested in either private
The Royal
individuals land or entities of the state. Ownership rights to land for
Tropical
individuals can be acquired through purchase, inheritance, gift or settlement
Institute,
by the government. The antiquated transfer of property act 1882 and
2009
registration act of 1908 set out the procedures for titling and registration of
land ownership, which are complex, long, costly and suffer from corruption.
The registration fee amounts to 8% to 10% of the total value of the land
depends on the area, whether rural or urban and other miscellaneous charges
to 2% (The Royal Tropical Institute, 2009).

2.2Some Relevant Laws and Regulation of Bangladesh:

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The land administration system in Bangladesh is still conventional and characterized. The
current administrative structure of land management in Bangladesh is built around three core
functions: Record Keeping, Registration, and Settlement.
The core functions of land administration are maintained by various departments of two
Ministries, The Ministry of Land (MoL) and the Ministry of Law, Justice and Parliamentary
Affairs (MLJP).While the MoL discharges most of the land-related activities, including survey,
collection of land development tax, arbitration process, the MLJP mainly records land mutation
and transfers (Hossain, Monzur Hossain, Senior Research Fellow, BIDS, 2015).
Land Laws in Bangladesh: Land can be owned by the individual, the cooperative, and the state
under various legislations prevailing in Bangladesh. Land laws of Bangladesh have long
histories. The following Acts and Ordinances, among others, are applicable in Bangladesh in this
regard (Islam M. I., 2015):

1. The Land Survey Act 1875 8. The Land Development Tax Ordinance
2. The Transfer of Property Act 1882 1976
3. The Bengal Tenancy Act 1885 9. The Land Reforms Ordinance 1984
4. The PDR Act 1913 10. The Immovable Property (Acquisition
5. The Survey and Settlement Manual and Requisition) Ordinance 1982
1935 11. The Land Reform Board
6. The Nonagricultural Tenancy Act 1949 Ordinance1989
7. The State Acquisition and Tenancy Act 12. The Land Appeal Board Ordinance1989
1950 13. The Land Management Manual 1990

On the other hand, real estate companies take the land from the landowner in two ways for
development; (1) Joint Venture or (2) Purchase the Land. After deciding what will be the
agreement medium, the real estate company takes the land related documents from the
landowner and start searching the property life cycle and how the landowner owns the land. A
landowner can own the land in two ways; (1) By Way of Transfer and (2) By Way of
Inheritance. If the landowner gets the land by way of transfer, he or she needs to provide the
copy of deed, mutation paper and land tax paper at Land Record and Survey Department and the
in case the previous landowner purchases the land from other person then those documents also

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need to verify. If the landowner owns the land by way of inheritance, the real estate company
checks the landowner name in the Bangladesh land survey at Sub Registry Office and DC Office.
For example: City Survey (CS), Revisional Survey (RS), Pakistan Survey (PS), State Acquisition
Survey (SA) and Cadastral Survey. By doing this the real estate company tries to find the life
cycle of the property. As per government rules in the land transfer process, they want last 25
years landowner information. The government currently makes a new rule of the landowner who
has the legal right to transfer or give the power of attorney he must need to have the update land
tax. By this rule, try to identify the right owner and government also collect some revenue
through this process. In case the landowner and Real Estate Company want to develop the land
joint venture, then they must need to pay tax to the government. As par government rule, stamp
fee 60,000 taka and registration fee 40,340 taka at least (Hoque, 2017).

Chapter Three: The Land Acquisition Process

3.1 The Land Acquisition Process:

The following is the outcome of the interview which I conducted with Mr. Fahim Salehin; Asst.
Manager of RPL. First of the collection of land information, real Estate Company collected the
land information from different sources. It can be by advertising, personal relationship with the
landowner, through the media house or professional broker. After collection of land information
filing and verifying is the next step, here the information divided in two parts; prospective land
and non-prospective land. Then needs to communicate with the landowner and fix a land visit
day. During the land visit, Real Estate Company try to assess lot of factors. After assessing all
the factors they make a development plan for the particular land. Based on the development plan
feasibility analysis is done to see, is this project feasible for the company. Every company has
had their own expectation of return on investment (ROI), if the company gets the expected ROI
then they go to the next step meeting with landowners. In the meeting landowner give his
overview on the development plan and his expectation. According to that real estate company

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 send a proposal to the landowner and offer the landowner to visit some of their ongoing and
completed projects, so that the landowner can understand the quality of the work. After the
project visit the landowner gives his feedback on the proposal. Then the real estate company
revises the proposal and feasibility analysis again and sends to the landowner. If the landowner
agrees, then the real estate company collects relevant land documents from the landowner to
verify the ownership. After the verification of land documents, a drift deed of agreement and
power of attorney paper is sent to the landowner. In between the company takes permeation from
all respective departments for the project and finalizes a day with the landowner to sign the deed
of agreement (Salehin, 2017).

