Understanding Dhaka's Diverse Rental Geography
Dhaka’s property values are strictly segregated by location. Your neighborhood choice is the primary determinant of both your budget and your lifestyle.
- The Elite Tier (Gulshan, Banani, Baridhara): These areas command the steepest rents. They are characterized by top-tier security, exclusive amenities, and close proximity to diplomatic and corporate centers.
- Family & Cultural Hub (Dhanmondi): High demand here is driven by established families seeking excellent schools, hospitals, and cultural institutions, leading to consistently high, stable rental rates.
- The Connectivity Hubs (Uttara & Mirpur): These areas have seen a dramatic rise in value due to the Metro Rail (MRT). Mirpur remains the most budget-friendly option with superb connectivity, ideal for students and professionals. Uttara offers newer, more planned residential blocks.
- Academic Enclaves (Bashundhara R/A): Driven by major private universities, this zone caters well to students and upper-middle-class families looking for modern construction and organized community living.
Current Market Benchmarks (BDT)
The Dhaka market faces constant upward pressure on rent due to macroeconomic factors like inflation and high construction costs. The rates below are typical ranges for non-furnished flats.
| Location | 1-Bedroom (BHK) | 2-Bedroom (BHK) | 3-Bedroom+ (BHK) |
| Gulshan | 35,000+ | 50,000–80,000+ | 80,000+ |
| Dhanmondi | 25,000+ | 40,000–60,000+ | 60,000+ |
| Uttara | 15,000+ | 25,000–40,000+ | 40,000+ |
| Mirpur | 10,000+ | 15,000–25,000+ | 25,000+ |
| Bashundhara | 20,000+ | 35,000–50,000+ | 50,000+ |
Key Cost Factors: Rent is just the starting point. Always account for Service Charges (maintenance, security, lift) and highly variable Utility Bills (gas, electricity, water), which are almost never included in the base rent.
Tenant Playbook: Securing Your Flat
Your search should be thorough, covering online portals (like Bikroy.com and local Facebook groups) and the traditional physical search for "To-Let" signs.
Financial Realities and Negotiation
- Upfront Funds: Be prepared to pay a Security Deposit equal to 2 to 3 months' rent before you move in. If you use a broker, their fee will add another 50% to 100% of one month's rent. Always insist on a receipt for every payment.
- Negotiation Power: Research current market rates for comparable flats. Use this data, or offer a longer lease term (e.g., 18 months), to gain leverage and negotiate a favorable price.
The Bachelor Challenge
Many landlords prefer families, making it tough for single tenants. To overcome this, focus your search on large, multi-unit complexes or areas with high student or professional populations, such as Mirpur, Uttara, or Mohammadpur.
The Crucial Legal and Contractual Foundation
A written rental agreement is mandatory for protecting both your interests. Ensure the contract clearly outlines:
- Lease Term: The duration (typically one year) and the mutual notice period required to terminate the agreement.
- Maintenance: Clearly define responsibilities. Structural issues are the landlord's duty; minor wear-and-tear is the tenant's.
- Rent Revision: The agreement must specify the terms for annual rent increases, which should align with local market trends.
Guidelines for Landlords: Maximizing Returns
To maximize your returns, focus on securing reliable tenants and preserving your asset.
- Rigorous Vetting: Do not skip the tenant screening process. Always verify their identity with NID/copyright copies and confirm their employment status with job or salary proof.
- Invest in Quality: Modern tenants pay a premium for reliability. Investing in features like reliable generator backup, updated security systems, and high-quality fittings justifies a higher asking price and minimizes turnover.
- Foster Relations: Address genuine repair requests promptly. A well-maintained property and a respectful relationship lead to longer lease terms, saving you the time and expense of frequently finding new tenants.