Renting a Flat in Dhaka: A Complete Guide for Tenants

Renting a flat in Dhaka can feel overwhelming, even for people who grew up in the city. Listings disappear within days, "To-Let" signs rarely show the rent, brokers ask for fees, and the landlord may want two or three months of advance before you have even seen the gas line work. Add traffic, water supply worries and the question of whether the building will accept a bachelor or a small family, and it is easy to sign something in a hurry and regret it for the next two years.

This complete guide to renting a flat in Dhaka walks tenants through the whole journey: setting a realistic budget, choosing an area, finding genuine listings, inspecting a flat properly, negotiating rent and advance, reading the rental agreement, handling police verification, moving in, and living peacefully until the day you hand back the keys. It is written for families, working professionals, students, people moving from other districts, and expats or returning probashi Bangladeshis who search in English.

Step 1: Set a Realistic Budget Before You Start

The biggest mistake tenants make is looking only at the monthly rent. In Dhaka, the true cost of a rented flat is usually made up of several parts, and the extras can add a significant amount every month.

What your monthly housing cost really includes

• Base rent - the figure the landlord quotes.
• Service charge - common in apartment buildings for guards, lift, generator, cleaning and common-area electricity.
• Electricity - prepaid or postpaid meter from DESCO, DPDC or Palli Bidyut, or a sub-meter bill from the landlord.
• Gas - a fixed monthly Titas bill for a line connection, or the cost of LPG cylinders if the building has no line gas.
• Water - WASA charges, often included in rent or service charge, sometimes billed separately.
• Internet, cable TV and waste collection - usually paid by the tenant.

A common rule of thumb is to keep total housing costs to around a third of your take-home income, but in Dhaka many households stretch beyond that. Decide your ceiling honestly before you start visiting flats, because once you fall in love with a balcony it becomes very hard to walk away.

One-time costs at the start

You will also need cash for the advance or security deposit (jamanat), the first month's rent, possibly a broker fee, moving costs (a pickup or truck and labourers), and small setup expenses such as curtains, gas stove fittings or an internet connection fee. Budget for these separately so the move itself does not push you into debt.

Step 2: Choose the Right Area for Your Life

Dhaka neighbourhoods differ enormously in rent, traffic, flooding, noise and access to schools, hospitals and offices. Rather than asking "which area is best?", ask "which area fits my daily routine?"

Visit your shortlisted area twice: once on a weekday evening and once after rain if possible. A lane that looks peaceful on Friday morning may be a traffic jam on Sunday evening.

Step 3: Where to Find Genuine Flats for Rent in Dhaka

There is no single platform that lists every flat, so most tenants combine several methods:

• Walking the area and looking for "To-Let" (to-let) signs on gates. This is still one of the most reliable ways to find flats directly from the landlord.
• Online classifieds and property portals, where landlords and agents post photos and rents.
• Facebook groups for specific areas, such as local "flat rent" or "to-let" groups.
• Building guards and caretakers, who usually know which flats will fall vacant next month.
• Brokers, who can save time but may charge a fee; always agree on the fee in advance.
• Friends, colleagues and relatives already living in the area.

Red flags that suggest a scam

• Someone asks you to send a "booking fee" through bKash or Nagad before you have seen the flat.
• The rent is far below similar flats in the same lane, with pressure to decide "today".
• The person cannot show the flat, or only a "caretaker" shows it and the owner is always unavailable.
• They refuse to give a written receipt for any money you pay.

Tip: Never pay any money for a flat you have not physically inspected, and never pay advance to anyone other than the owner or someone the owner has authorised in writing.

Step 4: Inspect the Flat Carefully

A 15-minute visit is not enough. Take your time, bring a family member, and use a checklist. Photograph anything that is already damaged so there is no dispute later about who caused it.

Flat inspection checklist

• Water: Open every tap and shower. Check pressure, colour and whether the tank supply is reliable. Ask how often the tank is cleaned.
• Electricity: Test switches, sockets and fans. Ask whether the meter is separate and prepaid or postpaid, and whether the flat has an IPS connection or generator backup.
• Gas: Is there line gas? Check the burner. If not, ask where LPG cylinders are kept.
• Dampness: Look at walls near bathrooms and the roof for seepage and fungus, especially on the top floor.
• Windows and grills: Do windows close properly? Are grills secure? Are there mosquito nets?
• Bathrooms and kitchen: Check drainage, commode flush, geyser, and exhaust fan.
• Doors and locks: Ask whether locks will be changed before you move in.
• Common areas: Lift condition, stair lighting, fire exit, guard at the gate, CCTV, parking.
• Mobile network and internet: Check signal inside the flat and which internet providers serve the building.

For a longer list of what to ask the owner, see our guide on questions to ask a landlord before renting.

Step 5: Understand Advance and Security Deposit

In Dhaka, landlords commonly ask for an advance before handing over the flat. Practices vary: some ask for one month, some for two or three, and commercial spaces often involve larger sums. What matters is being completely clear about what the money is:

• Advance rent - adjusted against future months' rent.
• Security deposit (jamanat) - held by the landlord and returned at the end of the tenancy after deducting any agreed damages or dues.

The Premises Rent Control Act, 1991 (Bari Bhara Niyantran Ain) contains provisions about advance and receipts, and the law says tenants should receive written receipts for rent paid. Because practice and enforcement vary, confirm the current legal position with a lawyer if you face a dispute, and always write the advance terms into the agreement.

Worked example: how an advance is adjusted

For example (illustrative): Suppose the monthly rent is Tk 25,000 and the landlord asks for 2 months' advance, to be adjusted over the first 10 months of the tenancy.

