24 July 2026
6 min
· Rédaction Imonga
Buying land in Togo rests on three checks: the document proving the seller's right, the absence of boundary disputes, and planning compliance. The 2018 Land and Domain Code imposes a registration system. A poorly documented plot can be claimed or encroached upon, which is why the notary checks titles and the mortgage status before any sale.
Check the legal status of the land
Togo operates a land registration system. The Loi n°2018-005 du 14 juin 2018 portant Code foncier et domanial states: "Le régime foncier en vigueur en République togolaise est celui de l'immatriculation des immeubles... Il régit l'ensemble des terres rurales, périurbaines et urbaines et repose sur la publication sur des livres fonciers." Before any payment, check whether the plot already has a title deed or falls under the national land domain.
If the seller holds a title deed, the sale results in a transfer: the land registrar mutates the title into the buyer's name. If the land is unregistered, the sale triggers registration: the notary drafts the notarised deed and receipt, then the file is submitted to the Guichet Unique du Titre Foncier for title creation. According to the notary office of Komi Tsakadi, the 2018 Land Code now requires a notarised deed for the sale of unregistered land.
For untitled plots, the seller usually provides an administrative certificate issued by the prefecture or municipality, or a document from the national land domain recognised by Article 4 of the Land Code. These documents are not title deeds, but they start the registration process. Only a notary or lawyer in Togo can verify their validity and draft the sale deed in compliance with the Land Code.
Survey and plot identification
Boundary marking defines the plot limits. Article 221 of the Land Code requires: "dans le cours du délai de trois mois assignés pour la révélation des droits des tiers, le conservateur fasse procéder, par l'un des géomètres assermentés attachés à la conservation, au bornage de l'immeuble à immatriculer". Article 230 makes this survey mandatory for any land to be registered. Fees are paid at the one-stop shop. According to the notary office of Komi Tsakadi, urban plots up to 6 ares cost 63 000 FCFA, plus 2 000 FCFA per additional are. Rural plots start at 73 000 FCFA per hectare.
During the operation, the surveyor checks the parcel plan with neighbouring owners. The operations are recorded in a boundary-marking report. If a dispute arises, the registrar records it in the operations register. If the parties do not agree within one month, the file is sent to the court clerk of the first-instance court. For titled land, the cadastral plan guarantees identification.
Verify charges and seller capacity
Before signing, the notary checks the seller's identity, civil status, marital status and any marriage contract. If the seller is a company, the notary checks the commercial register and the signatory's authority. According to the notary office of Komi Tsakadi, the notary also requests the descriptive statement and the mortgage certificate from the land registry. These reveal any mortgages, easements or oppositions. If the seller borrowed to buy the land, the notary checks that the sale price covers repayment and requests the mortgage discharge.
Foreigners must also provide prior authorisation and a copy of their residence permit to buy land in Togo, except French nationals, under the conditions published by the Togolese public service.
Costs and timeframes
Costs differ depending on whether the land already has a title deed.
| Operation | Legal basis (source) | Amount |
|---|---|---|
| Full transfer (titled land) | Arrêté n° 220/MEF/SG of 20 November 2018, per notary Tsakadi | 35 000 FCFA (flat fee) |
| Registration (untitled land) | Ordonnance n° 2020-005 of 30 July 2020, per notary Tsakadi | 1.5 % of market value |
| Urban survey (0 to 6 ares) | One-stop shop pricing, per notary Tsakadi | 63 000 FCFA |
| Notary fee (sale up to 1 000 000 FCFA) | Décret n° 2024-069/PR of 16 December 2024, per notary Tsakadi | 100 000 FCFA |
Registration timeframes depend on publication in the Official Journal and scheduling by the land registry. The notary office of Komi Tsakadi notes that these timeframes can stretch over several months because of administrative summons and transmission of reports.
On Imonga
Listings for land for sale in Lomé show location and size. Compare these with the cadastral plan and visit the site before committing. Lomé price data help position the listing in the local market. If you are buying remotely from the diaspora, have the plot checked by a professional or a notary.
Questions fréquentes
Can you buy land in Togo without a title deed?
Yes. The Land Code recognises the national land domain. The sale must be recorded by notarised deed to start registration. The notary submits the file to the Guichet Unique du Titre Foncier.
What document replaces the title deed before registration?
The administrative certificate issued by the prefecture or municipality. For plots in the national land domain recognised by Article 4 of the Land Code, other documents may justify the seller's right, but they must all go through registration to become a title deed.
Is a survey mandatory for every sale?
A survey is mandatory for registering untitled land. For transferring already registered land, the approved cadastral plan is sufficient. In practice, the notary demands a boundary check even on transfer to avoid disputes.
How much does a title transfer cost?
Under Arrêté n° 220/MEF/SG of 20 November 2018 as cited by the notary office of Komi Tsakadi, full transfers of property are subject to a single flat fee of 35 000 FCFA.
Can a foreigner buy land in Togo?
Yes, subject to prior authorisation and a residence permit, except for French nationals. These conditions are set by the Togolese public service registration rules.
What happens if a neighbour disputes the boundaries?
The boundary report records the dispute. If the parties do not agree within one month, the registrar forwards the file to the court clerk of the first-instance court to settle the dispute.
Land rules differ in neighbouring countries. For Benin, see our guide on buying land in Cotonou.
This answer is general and is not personal advice: before you commit, have your situation checked by a notary or a lawyer practising in Togo.
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From reading to searching
The advice above is worth most when applied to a specific property. 122 listings are online, viewable without an account.