Digital Pentagraph & Cadastral Boundary Demarcation Portal
Welcome to Spark Advocates’ dedicated Land Survey & Geodetic Demarcation portal. Combining precision AutoCAD engineering (1:3960 and 1:660 scale calibration) with forensic title scrutiny by Supreme Court enrolled advocates, we provide definitive, court-admissible solutions for mouza map superimposition, GPS boundary verification, and historical khatian traceability across Bangladesh.
✓ 100% AutoCAD Scale Accuracy
✓ Admissible in Bangladesh Civil Courts
✓ RTK-GNSS Satellite Ground Verification
✓ 24–48h Expedited Delivery
Interactive Verification Modules
Comparative Map Overlays & Boundary Precision
Drag the interactive sliders left and right to inspect how historical hand-drawn cadastral sheets align with modern vector layers and high-resolution satellite imagery.
🗺️ Cadastral Pentagraph (Map Superimposition)
CS vs BS
Drag the slider horizontally to compare historical map with CAD overlay
Reveals historical plot subdivisions, shape distortions, and missing acreage between CS (1940) and City/BS records.
🎯 Digital Demarcation (GPS Boundary Pinpointing)
Satellite Overlay
Drag the slider horizontally to inspect GPS plot boundary alignment
Overlays geodetic RTK-GNSS survey coordinates onto satellite orthophotos to uncover neighbor encroachments and road setbacks.
Instant Order & Cost Estimation
Commission Your Digital Survey Online
Select your service type, enter mouza & khatian specifications, and instantly review transparent fees before submitting your order.
Digital Pentagraph & Cadastral Demarcation Order Portal
Cadastral Case Studies & Mapping Portfolio
Click any technical drawing below to inspect georeferenced coordinates and precision scaling
No portfolio images uploaded from admin panel.
Real-Time Progression Portal
Track Your Order & Investigation Progress
Enter the unique tracking code from your digital invoice (e.g., SPRK-XXXXX) to monitor cadastral georeferencing, title scrutiny, and report completion.
Track Your Order Progress Live
Engineering & Legal Excellence
The Four Scientific Pillars of Our Pentagraph Methodology
Unlike informal village amins using stretched metal chains, Spark Advocates blends geodetic GIS engineering with courtroom-tested evidentiary standards.
Mathematical Scale Calibration
Mouza maps are scanned at optical high resolution and mathematically scaled inside AutoCAD using authentic historical scale factors (16 inches = 1 mile / 3960, and 64 inches = 1 mile / 660). Paper shrinkage and grid distortion are calibrated out to the millimeter.
Multi-Survey Superimposition
By layering CS (Cadastral), SA (State Acquisition), RS (Revisional), and modern BS/City surveys, we pinpoint exactly where plot lines shifted, identifying unauthorized truncations, boundary cuts, and overlapping titles.
RTK-GNSS Ground Pinpointing
Our field survey technicians deploy multi-frequency geodetic GPS / GNSS receivers and Total Stations to capture exact geographic coordinates, exposing illegal boundary walls, road expansions, and canal encroachments.
Judicial Evidence Certification
Every report includes a formal legal vetting memo under the Survey Act 1875 and Section 45 of the Evidence Act 1872, signed by an Advocate of the Supreme Court of Bangladesh, ready for submission to Civil Courts or Land Survey Tribunals.
Cadastral Record Chronology
The Chronological Evolution of Land Surveys in Bangladesh
From the British colonial Cadastral Survey (CS) to the nationwide digital mapping of BDS, understand how each survey period shapes your legal ownership and boundary demarcations.
Evolution of Cadastral Land Records in Bangladesh
A systematic chronological workflow showing how land plot boundaries evolved from colonial CS surveys to modern BS/City surveys.
CS (Cadastral Survey, 1888–1940)
The first scientifically grounded cadastral survey conducted under the British administration. Hand-drawn 16"=1 mile baseline maps that serve as the foundational evidentiary root for all subsequent property rights in Bangladesh.
SA (State Acquisition, 1956–1963)
Compiled following the abolition of the Zamindari system under the East Bengal State Acquisition and Tenancy Act 1950. Primarily based on CS records to establish direct tenant-to-state ownership.
RS (Revisional Survey, 1965+)
Rigorous on-site field survey conducted to rectify clerical anomalies in CS and SA records. Holds paramount evidentiary presumption of accuracy in Bangladesh civil courts due to ground-truth physical verification.
BS & City Survey (Bangladesh Survey, 1990–Present)
The prevailing cadastral survey across metropolitan, municipal, and rural jurisdictions. Superimposing BS onto historical CS/RS records via AutoCAD reveals encroachments, plot splits, and record discrepancies.
BDS (Bangladesh Digital Survey, 2023+)
Next-generation digital survey utilizing drone photogrammetry, RTK-GNSS satellite positioning, and automated GIS mapping to eliminate future boundary and khatian disputes.
