FAQs

Frequently asked questions

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General Questions

eSakor Portal is a portal for changing the way the National Land Commission of Bhutan delivers land transactions services to the citizens of Bhutan. The portal was launched on 8th Jan, 2019 by the NLCS, and gives citizens access to land transaction services without having to visit a NLCS or dzongkhag office.

Bhutanese citizens can create an account using their ID card number. Once registered, one can use the portal to do land transaction.

Some of the objectives of eCitizen Portal are as follow:
  1. To allow citizens to apply land transaction application without having to visit dzongkhag or NLCS office.
  2. Reduction of paper usage: No need to fill up Land Transaction forms manually and no need to submit CID copies of transaction parties & witness since the system is integrated with the live census data from DCRC through G2C services
  3. Reduce the trunaround time for land transaction services: have all the workflow captured starting from applicant till the approval.
  4. Give a better services: Notifications with email and SMS integration.
  5. Accountability: All the actions taken by the users from dzongkhag and NLCS in the portal on a transaction application will be captured.
  6. Transparency: The total cost of the land/flat/building, demarcation fee, subdivision fee, Lagthram fee and revenue receipt number and date (5% tax) will be captured in the system which can be viewed by the applicant and all officials processing the transaction application.

Following are the steps you need to take inorder to apply land transactions in the eSakor Portal:
  1. Register in the portal using your CID. Your credentials will be send to your mobile number through SMS.
  2. After creating an account you can login and apply new transactions, view previously applied transactions, check activity logs for the transactions you applied, check the status of your transactions etc...
  3. At every critical status changes in your transaction you will be notified through SMS in your mobile number.
Questions Related to NDI

Bhutan NDI is a mobile wallet that holds your personal credentials which can be used to prove your identity and share your credentials while accessing government and business services online. These credentials include, but are not limited to, Foundational Identities such as name, citizenship ID, household and Functional Identities such as Thram numbers, bank account details, education certificates and more.

Bhutan NDI validates the time when the request for Foundational ID has been submitted. Therefore, it is important to have the time accurately set on your smartphone device. Users are advised to switch their Time feature to "automatic" under the phone's Settings. After users set their device time to "automatic", they will have to reinstall the app and complete the onboarding process.

You can proceed with the Face ID authentication only if you have submitted your biometrics to RGOB. If you have submitted your biometrics, follow the instruction to complete the liveness detection test by moving your face from side-to-side and top-to-bottom during Face ID authentication. If you continue to face a problem, contact toll-free NDI support helpline at 1199.

If you insert the wrong pin three times, you will see the “Forgot Pin” button. You can reset your pin by clicking on that “Forgot Pin” button. Note: you will have to complete biometric facial authentication to reset your pin.

Bhutan NDI comes with backup and recovery options that allow users to backup their wallet in case of loss of device. You can either opt to backup your wallet during the initial onboarding process or choose to backup at a later point by visiting More>Settings>Backup on your Bhutan NDI wallet. Backup of your wallet will allow you to restore your credentials on a new device.

You need to submit your basic information available on your CID card/passport/work permit like name, date of birth, citizenship ID, permanent address, and biometrics to successfully register on Bhutan NDI.
Consent Management Module (CMM)

The CMM is a new feature integrated into the eSakor system that enables landowners, family members, transferees, and witnesses to provide their consent before a land transaction is processed. It serves as an additional verification and validation mechanism to ensure that all relevant stakeholders are informed and have agreed to the transaction, thereby enhancing transparency, accountability, and security in land administration.

The objective of the CMM is to strengthen the integrity of land transactions by ensuring that all relevant stakeholders are informed and provide their consent before a transaction proceeds. The module aims to protect landowners' rights, reduce the risk of fraudulent transactions, improve transparency and accountability, and build greater public trust in land administration services.

The CMM improves upon the traditional paper-based NOC process by:
  • Obtaining consent directly from parties involved through the system.
  • Providing secure identity authentication through the National Digital Identity (NDI) platform.
  • Creating a digital record and audit trail of all consents provided.
  • Serving as an additional verification layer before transactions are initiated.
  • Reducing the risk of forged signatures, fraudulent documents, and unauthorised transactions.
  • Ensuring that all concerned parties are informed and actively involved in the transaction process.