• Total advance paid: Tk 25,000 x 2 = Tk 50,000
• Monthly adjustment: Tk 50,000 / 10 = Tk 5,000
• Cash rent payable in months 1 to 10: Tk 25,000 - Tk 5,000 = Tk 20,000
• Cash rent from month 11 onwards: full Tk 25,000

If the agreement instead says the Tk 50,000 is a security deposit to be returned when you leave, you pay Tk 25,000 every month and should get the deposit back at the end, minus only agreed deductions. The difference is huge, so make sure it is written down. Our detailed guide on advance rent and security deposit in Bangladesh covers this further.

Step 6: Negotiate Rent and Terms Politely

Rent in Dhaka is usually negotiable, especially for flats that have been empty for a while or during months when fewer people move. Negotiation works best when it is respectful and based on facts.

• Compare two or three similar flats in the same area and mention them politely.
• Offer something the landlord values: a longer tenancy, payment on a fixed date every month, or paying through bank transfer for a clean record.
• Negotiate non-rent terms too: repainting before move-in, fixing a leaking tap, installing a new geyser, or reducing the service charge.
• Ask how and when rent will increase in future, and whether that will be written into the agreement.

Sample message: "Assalamu Alaikum, I really liked the flat. My family is planning to stay at least two years, and I can pay by the 5th of every month by bank transfer. Would you consider Tk 23,000 instead of Tk 25,000, with the kitchen tap repaired before we move in?"

Step 7: Read the Rental Agreement Before You Sign

Many Dhaka tenancies still run on a verbal understanding, which leads to arguments later about notice periods, rent increases and the deposit. Insist on a written rental agreement (bhara chuktipatra), usually on non-judicial stamp paper. It should state at least:

1. Names, addresses and NID numbers of landlord and tenant.
2. Flat address, floor and unit number.
3. Monthly rent, due date and payment method.
4. Advance and security deposit amount, and how each will be adjusted or returned.
5. Service charge and utility responsibilities.
6. Tenancy period and how rent may change on renewal.
7. Notice period for either side to end the tenancy (commonly one or two months, as agreed).
8. Rules on subletting, guests, pets, alterations and painting.
9. Who pays for which repairs.

Read every clause, ask questions about anything unclear, and keep a signed copy. Our rental agreement guide for Bangladesh explains each clause in plain English.

Step 8: Police Verification and Tenant Information Form

In Dhaka, landlords are generally expected to collect tenant information for the police through the Dhaka Metropolitan Police tenant information form. You will usually be asked for your NID copy, photographs, family members' details, emergency contact, previous address and workplace. This is routine and helps building security; give accurate information and keep a copy of what you submit. Learn more in our guide to police verification for tenants in Dhaka.

Documents to keep ready

• National ID card (or passport for foreigners) for every adult.
• Passport-size photos.
• Office ID card or employment letter; student ID for students.
• Contact of a reference person, such as a previous landlord or employer.

Step 9: Moving In the Right Way

Move-in day sets the tone for the whole tenancy. Do a handover inspection together with the landlord or caretaker and record meter readings.

Book the moving vehicle early, especially near the start of the month and before Eid, when demand is high. Pack valuables and documents separately and carry them yourself.

Step 10: Living as a Good Tenant

A good relationship with the landlord makes life much easier: repairs get done faster and renewal talks are smoother.

• Pay on time and always get a receipt, whether you pay in cash, by bKash, Nagad or bank transfer.
• Report problems early in writing (a message is fine) so small leaks do not become big repairs.
• Respect building rules on gate timing, guests, parking and garbage.
• Be considerate about noise, especially late at night.
• Do not make alterations such as drilling large holes or changing fittings without permission.

Keeping records

Create a simple folder, physical or on your phone, with the agreement, all rent receipts, utility bills, and messages about repairs. If a disagreement ever arises about dues or the deposit, these records are your best protection.

Special Notes for Different Types of Tenants

Families

Families should look closely at school access, safety of stairs and balconies for children, water reliability and the attitude of the building towards children playing in common areas.

Bachelors and working professionals

Some buildings prefer families, while many others welcome bachelors, especially near offices and universities. Be upfront about how many people will live in the flat and discuss rules on guests. A clear agreement and a record of on-time payment help build trust.

Expats and returning probashi Bangladeshis

Foreign nationals will need a passport and visa or work permit details for the tenant form, and often prefer serviced or furnished flats. Returning probashis who have been away for years should re-check current rent levels in their preferred area rather than relying on older memories.

Common Mistakes Tenants Make in Dhaka

• Paying a booking fee or advance before seeing the flat or meeting the owner.
• Not getting a written agreement or any receipt for advance.
• Ignoring service charge and utility costs when comparing flats.
• Skipping the move-in inspection and meter reading.
• Not asking about water supply, flooding or load-shedding.
• Leaving without proper written notice and then losing part of the deposit.
• Agreeing verbally to "we will see" about rent increases instead of writing the terms down.

Ending the Tenancy Smoothly

When it is time to move, give written notice as per the agreement, usually a month or two in advance. Pay the final month's utilities, return all keys, and do a joint exit inspection. Ask for the security deposit to be returned on a specific date, and request a written statement of any deductions. Leaving the flat clean and on good terms also gives you a useful reference for your next landlord.

Final Thoughts

Renting a flat in Dhaka is much less stressful when you treat it as a step-by-step process: budget honestly, pick the right area, inspect carefully, get everything in writing, and keep your receipts. A calm, respectful approach to negotiation and communication will serve you well for the entire tenancy.

Many landlords now use rent management software such as Bariwala ERP, which issues monthly invoices and payment receipts and keeps a clear record of advance adjustments. If your landlord uses a system like this, ask to receive your receipts by SMS; it makes it easier for both of you to stay on the same page. Whatever system is used, clear records and clear communication are the foundation of a good tenancy.