Strategic Applications
When Is a Digital Pentagraph Legally Essential?
A digital pentagraph is the definitive technical instrument to protect high-value real estate investments and win boundary litigation.
🌐 Pre-Purchase NRB Land Due Diligence
Expatriates and non-resident Bangladeshis investing in urban or commercial plots face severe risks of buying lands with non-existent field boundaries or government road-widening overlaps. A remote digital pentagraph certifies actual possession versus deed area before funds are transferred.
⚖️ Title Suits & Eviction Defense (S.R. Act)
Under Section 42 of the Specific Relief Act 1877 (Declaration of Title) and Sections 8 & 9 (Recovery of Possession), a plaintiff must strictly prove the identity and boundaries of the suit land. A certified pentagraph establishes unshakeable prima facie proof.
📐 Partition Suits (বাটোয়ারা মামলা)
In ancestral joint properties, co-sharers (সহ-শরিক) frequently dispute road frontages and fractional sahams (shares). Our CAD demarcation creates equitable partition maps with exact road access for each co-owner.
🏛️ Land Survey Tribunal (LST) Challenges
When the government settlement department erroneously reduces acreage or records an incorrect dag shape during BS / City Survey, filing an LST case requires proving the exact error relative to CS and RS records. The pentagraph serves as the cornerstone technical exhibit.
Transparent Fee Schedule
Standardized Professional Packages & Deliverables
| Service Category | Scope & Coverage | Standard Turnaround | Service Fee (BDT) |
|---|---|---|---|
| Single Dag Pentagraph | 1 CS/SA plot superimposition with up to 5 BS/City survey plots | 3–5 Business Days | ৳5,000 |
| Two Dags Pentagraph | 2 CS/SA plots superimposition with up to 8 BS/City survey plots | 4–6 Business Days | ৳7,000 |
| Three Dags Pentagraph | 3 CS/SA plots comprehensive multi-layer cadastral alignment | 5–7 Business Days | ৳9,000 |
| Single Dag GPS Demarcation | Digital satellite orthophoto demarcation and georeferenced coordinate plotting | 2–4 Business Days | ৳1,500 |
| ⚡ Expedited Express Delivery | Prioritized overnight drafting & senior advocate technical vetting | 24–48 Hours | +৳2,000 |
Lead Legal Counsel & Cadastral Director
Advocate Rashedujjaman Rashed
Advocate, Supreme Court of Bangladesh | Managing Partner, Spark Advocates
Leading a specialized land litigation practice across Northern Bangladesh and the High Court Division, Advocate Rashed oversees every technical pentagraph investigation to ensure its evidentiary rigor complies with the Survey Act 1875, the State Acquisition & Tenancy Act 1950, and the Evidence Act 1872.
Frequently Asked Questions
Frequently Asked Questions Regarding Digital Pentagraph
1. What is a Digital Pentagraph, and how is it prepared?
A Digital Pentagraph is a scientific method of superimposing historical cadastral mouza maps (such as CS or SA) onto newer surveys (RS and BS/City Survey) inside AutoCAD. By converting the original survey scale (16″=1 mile or 64″=1 mile) into calibrated vector vectors, the report pinpoints where physical land was split, altered, or overlapped over decades.
2. Is a Pentagraph report admissible in Bangladesh Civil Courts?
Yes. Under Section 45 of the Evidence Act 1872 (expert testimony) and the provisions of the Survey Act 1875, a properly scaled and georeferenced pentagraph prepared by qualified survey engineers and vetted by an advocate can be introduced as documentary evidence in Title Suits, Partition Suits, and Land Survey Tribunal proceedings to prove boundary demarcations and chain of possession.
3. What documents are required to begin the pentagraph analysis?
To generate an authentic pentagraph, you need to provide: (a) Mouza name and J.L. Number, (b) Upazila and District, (c) Dag / Plot numbers across CS, SA, RS, or BS, and (d) Copies of relevant Khatians (porcha) or title deeds if available. If you do not possess the mouza map sheets, our cadastral archival team can assist in retrieving official copies from the DC Settlement Office.
4. Can Non-Resident Bangladeshi (NRB) expatriates order remotely?
Absolutely. Overseas clients regularly commission our chamber to conduct due diligence on disputed ancestral property or potential real estate purchases. You can submit documents online through our portal, pay via international bank wire, and receive high-resolution layered PDFs, AutoCAD DWG files, and Google Earth KMZ files directly via secure email and WhatsApp.
5. What is the difference between a Pentagraph and a Digital Demarcation?
A Pentagraph focuses on comparing and superimposing different historical government maps (e.g., CS vs BS) to detect mapping errors and dag evolutions. A Digital Demarcation connects those map boundaries to real-world ground reality, using satellite orthophotos and RTK-GPS coordinates to establish exactly where your physical boundary lines and corner pillars must be planted on the ground.