A real estate ERP for a Bangladesh developer is an installment ledger, a unit inventory and a construction cost book that together enforce the Real Estate Development and Management Act 2010: no booking before the plan is approved, no flat sold twice, a 60-day registered notice and 10 percent late interest before any cancellation, 15 percent compensation if the developer misses the handover date, registration within 3 months of full payment and a 2-year defect window after the keys change hands. The market it has to survive is shrinking: 41,804 apartment deeds were registered in the first half of 2026, 19.61 percent below the 2025 half-year average, with around 450 landowner-developer agreements cancelled in Dhaka in six months and REHAB mediating about 1,600 buyer complaints over undelivered flats, according to The Business Standard. A packaged real estate ERP lists one-time at ≈ $1,250 to ≈ $4,600 by user count (SRS IT, read 5 September 2026, converted at about 120 BDT to the US dollar). BengalTech's custom tiers are $14,000 – $21,000 for a sales-side Real Estate CRM and $28,000 – $48,000 for a Full Developer ERP, one-time with unlimited users, delivered in 12–16 weeks and 20–32 weeks respectively, according to its 2026 price list. The six tests below are how to tell, in the demo, whether the product knows the Act.
Updated 5 September 2026. Every outside figure links to where it was read; the Act is quoted from the law ministry's published text; BengalTech figures come from its published 2026 price list.
The five numbers in the Act: 60 days' registered notice before cancelling a buyer, 10 percent interest on a late installment, 15 percent compensation when the developer is late, 3 months from full payment to registered deed, 2 years of defect repair after handover. If the ERP cannot show each one on a screen, it is a spreadsheet with a login.
The six tests, and the proof to ask for
Does it block a booking before the project is approved?
Section 6 of the Act says a developer may not advertise a project or sign a sale agreement with a buyer before the authority approves the project, and every prospectus must carry the developer's registration number and the approved plan's memo number and date. Section 20 makes selling an unapproved project punishable by up to 2 years or Tk 10 lakh. The registration certificate itself runs 5 years.
Proof to ask for: Create a project in the demo and leave the plan approval number blank. Try to book a unit. The system should refuse, and once the number is entered the allotment letter should print it and the registration number without anyone typing them.
Can the same flat be sold twice?
Section 24 makes selling a unit already promised to one buyer to someone else punishable by up to 3 years or Tk 20 lakh, and Section 8 allows a booked unit to be changed only with the buyer's consent. A spreadsheet of flats has no lock; a unit inventory does.
Proof to ask for: Book flat 5B to one buyer on one screen and try to book it to a second buyer on another. The second booking should fail, and moving the first buyer to 6B should require a recorded consent, not a cell edit.
Does the installment ledger run the 60-day and 10 percent rules?
Section 14: an allotment cannot be cancelled for non-payment without at least 60 days' notice by registered post; a buyer may pay a late installment with 10 percent interest for the delay; only after 3 late payments may the developer cancel; and on cancellation the deposits go back within 3 months by account payee cheque. Section 12 adds that payment goes through a bank and no interest may be charged beyond the installments until the unit is ready to hand over.
Proof to ask for: Mark an installment 40 days overdue. The ledger should compute the 10 percent for the days late on its own, show the late-payment count against the buyer, and refuse a cancellation until a dated registered-post notice has been logged and 60 days have passed.
Does it watch your own handover deadline?
Section 15: if the developer misses the handover date in the agreement, every taka paid goes back with the agreed compensation within 6 months, and if the agreement is silent the compensation is 15 percent of the amount paid, settled in at most 3 installments. Section 9: within 3 months of full payment the developer must hand over possession, execute the deed and register it, and any difference in area is settled at the purchase rate within 3 months.
Proof to ask for: Ask for one report: every unit whose contractual handover date falls in the next 90 days, with its construction percentage and the 15 percent exposure if it slips. Then change a unit's measured area at handover and check the adjustment is computed at the contract rate, not retyped.
Does it cost the building against the BOQ at this month's prices?