Following flow chart is the result of my study of the entire process:

Collection of Land Information

 Advertising
 Personal Relationship with LO
 Voluntary
 Media House and Professional Broker

Land Information Filing and Verifying Communication with Landowner

 Prospective Land  Pre Land Visit Work and Assessment
 Non-Prospective Land  Land Visit and Assessment

Meeting with the Landowner Feasibility Analysis Development Plan

Project Visit with the Landowner Take Feedback

Proposal to Landowner
and Relationship Buildup from Landowner

Collection of Land 15 |and

Revise Proposal Page
Landowner Decision
Documents and Verification Feasibility Analysis
 Sending Draft Deed of Agreement Project Permission and Approval
(DoA) and Power of Attorney (PoA) from Every Department

Fixed the Signing Date

Signing Ceremony with the Landowner to
Followed by Dinner Sign the DoA

Figure 2.2: Summary of the Land Acquisition Process

Chapter Four: The Status Quo and Way Forward

4.1 Major Challenges:

The current real estate business in Bangladesh is not at the peak. On the other hand, land
acquisition is also getting a challenging for the company. There are many factors affecting the
land acquisition process, those are:

Land Shortage at the Prime Location: Big company main focus is to build their project at the
prime location in the Dhaka city. But almost 60% of the land is developed in the prime location
and other land those are undeveloped yet most of the land is disputed land, so the developer does
not go to those lands.

Landowner High Expectation: In the prime location, there are some lands those are not
disputed land. But the landowner expectation is too high from the developer as a cash benefit. On
the other hand, raw material price is high and selling price is low in the market. So, when the

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developer cannot sell at a high price, the project dose not feasible for the company and the
developer cannot acquire the land.

High Competition between the Developers: In Bangladesh, there are total 1073 real estate
developers. Among them, 50 developers are well known in the market. If one real estate
developer sends a proposal to the landowner, other developers offer some extra money to the
landowner. In this consequences company who focus on the quality it is very hard to acquire the
land for them.

4.2 Opportunities:
Above I have discussed about the challenges in the land acquisition process. But there are many
other opportunities for the business, those are:

Develop Small Towns outside Dhaka: Dhaka city is one of the most populated cities not only
in Bangladesh but also in the world. People who are living in this city, facing a number of
problems in their daily life. So, if the real estate company builds small towns outside Dhaka or
around Dhaka for target the nuclear family and they can get all the daily life facility from that
town. By doing this it will reduce pressure from Dhaka city and on the other hand real estate
company can acquire land in a large scale with a less cost.

Develop the Old Building: In Dhaka city there are many building those are old or will be old
enough to redevelop those properties. The landowners of those building also thinking to develop
those properties, because most of them are 4 to 5 storage old buildings and landowner only
income from this building is rent. So, if the real estate company can offer some more profitable
for the landowner they will agree for development.

4.3 Recommendations:
My recommendations are given below:

1. As I already discussed above that, there is great opportunities to develop the old building
in Dhaka city. However, the landowner’s motivation is the key element/aspect here. The
landowners already have 4 to 5 storages old buildings and from that he is earning good
amount of rent. So, with a great development plan and lots of benefits to the landowners
can be the motivating factors for the landowners.

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 2. In Dhaka city, there is huge accommodation problem, so as the free land to build new
projects. For that we need to involve more and more stack holder of the society,
especially the civil society of Bangladesh. So, that they can contribute to restructure the
accommodation system of Dhaka city and mobilize the people to live outside the Dhaka
city.
3. Organize conferences/forums with the different stakeholder of the society and the civil
society to create awareness and motivate the people to move to smaller towns outside
Dhaka.

4.4 Conclusions:
Based on the above discussion of part-B: Research Project, I can say that it has been a great
learning experience for me to work on this report. In my report, I find out the major challenges
and the opportunities in the land acquisition process. So now it is time to work on those factors
and acquire land in a large scale and need to mobilize the people to live outside the Dhaka city in
small towns with all the better facility provided by the real estate company.

