Jolshiri Abashon is a planned township of about 2,100 acres in Rupganj, Narayanganj, on the eastern edge of Dhaka. It sits next to Purbachal New Town and across the Balu River from Bashundhara R/A. This guide from PDL Real Estate covers where it is, how to get there, what each sector offers, what daily life is like, and what to check before you buy a flat.
Quick answer
- Where: Rupganj Upazila, Narayanganj. The township's own site puts it about 7 km from Kuril Flyover by the Purbachal 300 ft link road.
- Who runs it: A company managed by the Bangladesh Army. Private developers, including PDL Real Estate, build and sell the flats.
- Who it suits: Families who want open space and can drive to work or school.
- Main trade-off: It is still growing. Some services are open, and some are only planned.
- Check first: The flood and drainage plan, the RAJUK-approved building plan, and the handover terms in your agreement.
What is Jolshiri Abashon?
Jolshiri Abashon is a planned residential township of about 2,100 acres in Rupganj Upazila, Narayanganj District. A company managed by the Bangladesh Army runs it, and the township's official site lists 11 April 2011 as the launch date.
People often call it part of Dhaka, but it is not inside the city. It sits on the eastern edge, between the Balu River on the west and the Shitalakkhya River on the east. That matters for land records and local taxes.
| Fact | Detail |
|---|---|
| Location | Rupganj Upazila, Narayanganj District |
| Size | About 2,100 acres |
| Run by | A company managed by the Bangladesh Army |
| Launched | 11 April 2011 |
| Rivers | Balu on the west, Shitalakkhya on the east |
| Nearest planned town | Purbachal New Town, about 1.3 km to the north |
| Sectors | Developer guides count 17. Ask the township office for the official map before you rely on this number |
Who can buy here?
The township sells residential plots in Sectors 1 and 2 to both defense officers and civilians, according to its official site. Most civilians who want a home here buy a flat from a private developer in one of the other sectors. If you are still deciding between a flat and land, this guide to choosing between a flat and a plot compares the two.
Jolshiri is also part of a wider move of new homes toward the east of Dhaka. For the bigger picture, read how Dhaka is growing outward.
Where Jolshiri Abashon is and how far key places are
Jolshiri Abashon is just east of Bashundhara R/A, across the Balu River, and about 1.3 km south of Purbachal New Town. The distances below come from the township's official site. They are road distances on the routes the township names.
| From Jolshiri Abashon to | Distance | Route |
|---|---|---|
| Kuril Flyover | About 7 km | Purbachal 300 ft link road |
| Purbachal New Town | About 1.3 km | North of the township |
| US Embassy | About 7.5 km | East-bound extension of Madani Avenue |
| Dhaka Zero Point | About 15.6 km | Via Mouchak, Rampura and Madani Avenue |
| Dhaka Zero Point | About 21 km | Via Mouchak, Rampura, Kuril and Purbachal New Town |
The township's site says the Kuril trip takes about 8 minutes by car. That is a best-case time. Rush-hour traffic will make it longer, so test the drive at your own commute hour before you decide.
From Hazrat Shahjalal International Airport, the usual approach is to reach Kuril Flyover first and then take the Purbachal 300 ft link road to the township.
How to reach Jolshiri Abashon
There are two main routes: the Purbachal 300 ft link road from Kuril, and Madani Avenue from the west. Both are named on the township's official site.
Route 1: Kuril Flyover and the Purbachal link road
This is the route the township's site gives for the airport side of the city. Reach Kuril Flyover, join the Purbachal 300 ft link road, and drive about 7 km to the township. The road is wide, which helps. Expect queues at Kuril at peak hours.
Route 2: Madani Avenue
Madani Avenue runs east from near the US Embassy and reaches the township. The township's site gives about 15.6 km from Dhaka Zero Point by this route, which is shorter than the Kuril route on paper. It also says the road will continue east, cross the Lakhya River and join the Dhaka-Sylhet highway. It describes this extension as proposed, so do not plan around it yet.
Buses and ride apps
We do not list bus routes here because they change. If you do not own a car, test the trip with a ride app at rush hour before you commit. Daily life here is easier with a car.
Before you visit
- Pick a weekday, not a weekend, so you see real traffic.
- Time the trip from your office or your children's school, not from a landmark.
- Ask the sales team for the exact gate and road number of the project.