Cement retails at Tk 540 to Tk 580 a bag and mild-steel rod at Tk 85,000 to Tk 1 lakh a tonne, with key materials up 50 to 60 percent since 2020, according to developers quoted by The Business Standard in July 2026. Section 25 makes substituting inferior or short materials for what the buyer's contract promised punishable by up to 3 years or Tk 20 lakh, so what goes to site has to be traceable to the specification.
Proof to ask for: Post a rod purchase at today's market rate and watch the project's cost-to-complete move on the same screen. The material issue slip to a contractor should carry brand and grade, and a contractor bill should not pass without a measured-work entry behind it.
Does it keep the after-handover ledger?
Section 11: construction defects are repaired at the developer's cost for at least 2 years after handover and the developer maintains the building for at least 1 year. Section 18 says the buyer receives the approved architectural, structural and services drawings and a possession letter countersigned by the developer. Section 17: a buyer who cancels gets the money back within 3 months less 10 percent.
Proof to ask for: Hand over a unit in the demo. The system should open a 2-year defect window with a ticket log, attach the drawings pack to the unit, and compute a buyer-cancellation refund with the 10 percent deduction and a 3-month due date.
The market the ERP has to survive
The Directorate of Registration counted 41,804 apartment transfer deeds with a declared value of around Tk 18,000 crore in January to June 2026, 29,913 of them in Dhaka, according to The Business Standard. That is 19.61 percent below the 2025 half-year average and 42.73 percent below the first half of 2023. Annual registrations fell from 1,46,000 in 2023 to 1,04,000 in 2025. The FY2026-27 budget added a 15 percent capital gains tax on the assessed value of apartments at registration, plus duties on rod and cement, which REHAB's president told The Daily Star would be passed on in flat prices. The sector was 7.93 percent of GDP in FY2022-23 by Bangladesh Bureau of Statistics data and touches around 269 linked industries, by REHAB's count.
The operational side of the slump is what an ERP is for. Around 450 landowner-developer agreements were cancelled in Dhaka in the first half of 2026 after nearly 1,000 in 2025; one listed developer, Sheltech, told the paper that about 25 percent of its bookings had been cancelled since August 2024; a South Baridhara builder had sold 22 of 48 planned flats, spent the deposits on construction, and stopped at the third floor when the other 26 would not sell. Each of those is a Section 14, 15 or 17 event with a cheque due on a date. A developer whose installment ledger, cancellation queue and refund calendar are in one system knows its cash position through the slump. One running on WhatsApp and Excel finds out from a lawyer.
Materials are the other side. Cement at Tk 540 to Tk 580 a bag and rod at Tk 85,000 to Tk 1 lakh a tonne, up 50 to 60 percent since 2020 by the developers' own account, mean a project budgeted at contract signing is wrong by handover. The fifth test above, cost-to-complete against the BOQ at this month's purchase prices, is the number the bank asks for before it extends a construction loan. For the wider six-question test that applies to any Bangladesh ERP, data ownership included, see the ERP buyer's checklist.
Registration costs, and the handover module
Section 9 of the Act puts possession, deed execution and registration on the developer within 3 months of the buyer's final payment. The bill the buyer faces at that moment changed in the FY2025-26 budget: land and flat registration had cost 14 to 15 percent of the deed value and was cut to about 8 to 9 percent, with stamp duty down from 1.5 to 1 percent, the withholding tax roughly halved, and VAT on flat registration set at 1 percent up to 1,600 square feet, 2 percent up to 2,400 and 3 percent above, according to The Business Standard. Deed values are also being moved from the old mouza rates toward market prices.
For the ERP that means the handover module holds the unit's registered area, its deed value and its VAT band, produces the registration cost estimate the buyer signs off, and schedules the deed date against the 3-month clock. The same module opens the 2-year defect window and stores the drawings pack Section 18 says the buyer receives. If the vendor's demo ends at "payment received", the product stops where the Act's hardest deadlines begin.