References:
About Us. (2017, June 27). Retrieved June 27, 2017, from Rangs Properties Ltd.:
http://rangsproperties.com/?page_id=862

Ahamed, M. (2016). Mansur Ahamed (Ph. D), Research Department, JBBC Corporation. Japan: Japan
Bangla Business Center.

(2009). An independent centre of knowledge and expertise in the areas of international and intercultural
cooperation. Amsterdam: The Royal Tropical Institute (KIT).

Atahar, S. A. (2013). PhD candidate, Graduate School of Environmental Management,Nagoya Sangyo

University,Japan. International Journal of Humanities and Social Science, Vol. 3 No. 7; April 2013 , 306.

FOOD SECURITY AND LAND GOVERNANCE FACTSHEET. (2009). The Royal Tropical Institute ,
4.

Hasan, M. M. (2017, June 20). Dy. Manager (Sales). (T. K. Saha, Interviewer)

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Holden, K. (2017, July 30). Why young people don't buy cars and apartments anymore. Retrieved July
20, 2017, from Bright Side: https://brightside.me/inspiration-psychology/why-young-people-dont-buy-
cars-and-apartments-anymore-238710/

Home. (2017, June 25). Retrieved June 25, 2017, from Rangs Properties Ltd.:
http://202.40.188.220:88/index.php

Hoque, K. S. (2017, August 13). Kazi Shajedul Hoque, Manager (Legal Affairs.), Rangs Properties Ltd.
(T. K. Saha, Interviewer)

Hossain, M. (2015). Monzur Hossain, Senior Research Fellow, BIDS. Dhaka: Bangladesh Institute of
development Studies (BIDS).

Hossain, M. (2015). Monzur Hossain, Senior Research Fellow, BIDS. Dhaka: Bangladesh Institute of
development Studies (BIDS).

Islam, M. I. (2015). Department of Law, Northern University Bangladesh, Dhaka, Bangladesh. Scientific
Research Publishing , 194-195.

Islam, M. S. (2017, July 30). Assistant Manager. (T. K. Saha, Interviewer)

Mayor Mohammad Hanif Flyover. (2017, July 30). Retrieved July 30, 2017, from Orion Group:
http://www.orion-group.net

MAYOR MOHAMMAD HANIF FLYOVER. (2017, July 30). Retrieved July 30, 2017, from Orion Group:
http://www.orion-group.net/concern/17/38/mayor-mohammad-hanif-flyover

Phillipy, D. (2017, August 9). The Most Important Part Of A Real Estate Agents Business is Lead
Generation. Retrieved August 9, 2017, from phillipy consulting: http://www.phillipyconsulting.com/the-
most-important-part-of-a-real-estate-agents-business-is-lead-generation

Rangs Properties. (2017, June 25). Retrieved June 25, 2017, from Rangs Properties:
http://202.40.188.220:88/index.php

Real Estate & Housing Association of Bangladesh. (2017, July 27). Retrieved July 27, 2017, from
REHAB Members: http://www.rehab-bd.org

Rushd, M. A. (2017, June 31). Dy. Manager (Approval). (T. K. Saha, Interviewer)

Salehin, F. (2017, August 2). Fahim Salehin, Asst. Manager (Land), Rangs Properties Ltd. (T. K. Saha,
Interviewer)

The Royal Tropical Institute. (2009). an independent centre of knowledge and expertise in the areas of
international and intercultural cooperation. Amsterdam: The Royal Tropical Institute.

UN-Habitat. (2002). “Housing for the poor: policies and constraints in developing countries”. Federal
Democratic Republic of Ethiopia (1993), Urban Land Lease Holding Proclamation , 33.

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World Population Review. (2017, August 11). Dhaka Population 2017. Retrieved August 11, 2017, from
World Population Review: http://worldpopulationreview.com/world-cities/dhaka-population/

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Appendix A:

Organogram of Rangs Properties Limited

Appendix B:

A|Page
 Business Process of Rangs Properties Limited

Appendix C:

B|Page
Commercial Project:

Rangs Babylonia

Appendix D:

C|Page
Commercial Project:

Rangs RD Center

Appendix E:

D|Page
Residential Project:

Rangs Marc Residence

Appendix F:

E|Page
Residential Project:

Rangs Symphony

F|Page