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LandChain: A Blockchain Based Secured Land Registration System

Conference Paper · December 2021

DOI: 10.1109/ICSCT53883.2021.9642505

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 LandChain: A Blockchain Based Secured Land
Registration System
2021 International Conference on Science & Contemporary Technologies (ICSCT) | 978-1-6654-2132-4/21/$31.00 ©2021 IEEE | DOI: 10.1109/ICSCT53883.2021.9642505

Milon Biswas Jabed Al Faysal Kazi Asif Ahmed

Computer Science and Engineering Computer Science and Engineering Computer Science and Engineering
Bangladesh University of Business and Technology Khulna University Khulna University
Dhaka, Bangladesh Khulna, Bangladesh Khulna, Bangladesh
[email protected] [email protected] [email protected]

Abstract—The Fourth Industrial Revolution will be solely multiple times. As a result, sometimes it is impossible
driven by a set of cutting-edge technologies. Countries who are to keep track of the actual owner of a property, within
well prepared and trained to adopt these technologies, surely thousands of land documents preserved. This occurs regularly
have a better chance of success in near future. Blockchain is
treated as one of the major fundamental infrastructure of this when inconsistencies are discovered in records such as fake
revolution. For its high potentiality, several countries have started identities, forged papers, and absolute loss of information.
exploring the effective use of blockchain technology. However, These circumstances result in costly court battles among the
land registration management is one of the most appealing parties involved. This is the real scenario in many of the
sector where blockchain works very efficiently. In Bangladesh, countries for a long time. The World Bank’s survey showed
the current land registration system has some major drawbacks
and blockchain has the ability to overcome those by offering that about 70 percent of the population do not own any land
its strong features. If we connect these two dots, that will title.
intersect at a point where we can use blockchain for a secured
and transparent land registration management in Bangladesh. Blockchain has shown its revolution in the field of digital
In this paper, we propose a system based on blockchain that
have the capability to dramatically reduce the time taken to cryptocurrency which eliminates the necessity of an inter-
sell or buy land property, prevent frauding, and provide a high mediatory expert in distribution and registration. However,
level of security in ownership. Introducing this system in land Several techniques have been introduced to simplify the land
management will assist the government in tax collection, service registry data management by automating the bookkeeping
delivery, and other areas of governance. process. This is primarily achieved by saving the data into
Index Terms—Blockchain, Land Registration, Security, Hash-
ing Algorithm, NextGen, Proof of Work (PoW), 4th Industry
large databases. But if the databases are managed poorly,
Revolution. that will be vulnerable to data security. Thus, such a strategy
is not very efficient. This is where blockchain technology
I. I NTRODUCTION comes into picture and may have a significant impact in
this regard. Being a distributed ledger technology, blockchain
Land property is regarded as one of the largest asset of a records all the transactions through a peer-to-peer network for
citizen. Land registry is a process in which property ownership future referencing purpose. Here, a list of blocks containing
of a specific piece of land is recorded and registered, in order records are connected together where each block can carry
to provide proof of the title and to simplify the transaction. data, timestamp, and previous block’s hash value. Transactions
When people go for purchasing a land, they want an authentic are held in the public ledger and considered as an open book
and tamper-proof ownership transferring system. However, for all to see. The continual growth of the chain is induced
several aspects need to be considered while buying a land by the addition of new blocks [1]. This technology can be
and legal issues play a significant role here. Land registration used to achieve authorization, authentication, immutability and
system involves a big part of human interaction and forgery security in real-time systems. Taking after investigate, goals
become a regular problem for any person as the procedure can be accomplished from this research:
is gripped with many loopholes. Also, there are a number of
• To develop a secure system.
intermediaries involve throughout the whole process which
• To build a tamper proof decentralized system.
eventually decreases the trust score of the system. At present,
• Guaranteeing verification with government authentica-
the whole land registry management process is cumbersome
tion.
because it requires safekeeping of a large number of registers
in written form. The key issue is that one needs to put much This paper is organized as follows: Section II describes
effort for any potential references to be taken from those some related works of blockchain in recent years. Existing
hard copies which makes it time consuming. Again, the land registration process of Bangladesh is described in Section
system is poorly secured because most of the procedures III. Then we explain our proposed architecture in section
are not transparent, and it is possible to resell a property IV. Prototype implementation is described in section V while