What a real estate ERP costs
Three price shapes. Hardware, hosting and data migration from the old spreadsheets are extra in every case.
| Option | Price | Basis | Of the six tests |
|---|---|---|---|
| SRS IT Real Estate ERP, Starter | ≈ $1,250 one-time | Up to 5 users; property and project management, leads and customers, documents, basic reports, one year of support, per SRS IT's published packages (read 5 September 2026). | Tests one to three depend on how the package handles approvals and the Section 14 clock; ask for each in the demo. No construction costing listed. |
| SRS IT, Professional / Enterprise | ≈ $2,100 / ≈ $4,600 | Up to 15 users, then unlimited; adds analytics, custom workflows, API access, and at the top tier custom development and on-premises deployment. Same source. | Custom workflows can be made to pass tests three and four; get that in writing with the workflow named. |
| Quote-only suites (PinBuild+, Focus Softnet) | No published price | PinBuild+ lists twelve modules from land records (mouza, dag, khatiyan) to BOQ, flat booking, installments and contractor procurement, priced by tier on request. Focus Softnet lists modules and no price. | Module lists cover all six on paper. Run the tests; the proof is in the demo, not the brochure. |
| BengalTech Real Estate CRM | $14,000 – $21,000 | One-time, unlimited users, source code yours. Lead tracking, installment schedules, deed and document database, payment reminders, client portal. Delivered in 12–16 weeks. | Tests one to four and six. No construction costing, because a sales-only developer buys the build from a contractor. |
| BengalTech Full Developer ERP | $28,000 – $48,000 | One-time, unlimited users, source code yours. Adds construction costing, contractor billing, raw material procurement, HR and payroll to the full CRM and installment ledger. Delivered in 20–32 weeks. | All six. |
| BengalTech Enterprise Builder | Per quote | Multi-project consolidation, BOQ integrations, financial BI. Scoped per group. | All six, across projects. |
The tiers and delivery windows are the ones on the real estate ERP service page. Honest reading: a developer with one project and five sales staff is not overpaying for a packaged product if it passes tests two and three. The custom build earns its price when the installment ledger, the handover clock and the site cost book have to be one system across several projects, and when the answer to "what happens to our data if we stop paying" has to be "nothing, it is ours". For the wider ERP price scale by company size, see the ERP price guide.
Signs the developer is running on spreadsheets
These are the cracks that show up once a developer has more than one project and more than one sales executive:
- The list of unsold flats lives in a sales executive's phone and disagrees with accounts.
- Nobody can say which buyers are three installments late, or when their notices went out.
- The handover date in the buyer's agreement is not in any system, so the 15 percent clock is a surprise.
- Site engineers order rod on a phone call and the project budget is updated at month-end, if at all.
- A buyer asks for the drawings pack at registration and it takes a week to find.
- Cancellations and refunds are settled by memory, and the cheque dates slip past three months.
If you sell outside Bangladesh
The core of the system, a unit inventory, an installment ledger and an after-sales log, travels. What changes abroad is the plumbing: listing syndication to Property Finder or Bayut in the Gulf and Rightmove or Zoopla in the UK, MLS or IDX feeds in the US, escrow-account rules for off-plan sales in Dubai, and multi-currency payment plans for cross-border buyers. A developer scoping a build for an overseas market should name the portals and payment rails in the brief rather than assume the Bangladesh feature set carries over. BengalTech delivers real estate ERPs from Dhaka to the Gulf on the same one-time model.
Choose the vendor that passes the tests, not the demo
A rehearsed demo shows the vendor's screens. The six tests make the vendor show your project, your buyer, your late installment and your handover date. Run them with your head of sales, your accounts manager, your project engineer and your lawyer in the room, because each test belongs to one of them. If the vendor asks for a week to prepare, that is the answer to the test.
Looking for a custom build? BengalTech Solutions develops real estate ERP software for developers in Bangladesh and the Gulf, priced one-time with unlimited users. Tell us about your projects.
Sources
External references behind the figures and claims on this page. Rate bands and vendor pricing move — check the source before quoting a number.
