Buying land in Cotonou: process, costs and land title security

Buying land in Cotonou requires checking the land status before any payment. In Benin, only a land title registered with the ANDF guarantees full ownership. Sales based on customary documents carry a high risk of double sale or dispute. A secure purchase follows an authentic deed before a notary, a topographic survey and a property transfer at the National Land and Domain Agency.

Who can buy land in Benin?

In urban areas such as Cotonou, Beninese citizens and non-citizens from countries that apply the principle of reciprocity may acquire land. Non-nationals may also sign leases for a maximum non-renewable term of fifty years. In rural areas, acquisition is reserved for Beninese individuals and companies only. No one may hold more than one thousand hectares of rural land. The buyer must also submit a development project, failing which sanctions apply. These rules are set out by the ANDF on its land access page, consulted on 28 September 2026.

If you are a foreigner, ask a notary or lawyer to confirm that reciprocity applies to your home country before signing any undertaking.

Land title or presumption document

The land title is the only document that grants full ownership of land in Benin. If the seller is not the registered holder, they can only transfer a precarious right.

Since the land reform, two situations coexist. For plots coming from the national domain, the ANDF processes the application for confirmation of land rights. This procedure leads first to a Land Ownership Certificate, and then to a definitive land title. The presumption documents recognized by the Land and Domain Code of Benin are: the customary holding certificate, the resettlement certificate and the tax notice for the last three years, as provided in article 4 of the code available on FAOLEX, consulted on 28 September 2026. A plot sold with only one of these documents is not secure until confirmation has been completed.

The transitional period provided by the Land and Domain Code of Benin ended on 14 August 2020. Since that date, an authentic deed before a notary is the safest way to record the sale and transcribe it in the land register. The ANDF restates these rules on its land access page, consulted on 28 September 2026.

Steps for a secure purchase

Security rests on four preliminary checks, followed by the formalization of the transfer.

• Check at the ANDF. Ask for a copy of the land title or an extract from the land register to confirm the seller's identity and the absence of any opposition, lien or double registration.
• Topographic survey. Have the plot surveyed by a licensed surveyor. The operation materializes the boundaries and verifies the actual surface area.
• Planning compatibility. Verify that the plot is in a buildable zone and that it is not subject to any easement.
• Notarial deed. The sale contract must be drawn up as an authentic deed. A private deed is now discouraged for building plots.

The notary then submits the transfer application online through the national public services portal. The ANDF states a processing time of seventy-two hours for internal steps, once a complete and regular file is received, according to its property transfer page, consulted on 28 September 2026. Reception and processing follow three phases: admissibility analysis, processing and signature, and final withdrawal formalities.

How much does it cost to buy land?

Registration duties are set by the General Tax Directorate. Transfer fees are published by the ANDF. Notary fees depend on a regulated tariff. To understand the full cost of acquisition, read our article on real estate purchase fees.

The rates shown in the table below are based on the DGI circular note and the current ANDF scale, available online and on the ANDF page.

Item	Rate or amount	Collected by
Registration duties	5 % of the sale price	DGI
ANDF fees (transfer)	0.3 % if price ≤ 10 000 000 FCFA; 30 000 FCFA if 10 000 000 to 50 000 000 FCFA; 0.5 % if price > 50 000 000 FCFA	ANDF
Notary fees	According to the tariff in force; ask for a written quote	Notary
Topographic survey	According to the licensed surveyor's quote	Surveyor

Costs include registration duties of, according to available information, 5 % and proportional ANDF transfer fees set by the ANDF scale. In Benin, deeds of transfer of buildings are subject to registration at the rate of, according to available information, 5 %, according to the circular note of the General Tax Directorate (DGI) of Benin of 3 January 2020 on Benin's 2020 finance law, available online, consulted on 28 September 2026. This rate applies to individuals. Commercial companies may benefit from exemptions under certain conditions.

Pitfalls to avoid

The main trap is buying on a simple customary certificate without starting the land title procedure. The seller may disappear or sell the same plot twice.

The second risk is the absence of a survey. Without a topographic survey, the actual area may be smaller than advertised or may encroach on a neighbour. The ANDF also holds a right of pre-emption on certain transfers, provided for by the Land and Domain Code of Benin. Check with the agency that the plot is not located in a public interest perimeter before paying the full price.

Finally, beware of promises of servicing. If the plot is not accessible by an open road and the urban plan does not provide for it, construction may be blocked. To spot warning signs, read our guide on avoiding real estate scams. A notary or lawyer specializing in land law will help you check these points.

On Imonga

The Imonga portal lists land for sale in Cotonou. Each listing shows the location and, when known, the nature of the land document. Before any payment, cross-check this information with ANDF data. Also read our Cotonou real estate guide to understand prices and neighbourhoods, and our article on land purchase precautions.

Frequently asked questions

Can a foreigner buy land in Cotonou?

Yes, in urban areas, provided the buyer comes from a country that applies the principle of reciprocity. Acquisition in rural areas is forbidden to foreigners. Confirm this condition with a notary before signing.

Is a survey mandatory?

It is not always required before signing the deed, yet it secures the actual boundaries of the plot and avoids boundary disputes. Have it carried out by a licensed surveyor.

How long does the ANDF transfer take?

The ANDF states a processing time of seventy-two hours for internal steps, once a complete and regular file is received. This does not include the notary's preparation time.

Can one buy with only a customary certificate?

It is possible, but risky. The certificate does not constitute a title of ownership. You must start the land rights confirmation procedure at the ANDF to obtain a land title. This process is lengthy and its outcome is not guaranteed.

What extra costs should be budgeted?

Budget for registration duties of, according to available information, 5 %, ANDF transfer fees according to the agency's scale, notary fees and the cost of the topographic survey. Ask for a written quote for each service.

How do you check that land is not mortgaged?

Ask the seller for a copy of the land title or an extract from the analytical statement, then check with the ANDF or the notary for the absence of any mortgage or opposition registration.