Sectors and layout: what changes from one sector to the next
The sector decides your road width, your neighbours, and how much construction you will live beside. Developer guides count 17 sectors, and public flat listings show projects in Sectors 6, 9, 11, 12, 13, 16 and 17.
| Sector group | What you will find |
|---|---|
| Sectors 1 and 2 | Residential plots sold by the township to defense officers and civilians (official site) |
| Sectors 6, 9 and 11 | Smaller developer projects, mostly 3 and 4 bedroom flats in public listings |
| Sectors 12 and 13 | Active developer projects. One listing places a project beside Central Park in Sector 13 |
| Sectors 16 and 17 | Newer projects. Developer guides call these the busiest sectors for new civilian apartments |
| PDL Real Estate | Projects in Sectors 9, 11, 12 and 14 |
This table is a starting point, not a map. Sector boundaries and plot numbers should always be checked against the township's own plan.
What to compare between sectors
- Road width. Main roads are wide, but the road in front of your building may be much narrower. Ask for the exact width.
- Facing. South-facing flats get more light and cross-breeze.
- Distance to a lake or park. Lake-view flats usually cost more.
- Nearby construction. A sector with many open plots will have noise and dust for years.
- Distance to the main road. A short walk to the main road saves time every day.
How to read an address
A Jolshiri address names the plot, the road and the sector, for example "Plot 11, Road 408, Sector 12". Use all three when you look up a project on a map or ask the township about it.
What is inside the township: schools, parks, healthcare and utilities
The plan includes schools, parks and lakes, mosques, power, water and sewerage. Not every part is open yet, so ask for the status of each one on your visit.
| Facility | What we can confirm | Check on your visit |
|---|---|---|
| Schools | Construction of three school and college buildings was inaugurated in June 2019: Adamjee Public School and College, Bangladesh International School and College, and Jolshiri Public School and College | Which are open, which grades they teach, and the admission rules for non-army families |
| Parks and lakes | Listings place flats beside Central Park in Sector 13 and advertise lake views. Developer guides say nearly half the land is open space or water | How far the park or lake is from your building on foot |
| Mosques and prayer areas | Part of the township plan. PDL Real Estate buildings include prayer areas | The nearest mosque to your sector |
| Hospital and university | Developer guides list both as planned | Whether land is allotted and construction has started |
| Power, water and sewerage | The official site says utility services will use a build, operate and transfer model | Who supplies each service to your building and who you pay |
| Shops and markets | We found no confirmed list | What is open within a short drive |
For hospitals, universities and big shops today, many residents look across the river to Bashundhara R/A. AK Developments lists Evercare Hospital, North South University, AIUB and Jamuna Future Park there.
Inside your building, look at what the developer provides on its own plot. This guide to what facilities a good apartment building should have gives a checklist.
Daily life in Jolshiri Abashon
Life here is quieter and greener than in the middle of Dhaka, but you will plan your day around the car and the clock. That suits some families very well and others not at all.
What works well
- Space. Wide roads and low density give you less noise and more open sky than most Dhaka neighbourhoods. Developer guides say almost half the township is open space or water. Ask for the master plan page that shows this.
- A planned layout. Roads, plots and sectors follow one plan, not many separate ones.
- Managed by one company. A single township company runs the area, which can make rules on roads, plots and services easier to follow.
- Room to grow. The area is still filling up, so there are more new projects to choose from than in a built-up area like Bashundhara R/A.
What to plan for
- The commute. Allow for rush-hour traffic at Kuril or on Madani Avenue.
- Healthcare. The township hospital is still listed as planned, so know your nearest emergency room before you move.
- Shops and errands. Some daily needs may mean a drive out of the township.
- Construction nearby. Open plots mean building work around you for several years.
- Monsoon weeks. Read the flood and drainage section below before you book.
Who it suits
| Buyer | Why it can fit | What to check |
|---|---|---|
| Families with school-age children | Space, play areas and quiet roads | Which school you will use and how long the trip takes |
| Overseas Bangladeshi buyers | A planned township with a single managing company | Who will inspect the flat and handle paperwork for you |
| Long-term owners | New projects, room to grow | Handover record of the developer and your own time horizon |
| People who work in the city centre | Often more floor space for the same budget | Your daily commute, tested at rush hour |
Two guides on our site help you think about this part. One explains how a home shapes your daily routine. The other covers the green features we build into our apartments.
