Ask ten people in Dhaka what a flat costs and you will get ten different answers, all of them partly right. A 1,000-square-foot flat in Mirpur and a 1,000-square-foot flat in Gulshan are not the same purchase, even though they share a floor area. Location, building quality, floor, facing and the developer's reputation can move the price per square foot by several thousand taka — which, multiplied across a whole flat, becomes lakhs.
That is why this article does not offer one average price. Dhaka has no official, public series of completed flat transaction prices that a buyer can look up. What is visible is asking prices — a starting point for negotiation, not a record of what changed hands. Read every figure below in that light.
What the advertised market looks like
Published portal guides for 2026 put Dhaka's advertised apartment prices in a very wide band, roughly from Tk 5,000 to Tk 45,000 per square foot depending on area and standard. At the top end, guides list Gulshan at around Tk 15,000–45,000 per square foot and Banani at Tk 13,000–40,000. In the middle of the market, Dhanmondi is listed at roughly Tk 8,000–35,000 and Bashundhara Residential Area at Tk 8,000–18,000. At the more affordable end, Mirpur, Uttara and Mohammadpur are listed at roughly Tk 5,000–18,000 per square foot.
The width of those bands is itself the lesson: a per-square-foot figure quoted without an area, a building standard and a condition — ready, under construction or resale — tells a buyer almost nothing.
One portal-based analysis of 2026 asking prices, published by Concord, gives medians of about Tk 13,978 in Gulshan, Tk 13,684 in Banani, Tk 12,289 in Dhanmondi, Tk 9,894 in Bashundhara R/A, Tk 8,925 in Uttara and Tk 6,431 in Mirpur — medians of advertised listings, not transaction prices, and a map of relative expense, not a valuation.
Worked, illustrative price bands
Consider three clearly illustrative bands — worked examples, not market averages, excluding parking, utility connections and registration.
- Illustrative mid-market band — Tk 8,000 to Tk 12,000 per square foot: a 1,000-square-foot flat works out to Tk 80 lakh to Tk 1.2 crore; a 1,200-square-foot flat to Tk 96 lakh to Tk 1.44 crore; a 1,500-square-foot flat to Tk 1.2 crore to Tk 1.8 crore.
- Illustrative upper-mid band — Tk 12,000 to Tk 18,000 per square foot: a 1,200-square-foot flat works out to Tk 1.44 crore to Tk 2.16 crore.
- Illustrative premium band — Tk 20,000 per square foot and above: a 1,200-square-foot flat starts at about Tk 2.4 crore before extras.
The 1,000–1,500 sq ft range is where most Dhaka family demand sits — and where the future buyer pool is widest.
The loan is part of the price
Few Dhaka buyers pay cash. Bangladesh Bank held its policy rate at 9.5 per cent for the October–December 2026 quarter, according to its monetary policy statement announced on 30 September 2026, and published home-loan guides put most banks' quoted home-loan rates in a broad band of roughly 9 to 13 per cent, depending on the bank, the borrower and the loan size. Your actual rate will be set by your bank, and many loans are variable, meaning the instalment can move during the life of the loan.
The arithmetic is unforgiving, so run it before falling in love with a flat. As an illustration only: borrowing Tk 84 lakh — 70 per cent of a Tk 1.2 crore flat — at 11 per cent over 20 years gives a monthly instalment of about Tk 86,700. At 10 per cent over the same term, the same loan costs about Tk 81,100 a month. Shorten the term or raise the rate and the instalment climbs quickly; a buyer who can only just afford today's instalment has no buffer if rates rise or income pauses.
As guidance only, test the purchase at a rate one or two points above the quoted rate, and keep an emergency fund separate from the deposit. This article is informational only and is not financial advice.
The costs beyond the price tag
The advertised price is rarely the final bill. Buyers should budget separately for:
- Registration and transfer costs — guides commonly estimate around 10 per cent of the deed value, plus legal fees. Confirm the current schedule with a lawyer before signing.
- Utility connections — one Uttara buying guide estimates Tk 3–5 lakh, varying by project — confirm it in writing.
- Parking and extras — parking, a second parking space, or furnishing packages are often priced separately.
- Service charges — monthly building charges for lifts, generators, security and common areas continue for as long as you own the flat, and they rise over time.
- A cash buffer — one recent home-loan guide suggests keeping an extra 10 to 15 per cent of the flat's price ready for these costs, so that a Tk 1 crore flat needs closer to Tk 40 lakh in cash than Tk 30 lakh once a 30 per cent deposit and extras are counted.
How to use this guide
Start with the monthly instalment you can sustain, not the largest flat a brochure offers. Work backwards: instalment, then loan, then deposit and extras, then the flat that fits inside that total. Compare three projects at the same standard, check what each price includes, and get the schedule, handover date and penalties in writing.
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