- Real Estate Development and Management Act, 2010 (Act 48 of 2010), full text
Legislative and Parliamentary Affairs Division, Ministry of Law
Section 5: registration certificate valid five years. Section 6: prospectus must carry the registration number and approved plan number; no advertising or sale agreement before project approval. Section 8: a booked unit may be changed only with the buyer's consent. Section 9: possession, deed and registration within three months of full payment; area differences settled at the purchase rate within three months. Section 11: defect repair at the developer's cost for at least two years and maintenance for at least one year after handover. Section 12: payment through a bank; no interest beyond installments until the unit is ready. Section 14: sixty days' registered notice before cancelling an allotment, ten percent interest on a late installment, cancellation only after three late payments, refund within three months by account payee cheque. Section 15: on a missed handover, refund with compensation within six months, fifteen percent by default in at most three installments. Section 17: buyer cancellation refunded within three months less ten percent. Section 18: drawings and possession letter to the buyer. Sections 20, 22, 24 and 25: the penalties quoted.
- Housing sector sinks deeper amid plunging sales, soaring costs (16 July 2026)
The Business Standard
Directorate of Registration data: 41,804 apartment transfer deeds with a declared value of around Tk18,000 crore registered nationwide in January to June 2026, 29,913 of them in Dhaka, down 19.61 percent on the 2025 half-year average, 25.35 percent on the first half of 2024 and 42.73 percent on the first half of 2023; annual registrations of 1,46,000 in 2023, 1,12,000 in 2024 and 1,04,000 in 2025. A REHAB official on around 450 landowner-developer agreements cancelled in Dhaka in the first half of 2026 after nearly 1,000 in 2025, and REHAB mediating around 1,600 unresolved buyer complaints. Developers on cement at Tk540 to Tk580 a bag, rod at Tk85,000 to Tk1 lakh a tonne and material prices up 50 to 60 percent since 2020. The FY2026-27 budget's 15 percent capital gains tax on apartment registrations. Sheltech's roughly 25 percent booking cancellations since August 2024 and the Ruposi Builders example.
- Budget measures could raise flat prices, says REHAB (11 June 2026)
The Daily Star
REHAB president Ali Afzal on the FY2026-27 budget: new taxes and duties on construction materials, the specific VAT on rods in particular, would raise building costs that developers would pass on to buyers; REHAB's long-standing call to cut registration costs; the housing sector is linked to around 269 industries.
- The power of real estate (30 May 2023)
The Daily Star
Bangladesh Bureau of Statistics data putting the real estate sector's contribution to GDP at 7.93 percent in fiscal 2022-23.
- Property registration tax reduced, deed values now to reflect market price (2 June 2025)
The Business Standard
FY2025-26 budget: land and flat registration taxes and fees of 14 to 15 percent of deed value expected to fall to 8 to 9 percent; the 1 percent registration fee unchanged, stamp duty cut from 1.5 to 1 percent, withholding tax roughly halved, VAT on flat registration at 1 percent up to 1,600 square feet, 2 percent for 1,601 to 2,400 and 3 percent above, land development fee halved to 1 percent; deed values to move from mouza rates toward market prices.
- Real Estate ERP Software in Bangladesh: pricing and packages
SRS IT
Three published one-time packages, read 5 September 2026: Starter for up to 5 users (property and project management, leads and customers, documents, basic reports, email support), Professional for up to 15 users (adds analytics, custom workflows, API access, priority support) and Enterprise for unlimited users (adds custom development, on-premises deployment, 24/7 support), each with implementation, training and one year of technical support. A vendor page; used only for the prices and inclusions it publishes.
- PinBuild+: ERP software for real estate companies in Bangladesh
Pintech ERP
A quote-priced real estate ERP listing twelve modules including land management with mouza, dag and khatiyan records, budgeting and BOQ tracking, flat booking, installment collection, contractor and procurement, and project progress, in Starter, Professional and Enterprise tiers without published prices. A vendor page; used only to show that the quote-only shape exists.
