Glossary: Real Estate Terms Every Nepali Buyer Should Know

Buying land or a house in Nepal means wading through a stack of unfamiliar terms — some Nepali, some legal, some both — often for the first and only time in your life. A single misunderstood word on a Lalpurja or in a conversation with a Malpot officer can be the difference between a smooth purchase and a costly mistake. This glossary breaks down every term a first-time Nepali property buyer is likely to encounter, in plain language, organized alphabetically so you can look up exactly what you need, exactly when you need it. Bookmark this page — it's built to be a reference you come back to throughout your property journey.

A

Aana

A unit of land measurement used in Nepal's hill and mountain districts, including the Kathmandu Valley. Sixteen Aana make up one Ropani. Land in cities like Kathmandu and Pokhara is very commonly priced per Aana rather than per Ropani, since most residential plots are smaller than a full Ropani.

Amsha Patta

A joint ownership certificate showing that a piece of land is shared between multiple co-owners, most commonly family members who inherited property together. Every named owner on an Amsha Patta must consent before the property can be sold — a missing signature can legally block an entire transaction.

B

Bainama

The commonly used term for the property sale deed — the written agreement recording the transfer of land or a house from seller to buyer. In everyday conversation, Nepalis often use "Bainama" interchangeably with "Rajinama" (see below), though Rajinama is the more precise legal term used in official Land Revenue Office documentation. Either way, this document only carries legal weight once it is registered.

Bandaki (Mortgage)

The general term for a mortgage on property in Nepal. It comes in two main forms: Bhogbandaki, a mortgage with possession, where the lender can use or occupy the property until the loan is repaid, and Drishtibandhaki, a mortgage without possession, where the borrower keeps using the property while the lender simply holds a registered claim against it. Always check for an active Bandaki before buying, since it must be cleared before ownership can transfer cleanly.

Bigha / Kattha / Dhur

The land measurement system used in Nepal's flat Terai plains, as opposed to the Ropani system used in the hills. One Bigha equals 20 Kattha, and a Kattha is further divided into Dhur. Terai residential plots are typically priced per Kattha, while larger agricultural land is priced per Bigha.

G

Ghar Bato Sifaris

A recommendation letter, typically issued by the local ward office, confirming that a property has legitimate road access. This document is a standard requirement during land registration and is especially important to verify before buying, since landlocked parcels without confirmed road access can be difficult to develop or resell later.

Guthi

Land held for religious, cultural, or community purposes, often linked to temples, monasteries, or public trusts. Guthi land carries significant legal restrictions on sale and transfer, and often requires approval from the relevant Guthi authority before any transaction can proceed. Buyers should treat any property listed as Guthi land with extra caution and legal review.

K

Kitta Number

The unique identifying number assigned to each individual plot of land in Nepal's official land records. Every Lalpurja lists a Kitta number, and it's the single most important reference point when verifying a property at the Malpot office or cross-checking it against the survey map, since names and addresses can be duplicated but Kitta numbers are unique.

L

Lalpurja

Nepal's official land ownership certificate, named for its traditional red color. Issued by the Land Revenue Office (Malpot Karyalaya), it is the government's core record of who legally owns a specific parcel of land. Without a valid, verifiable Lalpurja, there is no legally recognized property ownership in Nepal — banks won't lend against it and courts won't recognize a claim without it.

M

Malpot

Both the land revenue tax itself and, more commonly in everyday use, shorthand for the Malpot Karyalaya — the Land Revenue Office responsible for registering land transactions, issuing Lalpurjas, and collecting annual land tax. Every property sale in Nepal must ultimately pass through the relevant district's Malpot office to be legally valid.

Mohi

A registered tenant cultivator with recognized occupancy rights over land they farm, even though they don't own it outright. If a Lalpurja lists a Mohi's name, that tenant holds certain legal protections and rights that can significantly complicate a sale — always check for a listed Mohi before purchasing agricultural land.

N

Napi / Napi Naksha

Napi refers to Nepal's land survey and measurement system, while Napi Naksha specifically means the survey map on file at the District Survey Office. Before buying, it's standard practice to compare the boundaries and area stated on the Lalpurja against the Napi Naksha, since discrepancies between the two are a common source of boundary disputes.

P

Parti

Land that does not officially appear in government records — essentially unregistered land. Any transaction involving Parti land requires a formal regularization process before it can be legally recognized, which adds time, cost, and risk. Buyers should be especially cautious with any property described this way.

POA (Power of Attorney / Adhikar Patra)

A legal document authorizing someone else to act on the property owner's behalf — common when the owner lives abroad or cannot be present for the transaction. A Power of Attorney used in a property sale must be current, properly registered, and not expired or revoked; an expired or invalid POA makes the entire transaction legally void, which is one of the most common property fraud risks in Nepal.

R

Rajinama

The official transfer deed used in Nepal's land registration process — the formal legal document, typically prepared by a licensed deed writer (Lekhandas), that records the sale and is submitted to the Land Revenue Office for registration. Once registered, the old Lalpurja is surrendered and a new one is issued in the buyer's name.

Rokka

An official hold or restriction placed on a property, often due to an unpaid loan, a legal dispute, or a court order. A property under Rokka generally cannot be legally sold or transferred until the restriction is lifted, which is exactly why checking for an encumbrance (Rokka) at the Malpot office is a critical due-diligence step before any purchase.

Ropani

The primary land measurement unit used across Nepal's hill and mountain regions. Land area on a hill-district Lalpurja is expressed in a four-part Ropani-Aana-Paisa-Daam notation, similar to how time is expressed in hours, minutes, and seconds — each smaller unit nests inside the one before it. Missing the smaller Aana, Paisa, or Daam figures when estimating a property's size is a common and costly buyer mistake.

T

Tiro Rasid

The official land tax clearance receipt confirming that annual land tax on a property is fully paid and up to date. This is one of the standard documents required during registration — outstanding, unpaid land tax can delay or complicate a transfer even when every other document is in order.

Final Thoughts

Nepal's property system runs on precise, often unfamiliar terminology, and misunderstanding even one term — a Rokka you missed, a Mohi you didn't check for, an expired POA — can turn a straightforward purchase into a legal headache. Keep this glossary bookmarked, refer back to it whenever a new term comes up in conversation with a seller, deed writer, or Malpot officer, and don't hesitate to ask for plain-language clarification before signing anything. Understanding the vocabulary is the first real step toward buying with confidence.