978-1-6654-2132-4/21/$31.00 ©2021 IEEE

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Result Analysis and Discussion is done in section VI. At last, storage facility in blockchain that have the potential to
we conclude our work in Section VII. increase the trust in public issues [25]. A number of scientific
studies have been undertaken in association with the effective
II. R ELATED W ORKS use of blockchain in land registration management. Authors
Blockchain inspires many individuals across the world and of [26] propose a blockchain based land administration
has started to make a variety of adoptions after successful method where records are stored using Inter Planetary File
experiments have discovered its appealing advantages [2]. System (IPFS) [27]. At the same time, they also added
In this recent world every sector is automated and makes that the largest barrier to incorporate the blockchain is
things secure with the help of recent advanced technology the need of transferring current land documents to the
like E-voting [3], [4], supply chain management [5], robotics blockchain framework which is considered as a challenging
[6], vehicle registration [7], sentiment analysis [1], [8], secure task specially for a third world country. [28] offers another
payment system [9], stock market analysis [10], [11],cloud model of blockchain-based land titling scheme for India but
network analysis [12]–[15] and so more. This technology this paper does not include a clear roadmap or framework
is drawing considerable attention from various categories of land registering technologies that provide in blockchain.
of stakeholders including healthcare, banking, utilities, real An innovative blockchain model is proposed in [29] where
estate and state agencies [16]. These sectors can be regarded IPFS is used as it has comparatively better storage efficiency
as some of the areas of use where blockchain can be utilized in distributed environment. They present a concept of proof
to build values by providing data security, transparent ledger demonstrating how miners can use this paper’s model to store
system and many other facilities. The study by [17] introduces less blockchain information in real mining scenarios and how
a blockchain based electronic health record management new nodes can easily synchronize with the network.
architecture for healthcare 4.0 where they expect to deliver
proper service by safeguarding the privacy of their patients. Many government agencies have already started working
In another work, a healthcare team used blockchain and to establish a reliable, tamperproof [30], [31], and highly
smart contracts to record individual healthcare data which secured system for the land registration process. Government
lets doctors check a patient’s blood pressure, heart rate and of Georgia have become the first administration in the
other related vital signs and ensure a secured delivery of this world to incorporate the blockchain platform in land registry
information to medical professionals [18]. An Ethereum-based management. Georgians having properties can register that
(a platform works on the basis of smart contract) digital asset on blockchain which makes the registration process much
exchange system with a reliable proof-of-delivery mechanism smoother than the conventional way [32]. The UAE and
is introduced in [19]. A public key infrastructure (PKI) Dubai have started integrating blockchain technology as a
model is used there and the authors provide the details of the key priority in their strategy for the near future by using it on
implementation with an algorithm to replicate the proposed different sectors including economic development, transport,
method.To decentralize the whole ecosystem, the authors [20] tourism, municipality and land, health, social service and so
suggested an architecture based on blockchain technology.The on [15]. Russia has also begun a project that will record any
framework includes all key property transaction operations.To land title on a blockchain based system to ease the process of
smoothly connect multiple area registry offices throughout secured property transactions. Again in India, Andhra Pradesh
the state/country, the framework leverages the InterPlanetary government has collaborated with a Swedish organization
File System (IPFS), which is a Peer-to-Peer (P2P) swarm to develop a blockchain enabled infrastructure for land
network. An electronic payment is validated by secure registration system. This solution will promote the transfer of
infrastructure where no outside party is involved and thus it the properties from seller to buyer after the approval through
ensures a reliable platform for payment [21]. Another study the department of land management, and it indicates potential
suggests that a blockchain based voting system can reduce coordination with other governmental bodies [33].
manipulation of database and maintain information integrity
[22]. All these solutions are designed to make use of blockchain’s
enhanced functionality. As we have to deal with citizens’
Using blockchain technology in the land registration sensitive data in our proposed land registration system, these
provide solution to several challenges related to centralized data must be shielded from external threats and unintended al-
title recording.In this regard, this article [23] builds on and tercations. So a secure framework is a significant requirement
refines the existing debate on smart contracts in the real here. As a consequence, blockchain can be regarded as our
estate industry by providing an updated, if not more nuanced, savior.
view of potential applications, possibilities, and roadblocks.
In contrast [24] to previous studies, a hybrid approach is III. E XISTING S YSTEM I SSUES
presented, which combines smart contract use with current Being a state subject, the protocol for managing land
technological infrastructure, allowing the function of a land documents varies from State to State. It is a fundamental right
registration agency as the final arbiter of legitimate claims of any Bangladeshi citizen to own an immovable property here
to be preserved. There is a decentralized control and record in this country. But most of the people are unaware of the