Frequently Asked Questions
What should a real estate ERP in Bangladesh do that a generic ERP does not?
Enforce the Real Estate Development and Management Act 2010 in software. Six tests: it refuses a booking before the project and plan are approved (Section 6); it cannot sell one unit to two buyers (Section 24); its installment ledger applies the 60-day registered notice, the 10 percent late interest and the three-late-payments rule (Section 14); it tracks the developer's own handover date and the 15 percent default compensation (Section 15) and the 3-month registration deadline (Section 9); it costs the build against the BOQ at current material prices; and it keeps the 2-year defect window after handover (Section 11).
How much does real estate ERP software cost in Bangladesh?
Three shapes. A packaged real estate ERP: SRS IT publishes one-time prices of ≈ $1,250 for up to 5 users, ≈ $2,100 for up to 15 users and ≈ $4,600 for unlimited users, converted at about 120 BDT to the US dollar, each with a year of support, read 5 September 2026. Quote-only suites such as PinBuild+ and Focus Softnet publish module lists but no price. A BengalTech custom build is $14,000 – $21,000 for a sales-side Real Estate CRM (leads, installment schedules, deed and document database, payment reminders, client portal) delivered in 12–16 weeks, and $28,000 – $48,000 for a Full Developer ERP that adds construction costing, contractor billing, procurement and payroll, delivered in 20–32 weeks, one-time with unlimited users and the source code yours, according to its 2026 price list. Multi-project groups are quoted per project.
What does the 2010 Act say about cancelling a buyer for missed installments?
Section 14 of the Real Estate Development and Management Act 2010: the consequences of missing a payment must be spelled out in the prospectus or allotment letter; no allotment may be cancelled without at least 60 days' prior notice by registered post; a buyer may pay late with 10 percent interest on the installment for the period of delay; the developer may cancel only after the buyer has been late 3 times in total; and on cancellation the money deposited must be returned within 3 months by account payee cheque. Section 22 makes cancelling without that notice punishable by up to 1 year or Tk 5 lakh. An ERP that stores the notice date and counts late payments is how a developer proves compliance.
What happens if the developer misses the handover date?
Section 15: the developer must refund everything paid, with the compensation stated in the agreement, within 6 months by account payee cheque. If the agreement does not state a rate, compensation is 15 percent of the amount paid, and the total is settled in no more than 3 installments within 6 months. If buyer and developer extend the deadline by a supplementary agreement, compensation is still due. REHAB was mediating around 1,600 unresolved complaints from buyers still waiting for possession in July 2026, according to The Business Standard, which is why the fourth test above asks for a deadline-exposure report.
How is the Bangladesh real estate market doing in 2026?
Shrinking. 41,804 apartment transfer deeds worth about Tk 18,000 crore were registered nationwide in January to June 2026, 29,913 of them in Dhaka, down 19.61 percent on the 2025 half-year average and 42.73 percent on the same period of 2023, according to Directorate of Registration figures reported by The Business Standard in July 2026. Annual registrations fell from 1,46,000 in 2023 to 1,04,000 in 2025. Around 450 landowner-developer agreements were cancelled in Dhaka in the first half of 2026 after nearly 1,000 in 2025, and the FY2026-27 budget added a 15 percent capital gains tax on apartment registrations. The sector was 7.93 percent of GDP in FY2022-23 by Bangladesh Bureau of Statistics data and is linked to around 269 industries, according to REHAB's president.
What does flat registration cost, and why does the ERP need to know?
Land and flat registration used to cost 14 to 15 percent of the deed value in taxes and fees and was cut to about 8 to 9 percent in the FY2025-26 budget, with stamp duty down to 1 percent and VAT on flat registration set at 1 percent up to 1,600 square feet, 2 percent up to 2,400 and 3 percent above, according to The Business Standard's budget report. Because Section 9 of the Act puts deed execution and registration on the developer within 3 months of full payment, the handover module has to compute the buyer's registration cost from the unit's size and deed value and schedule it, rather than leaving it to a phone call from the registry office.