Real estate development is not just an urban story anymore

Abdur Rob is a senior resident in Uttarkhan who migrated from Chandpur and settled down nearly five decades ago. "When I came here, there were paddy fields everywhere, and the area looked like a village. And it wasn't that long ago—there were still paddy fields here until around 2008!" he said. 

The scene has now changed. All across Uttarkhan, high-rise buildings are under construction. In fact, this real estate construction boom is not limited to suburban areas like Uttarkhan—it has become a recent phenomenon across the entire country.

For decades, real estate development in Bangladesh has been synonymous with the growth of Dhaka and Chattogram. These megacities have dominated national planning, investment, and employment opportunities, creating a powerful gravitational pull for rural populations. 

However, over the past few years, a quiet transformation has been taking shape: development is no longer confined within the boundaries of these urban giants. It is spreading outward—into suburban belts, smaller municipalities, and even semi-rural regions.

"Urbanisation has now expanded beyond district cities to upazilas and municipalities. We see a growing number of multi-storey buildings being constructed. These real estate development and urbanisation outside major cities can help ease the pressure on large cities like Dhaka," Dr Adil Mohammed Khan, president of the Bangladesh Institute of Planners (BIP) and director at the Institute for Planning and Development (IPD) told TBS.

Multiple social and economic factors are at play behind this transformation. This shift has been partly driven by necessity. Dhaka's overpopulation, unbearable traffic congestion, rising living costs, and poor air quality are compelling many to seek alternatives.

Savar, Keraniganj, and Gazipur—once regarded as little more than peripheral areas—are now bustling with commercial activities, housing projects, and industrial establishments. 

Young professionals who cannot afford the capital's rent are increasingly choosing to live in these adjacent areas, commuting to work when needed or leveraging remote opportunities. Meanwhile, garment factories, small industries, and logistics hubs are moving into these zones, where land is cheaper and regulations are less stifling.

Economic decentralisation has also played a critical role. Government policies encouraging industrial development beyond Dhaka and Chattogram have spurred growth in places like Narayanganj, Gazipur, Cumilla, and Mymensingh. 

The Bangladesh Economic Zones Authority (BEZA) has been actively developing economic zones in districts such as Sirajganj, Mongla, and Mirsarai, attracting both local and foreign investment. These zones are not only bringing jobs to less urbanised areas but are also catalyzing improvements in infrastructure—roads, electricity, and telecommunications—that benefit the wider population. 

As a result, small towns and semi-urban areas are becoming new centers of economic activity, slowly reducing the long-standing urban-rural divide

Transportation development has further accelerated this trend. Projects like the Dhaka-Mawa-Bhanga Expressway, which connects the capital with the southwest, and the Padma Bridge have already triggered a surge of real estate development and economic activities in formerly overlooked districts such as Madaripur, Shariatpur, and Faridpur. 

Local businesses are growing fast, land prices have gone up sharply, and new opportunities are opening up for people who once thought moving to Dhaka was their only way to succeed. The expansion of the railway network—connecting remote areas with big cities—is also changing things, allowing people to live outside major cities while still accessing jobs and opportunities.

Social changes are reinforcing these developments as well. Education and healthcare facilities, once concentrated in big cities, are gradually expanding to smaller towns. Private universities are opening campuses outside Dhaka, while modern hospitals and diagnostic centers are appearing in district towns. 

Digitalisation has brought services such as online education, mobile banking, and telemedicine to the doorstep of rural communities, diminishing the need for constant travel to urban areas. Even cultural life is diversifying: shopping malls, recreational spaces, and entertainment hubs are becoming common in places that were once considered too remote for such amenities.

However, this progress comes with its fair share of challenges. Dr Adil stressed that such urbanisation must be well-planned. Otherwise it could be counterproductive.

"The municipalities lack the capacity to regulate this rapid urbanisation. As a result, if buildings keep rising without proper planning, it will create problems for the area. There is a need for greenery, playgrounds, and other essential facilities for daily life," he noted.

Rapid development in suburban belts often outpaces proper urban planning, leading to unregulated construction, poor waste management, and the erosion of agricultural land. Gazipur, for instance, has witnessed chaotic industrial growth that strains its infrastructure and pollutes its environment. The rising cost of land in these areas also risks displacing long-time residents, creating social tensions and widening economic inequalities. 

Economic zones create opportunities but they often fall short on protecting workers' rights and the environment, raising concerns about their long-term sustainability.

Despite these hurdles, the trend of real estate development moving beyond urban centers is reshaping Bangladesh's future.

For a country long shaped by the rural-urban divide, this is more than just development; it marks the start of a new map of opportunities. It shows that economic power is slowly spreading, giving people a chance to improve their lives without shifting to Dhaka or Chattogram. 

If this growth is managed well—with proper planning, fair economic policies, and care for the environment—Bangladesh can build a fairer and more sustainable development model.