Jolshiri Abashon vs Bashundhara R/A, Purbachal and Aftabnagar
Choose Jolshiri if you want space and can accept a longer commute. Choose Bashundhara R/A if you want an established area close to the city. The table gives the general picture, based on the township's site and developer guides.
| Area | Where it sits | How built up it is | Flats and plots | Often suits |
|---|---|---|---|---|
| Jolshiri Abashon | Rupganj, Narayanganj, between the Balu and Shitalakkhya rivers | Still developing | Many new projects. Ready flats are fewer than in Bashundhara, according to developer guides | Buyers who want space and can accept a longer commute |
| Bashundhara R/A | Across the Balu River, on the Dhaka side | Established, with hospitals, universities and malls | Many ready flats. Little land left for new projects | Buyers who want city access and a ready home |
| Purbachal New Town | North of Jolshiri. A RAJUK planned town of about 6,200 acres | Newer, still filling up | Mostly RAJUK-allotted plots | Buyers who prefer a government-planned area or want land |
| Aftabnagar | Inside Dhaka, on the east side. PDL Real Estate also builds here | More built up | Mixed new and resale | Buyers who want to stay inside the city |
Two cautions help when you compare. First, developer guides quote very different prices per sq ft for Jolshiri, so ask each seller for a written quote for the same size, floor, facing and finish on the same day. Second, a quiet area can cost you time every day, so count the commute as part of the price.
To judge any area on more than price, read how to judge an area before you buy. If you are buying to earn from the flat, how to think about property as an investment covers returns and risk.
Flood, drainage and approvals: what buyers should ask
Jolshiri sits between two rivers, so asking about flooding and approvals is sensible, not rude. Do not rely on the township's name. Ask for papers that cover your own plot and your own building.
What public records say
Dhaka's Detailed Area Plan (DAP) marks some land around the city as flood-flow zone, where building is restricted. A Daily Star report says RAJUK estimated that nearly 65 percent of the proposed Jolshiri site fell in that zone. The same report says a cabinet committee approved changes to the plan to allow some private housing schemes on such land.
A later Daily Star analysis of the newer DAP says experts believe it legalised some residential areas that were built in flood-flow zones. Planning rules have changed more than once, so ask a lawyer to confirm the current status for your plot. This guide is general information, not legal advice.
What to ask any developer for
- The RAJUK-approved building plan and its approval number.
- The land deed chain for your plot, checked by your own lawyer.
- The drainage plan for the building and the compound.
- The plinth level of the ground floor compared with the nearby road.
- Where rainwater goes, and what backup the building has if the road floods.
- Written proof of the environmental and utility permits for the project.
What PDL Real Estate shares
At PDL Real Estate, buyers can ask the sales team for the drainage plan and plinth level of the project they like. [PDL to fill: plinth height above road level, drainage design, backup pump or tank, and any monsoon record from completed Jolshiri projects.]
Insurance
Standard building insurance often leaves out flood damage. Ask your insurer what is covered before you sign.
What flats cost in Jolshiri Abashon and what changes the price
The most common flat is a 4-bedroom unit of about 2,850 sq ft, and the price depends on the sector, the view, the floor and how finished the building is. In October 2026 we checked two public listings for this size. One asked about BDT 2.85 crore for a flat in a building with a June 2027 handover. The other asked about BDT 3.56 crore for a flat in Sector 12. These are asking prices, not sale prices, and developer guides quote much wider ranges.
So do not trust one number. Ask for a written price list for the exact flat you want.
| What changes the price | Why it matters |
|---|---|
| Sector | Newer sectors and busier sectors price differently |
| Road width | A wide road in front of the building is easier to reach and more valuable |
| Facing | South-facing flats are in higher demand |
| Lake or park view | Usually costs more and has limited supply |
| Floor | Higher floors get more light and less street noise |
| Handover stage | Ready flats cost more than under-construction flats because you skip the wait |
| Build quality | A very low price can hide weak materials, see why a very low price can cost more later |
Costs after the price
The sale price is not the full cost. Plan for these as well:
- Registration costs. Stamp duty, a registration fee and a local government tax apply to the deed value. How registration and mutation work breaks them down with an example.
- VAT. The rate depends on flat size. Ask the developer to state it in writing.
- Utility connections. Electricity, water and gas connections may need deposits and fees.
- Service charge. Monthly charges cover lifts, security, cleaning and the generator. [PDL to fill: current service charge per sq ft for Jolshiri projects.]
- Yearly tax. Read about yearly holding tax on a flat.
- Move-in costs. Fittings, wardrobes and kitchen items are often not included. See costs that come after the purchase price for a full list.
How to buy a flat in Jolshiri Abashon, step by step
The safe order is: set a budget, visit, check the papers, read the agreement, pay by schedule, inspect, then register. New to all this? Start with this guide for first-time buyer steps.
- Set your full budget. Add registration, VAT, utility and move-in costs to the sale price.
- Visit more than one project. Go on a weekday, and at the hour you would travel to work.
- Check the papers before you pay. Use the checklist below.