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mechanism involved in the record of rights (ROR) transition IV. P ROPOSED B LOCKCHAIN - BASED A RCHITECTURE
which results in the arrival of middlemen in the process. Now, We are going to describe our proposed methodology
Sometimes these brokers create unnecessary harassment to for blockchain based land registration in Bangladesh. For
the people. It is wise to register a land with the assist of doing so, we develop a platform for the management of land
legal practitioners, who will examine and give their advice on registration using the blockchain technology. Let’s take a look
each related document. However, the fundamentals of a land at the breakdown of required blockchain nodes and the inner
registry system can be divided into four sections: deal between explanation of our proposed architecture.
buyer and seller, original document verification, completion of
payment, and registration process. At First, a pre-agreement A. Nodes (participants) of the proposed system
deal is done by the buyer and seller after completing verbal The main nodes involved in our proposed system can be
discussion on purchasing a land. Seller need to provide re- described as follows:
quired documents for further verification process conducted - Node-1: Land Office (LO)
by the Land Office (Upazila/Union). These documents may This office the entry point for different citizen services. The
include Khatiyan, Non-encumbrance certificate, Mutation doc- Land office is the fundamental unit of land recording system,
ument, updated Tax papers, Seller’s NID etc. The land office where all the records are maintained and record updation is
verifies the identity of seller and buyer then verify the land carried out. This office is also responsible for conducting land
title with the help of departmental records and surveyor. Once survey, mutation, mutation by inheritance, etc.
the authentication and verification are complete, the financial - Node-2: Bank
transaction record is verified, and required revenue in the form The bank is a key institution for facilitating the financial
of transfer charges and taxes are collected then the transfer transactions between buyers and sellers and for conducting
request further processes. After completing all these steps, the financial lending operations as well.
ownership is transferred, and the ownership certificate issued - Node-3: Sub-Registry Office (SRO)
to the buyer, and the updated record is sent to all concerned The Sub-Registry Office (SRO) plays a big part in the land
departments. But this whole process is tiresome and lengthy registration scheme where the sub-registrars carry out their
till now. fundamental tasks, such as registering the deeds, storing the
necessary documents with safety, etc.
B. Working Principle
The working procedure of proposed blockchain based se-
cured land registration system is illustrated in Fig. 2. The sys-
tem secures and verifies land records by using blockchain for
storing these information. Initially the seller and buyer makes
a pre-agreement title contract that includes their signatures,
the seller’s and buyer’s ID, the Sell ID of the land, amount
to be transferred, and payment status. Then, the contract is
sent to the Sub-Registry Office in order to make a request for
sell. RSA algorithm [34], being famous for ensuring security
when exchanging data, is proposed here to send data (in
encrypted format when sending, and decrypted after receiving)
to Sub-Registry Office. To ensure the trustworthiness of the
Fig. 1. Problems of existing system
system, a special lock is used here so that no other transaction
on that particular sell ID can be performed until the ap-
proval/disapproval is confirmed from the Sub-Registry Office.
However, people have to face several challenges in the There is a system administrator present in that office who will
current system. These are shown in the above Fig. 1. Due to be responsible for further decision making on that information.
the financial damage to the owners or insurance companies, The Sub-Registry Office then start conducting the verification
properties may get sold without authorization. Ownership and valuation process. They check their own office documents
verification issues are difficult for land registries to deal with. and ask the land office and the bank to perform their individual
Again, many properties lack a recorded ownership history responsibility to complete the verification depending on the
which decreases the confidence of the buyer for investing data provided to them.
in the land. Current paper-based record keeping also makes
illegal transactions difficult to avoid. As a result of several Upon the completion of the above procedure, the buyer
legal loopholes and slow government procedure, much delay will get notified about the verification status by the Sub-
occurs in transferring ownership, and broker arrives as well to Registry Office. Assuming a successful verification, buyer
take advantages of this unawareness of general people about has to digitally sign that agreement, or reject the request
the system. otherwise. The next step initiates the fund transfer to bank,

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 Fig. 2. Proposed system architecture Fig. 3. Addition of new transaction block

where the buyer needs to pay the amount indicated in the pre- blockchain. After a node resolves the PoW, the nonce value is
agreement. The bank confirms the transferred amount against sent to the requested node and that value is unique everytime.
the pre-agreement contract and sends the details information After receiving valid results from 66 percent nodes within the
back to the Sub-Registry Office regarding the transaction. The available nodes, the new block becomes eligible to be added
Sub-Registry Office accepts the proposal for transferring the into the blockchain.
ownership. The office administrator then request all nodes
to process ownership transfer request. He sends block hash
to these nodes. In our proposed system, minimum 66% of
the computers located within the blockchain network need to
solve a consensus algorithm, namely, Proof of Work (PoW)
in our case. After getting the response from all the nodes, a
new block containing previous block hash, timestamp, register
office ID, along with buyer, seller and sell ID information will
be added. All nodes maintain a separate distributed ledger to
keep records of that transaction as well as all previous transac-
tions involving that particular property. As such, these nodes’
ledgers will be updated in all the connected departments with
blockchain hash. Eventually, a title deed (electronic) with
Blockchain hash is transferred to the buyer from the Sub-
Registry Office.