All parties involved in a transaction, as required under the applicable transaction type, must provide their consent digitally through NDI.

Consent can be provided by logging into the eSakor system using your NDI credentials and either approving or rejecting the consent request. Please refer to the user manual on the website for detailed instructions.

Citizens are encouraged to register for NDI. Assistance may be sought from the respective dealing officials at the NLCS Headquarters and Land Record Office at Dzongkhag and Thromde.

For individuals who do not own a smartphone, assistance will be provided by officials at the nearest Land Record Office. Please visit your nearest Land Record Office for support.

Follow this link Bhutan NDI.

The Consent Management Module will be implemented from 2 June 2026. All new transactions initiated on or after this date will have to seek consent digitally.

No. The CMM is currently available only in the pilot areas of Thimphu Dzongkhag and Thromde, Paro Dzongkhag and Thromde, and Phuentsholing Thromde. A nationwide rollout is planned for the next fiscal year following the successful completion of the pilot phase.

The CMM is being introduced initially as a pilot in Thimphu Dzongkhag and Thromde, Paro Dzongkhag and Thromde, and Phuentsholing Thromde. These locations were selected because they account for a significant volume of land transactions. The pilot phase will allow NLCS to assess system performance, gather user feedback, identify any operational challenges, and make necessary improvements before rolling out the module to the rest of the country in the next fiscal year.

The following transactions can continue without having to undergo the consent process:
  • Submitted and ongoing transactions.
  • Initiated transactions where Steps 1, 2, and 3 have been completed before the rollout date.
All other initiated transactions that do not meet the above criteria will need to be re-initiated and processed through the Consent Management Module.

In the existing workflow, transaction statuses progress as follows:

Initiated → Submitted → Checked → Accepted → Survey/Building/Revenue Verified → Thromde/Dzongkhag Verified → Approved

An initiated transaction refers to a transaction for which a transaction ID has been generated but has not yet been submitted. The initiation stage consists of the following steps:
  • Step 1: Entering or fetching the details of the transferor, transferee, and witnesses.
  • Step 2: Entering or fetching the relevant Thram and plot details.
  • Step 3: Uploading the required supporting documents.

The transaction cannot proceed until all required parties have provided their consent.

You will be notified through the eSakor system whenever your consent is required. SMS and email notifications are NOT available at this stage; however, these options may be considered in the future as reliable contact information becomes available.

Applicants are advised to complete and submit their transactions as soon as possible. Transactions that remain in "Initiated" status for more than three months will be automatically removed or aborted by the system.

For system-related issues, users may contact the IT Support Team through the designated support email: support@nlcs.gov.bt

For process-related queries, users may contact the respective dealing officials at HQ or the concerned Land Record Office. Please visit www.nlcs.gov.bt for contact information.

Yes. SMS notifications for returned transactions have been incorporated to keep applicants informed of any required action.

Yes. However, you must be authorised by the landowner as a Land Conveyancer through the Consent Management Module before you can initiate or process a transaction on their behalf.

There is currently no fixed timeframe for providing consent. However, stakeholders are encouraged to give their consent as soon as possible, as a land transaction can only be initiated once all required consents have been obtained. The sooner the consent is provided, the sooner the transaction process can proceed.

Yes. The Consent Management Module (CMM) only facilitates the consent and verification process. All existing requirements relating to the submission and verification of original documents for land transactions will continue to apply unless otherwise notified by the National Land Commission Secretariat (NLCS).

Yes, but only within the pilot areas where the CMM has been implemented, namely Thimphu Dzongkhag and Thromde, Paro Dzongkhag and Thromde, and Phuentsholing Thromde. For all other Dzongkhags and Thromdes, the existing requirement for attestation of overseas POAs will continue to apply until the CMM is rolled out nationwide, which is planned for the next fiscal year.
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