- Read the agreement. Look at the handover date, the payment schedule, the specification list, parking, and the penalty if the developer is late.
- Pay by schedule and keep every receipt. Pay only against the agreement.
- Inspect the flat before handover. Check each room against the specification list. Ask for a dated possession letter.
- Register the deed and complete mutation. This is what makes the flat legally yours on government records. The guide to documents you need for registration lists what to bring.
Paper checklist before you pay
| Ask for | Why |
|---|---|
| Land deed chain for the plot, checked by your own lawyer | Shows the seller owns the land |
| RAJUK-approved building plan and number | Shows the building is permitted |
| Proof the developer is a REHAB member | A common first check, also advised by Bangla news explainers on buying flats |
| Handover clause with a date and a late-delivery penalty | Protects you if the building is late |
| Specification list, room by room | Stops disputes about fittings and finish |
| Drainage and utility details | Answers the flood question from the section above |
A Bangla news explainer on the law says that if a developer misses the agreed handover date, it must refund the money with compensation within six months. It adds that if the contract names no figure, the compensation is 15 percent of the amount paid. Laws change, so confirm the current rule with your lawyer under the Real Estate Development and Management Act, 2010.
A few terms that confuse buyers
The words "apartment" and "condominium" are often mixed up in sales talk. Read the difference between an apartment and a condominium in Bangladesh so you know what you are signing for. If you hear a claim that sounds too good, check it against these common property myths.
Buying from abroad
Overseas Bangladeshi buyers usually need a bank account that can receive money from abroad, a lawyer, and a trusted person with a power of attorney who can sign on their behalf. Your bank and lawyer should confirm the current rules.
PDL Real Estate in Jolshiri Abashon
PDL Real Estate builds 4-bedroom apartments of about 2,850 sq ft in Sectors 9, 11, 12 and 14 of Jolshiri Abashon. PDL is backed by PRAN-RFL Group, which has more than 40 years of history, and is a founder member of REHAB.
See all current projects on the PDL Real Estate projects page.
How PDL Real Estate runs a build
Late handover is the problem buyers worry about most, so we say how we work. PDL Real Estate sets a timeline with milestones and checks progress against it. We order materials ahead of the build so work does not stall, and our engineers and managers watch each site daily. Buyers get regular progress updates.
You can read more on how a PDL Real Estate project is built, step by step, why on-time handover is hard to deliver, and how we keep pricing and progress open to buyers.
Shared spaces inside the buildings
PDL Real Estate projects include landscaped gardens, playgrounds, rooftop spaces and prayer areas. The reasons behind these choices are in how PDL Real Estate plans shared spaces. The broader promise to buyers is set out in what PDL Real Estate promises its buyers.
Frequently asked questions about Jolshiri Abashon
Is Jolshiri Abashon in Dhaka?
No. It is in Rupganj Upazila, Narayanganj District, on the eastern edge of Dhaka. It sits next to Purbachal New Town and across the Balu River from Bashundhara R/A.
How far is Jolshiri Abashon from Kuril Flyover?
The township's official site gives about 7 km by the Purbachal 300 ft link road. It lists about 15.6 km to Dhaka Zero Point via Madani Avenue. Real travel time depends on traffic.
Is Jolshiri Abashon a good place to live?
It is a good fit if you want space, a planned layout and quiet roads, and you can drive. It is a weaker fit if you need a short commute or a hospital close by, because some services are still planned.
Who develops Jolshiri Abashon?
A company managed by the Bangladesh Army runs the township. Private developers, including PDL Real Estate, build and sell apartments in many of its sectors.
Can civilians buy in Jolshiri Abashon?
Yes. The township sells plots in Sectors 1 and 2 to civilians as well as defense officers. Civilians also buy flats from private developers in other sectors.
How many sectors does Jolshiri Abashon have?
Developer guides say 17. We could not find an official count, so ask the township office for its current sector map.
Is Jolshiri Abashon safe from flooding?
No area is free of risk, and public reports show that parts of the township area were once marked as flood-flow zone in Dhaka's plan. Ask for the drainage plan, the plinth level and the approved building plan for your exact flat. See the flood and approvals section above.
Which is better, Jolshiri Abashon or Bashundhara R/A?
It depends on your commute and your patience. Bashundhara R/A is more built up and has more ready flats. Jolshiri has more open land and many new projects, but a longer trip into the city.
What should I check before buying a flat here?
Check the land deed chain, the RAJUK-approved plan, the developer's REHAB membership, the handover date with a late-delivery penalty, and the drainage plan. Then budget for registration, VAT and move-in costs.