C. Consensus Algorithm
As mentioned in the last section, nodes involved in mining
need to solve a complicated algorithm called Proof of Work
(PoW). We consider a PoW in which nodes have to solve
a mathematical puzzle (Fig. 4). Nodes are asked to find Fig. 4. Workflow of solving PoW
a “Nonce” value. This value is combined with the newly
generated block-hash, last block-hash of the blockchain, and
timestamp. This hash is provided by the requesting node. D. Detecting Unauthorized Data Altercation
Using this combination, these nodes apply hash function to According to the proposed system, a block means a single
produce another hash. In the proposed PoW, this hash should transaction (after successful validation). And for this, hash
have at least six leading zeros. We prefer using the SHA-256 of a specific transaction automatically becomes the hash of
hash function, which is widespread popular for using within a that corresponding block. At this point, Merkle tree [35] can

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be used for ensuring data integrity. This tree is widely used TABLE I
for detecting unauthorized data altercation in a blockchain. It A COMPARISON BETWEEN BLOCKCHAIN - BASED DOCUMENT
VERIFICATION AND TRADITIONAL DOCUMENT VERIFICATION
allows a user to check whether a transaction is added or not.
So, this tree structure is efficient for serving our purpose. Here, Comparative Blockchain-based Traditional document
we merge two hashes from two different blocks to generate a item document verification verification
Data integrity Tamper proof No tamper proof
single hash for achieving data integrity. Then, the hash pairs Data Security Decentralized Centralized protection
are blended to produce new hash. Upon completion of all protection
new hash creation, the same technique is used yet again to Data Verifica- Achieved Not achieved
tion
produce a new hash out of a single hash pair. This process Government use authentication pro- without authentication
is carried out before all hashes are turned into a single one. regulations tocol protocol
This single hash is known the Merkle root. In addition, we
need a regular repetition of the operation to match the merkle
root hash. If the current Merkle root matches the one saved transactions in a block by generating a digital fingerprint of
earlier, it means that there is no unintentional or unauthorized these transactions.
altercation occurs [36]. However, a new Merkle root have to
be computed in accordance with new block addition to the In Table I a comparison between blockchain based
blockchain. In case of odd numbered blocks, the repetition of document verification system and traditional verification
last block-hash is required. system is shown. During any document verification the
criteria we focused(Data integrity, security, verification and
government regulations.) are the key comparative items here.
Under the existing system, when buying and selling a land,
the buyer has to spend a lot to be sure of the real owner of
the land. This is why buyers are often deceived into buying
land through brokers. So if blockchain can be used in land
registration, it will be possible to easily track the actual land.
Whenever a land registration process is completed, various
information of buyer and seller, land ledger, measurement,
map etc. can be kept in the blockchain. The transaction hash
can be passed on to the new buyer so that the current owner
of the land can easily be tracked later with this hash. Since
land record offices across the country will be connected to
a blockchain network, it will also be possible to track any
land information from any land record office in the country.
Again, recording rights of property through blockchain will
help in annual cost savings and provide tamper-proof ledger
book.

In future, we will develop a prototype in the Ethereum

blockchain platform, to show the stability, security, and effec-
Fig. 5. Generating Merkle root hash from Merkle-Tree tiveness of our proposed system in land administration. Proper
testing will be done accordingly with multiple nodes where
we hope for a reducing about 99 percent of manual efforts.
V. D ISCUSSION Furthermore, we hope to conduct a large-scale implementation
Blockchain is now at an emerging stage. In land of the system upon getting sufficient funding for constructing
administration, it will surely put its mark as an evolutionary the experimental environment.
technology in near future. The registration of land by
blockchain provides a safer framework than its predecessors. VI. C ONCLUSION
Here in our proposed system, SHA256 hashing algorithm Due to the immutability and high security features offered
is used to provide secured transaction, which in turn helps by blockchain technology, it is extremely beneficial in the
in generating a unique hash for every single block. The Land Registration sector. It also eliminates intermediaries
original message can not be retrieved after obtaining the involved in the land registry operation. The irreversible nature
hash value of a specific transaction unless the attacker uses of blockchain is attracting governments worldwide to adopt
Brute force approach to extract that message. Proof of Work this technology throughout the land registration system. Every
(PoW) is used to validate transactions, mine blocks, distribute year, an enormous number of fraud and bribery cases arise
these blocks to all nodes, and then include the block in the in the land registry process in Bangladesh, which also takes
blockchain. And the Merkle tree is used to summarize all the a very long period to solve. The adoption of Blockchain

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