October 2, 2026
8 min
· Rédaction Imonga
In Togo, no land can be sold legally without a land title. Articles 161 and 162 of the Land and Domain Code (Law No. 2018-005 of 14 June 2018) formally prohibit the sale, transfer or exchange of any unregistered property. The land title, governed by Article 73 of the same code, is the only document that records definitive, exclusive and enforceable ownership.
The former three-stamp plan is no longer valid since May 2024. Buyers must now require a georeferenced parcel plan drawn up by a licensed surveyor. The administrative certificate issued by the local mayor's office or prefecture only attests to occupation. It does not replace the land title and does not authorize a secure sale.
If the seller offers only a private receipt or a private deed, the transaction is void for registration purposes at the land registry. The buyer must verify the authenticity of the title at the Single Land Desk (Guichet Unique du Foncier) to confirm the plot is free of any mortgage, opposition or dispute.
The absence of a land title is the main cause of land disputes in Togolese courts. The same plot can be sold to several buyers or claimed later by the seller's heirs. Only registration in the land books puts an end to such challenges. The risk is especially high in secondary cities where customary and modern tenure systems overlap.
Transfer is the operation that substitutes the buyer's name for the seller's on the land title. It must go through a notary. A private deed cannot be published in the land books.
The notarial route, described on the Togolese public service portal, requires the following documents: a duly completed application form, an executed and stamped copy of the deed of sale, a copy of the land title, a copy of a valid national identity card, and for foreigners except French nationals a prior authorization together with a copy of the residence permit. Foreign buyers should start the authorization process early, as it is a condition of validity for the deed.
Since Order No. 220/MEF/SG of 20 November 2018, fixed registration and stamp duties for a total transfer are set at a flat rate of 35,000 FCFA. The seller must also pay real estate capital-gains tax, introduced by Circular No. 007/2019/OTR/CI. The rate is 7 % on the difference between the acquisition price and the sale price if the property was acquired less than five years ago. Beyond five years, a 20 % allowance applies for built properties, with an add-back of 15 % of the acquisition value before allowance.
The notary checks the validity of the title, drafts the authentic deed, registers the transfer and ensures the change is published in the land books. Without this formality, the buyer does not become the legal owner. The notarial deed is then registered with the Togolese Revenue Office and published in the Official Journal.
Before purchase, contradictory boundary marking is compulsory. Article 230 of the Togolese Land Code requires this operation in the presence of the owner, adjoining neighbors and an official surveyor. It produces a minutes record and a definitive plan that set the exact boundaries of the parcel.
For new plots, registration goes through the Single Land Desk, created by Decree No. 2019-033/PR. A feasibility opinion is issued. Proportional registration duties were reduced to 1.5 % of the market value by Ordinance No. 2020-005 of 30 July 2020. Stamp duties per page of the notarial deed also apply.
The buyer must also make sure the seller has paid all prior land charges. In case of arrears, the new owner may inherit them and see the issuance of his own title blocked by the Togolese Revenue Office (OTR). It is prudent to request a certificate of no land tax debts before signing.
Kara lies 444 km north of Lomé. It is the prefectural and regional capital of the Kozah prefecture and the Kara region. This position makes it an administrative and commercial hub for northern Togo.
The land market in Kara is less liquid than in the capital. Offers are scattered and prices vary widely depending on proximity to the national road, access to water and electricity, and soil conditions. No official statistics provide a reliable median price. Amounts are negotiated case by case. Ask for a written quote and compare several offers before committing. Unlike Lomé, where the market is more standardized, Kara still operates largely through informal networks and word-of-mouth. This makes due diligence even more important.
Check the land status with the Kara municipality or the Single Land Desk. A plot may fall under private domain, State domain or customary tenure. In the latter case, local rights must be recorded and registered under the Togolese Land Code. Buying State land without authorization exposes the deed to cancellation.
Inspect road access, any easements and the presence of boundary markers. Informal surveying does not replace the compulsory contradictory boundary marking. If the seller refuses an on-site visit or a cadastral check, stop the negotiations. Also request a certificate of no tax debts to avoid fiscal surprises after the purchase.
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No. It is advisable to consult a notary or lawyer to verify the exact status of the plot. Articles 161 and 162 of the Land and Domain Code prohibit the sale of unregistered property. Land without a title cannot be legally transferred at the cadastre. The buyer risks multiple sales of the same plot or a later claim by a third party.
Demand the original land title, a recent georeferenced parcel plan, the supplementary administrative certificate and a copy of the seller's national identity card. For customary land, add a report from the local authorities.
The flat transfer duty is 35,000 FCFA since Order No. 220/MEF/SG of 20 November 2018. Notary fees, surveying costs and possibly the seller's capital-gains tax come on top.
Yes, provided they hold prior administrative authorization under Article 317 of the Togolese Land Code. This requirement does not apply to French nationals. Failure to obtain authorization renders the deed void. A notary or lawyer can assist you in preparing this authorization.
Yes. Article 230 of the Togolese Land Code imposes contradictory boundary marking. It takes place in the presence of the owner, neighbors and an official agent. It sets definitive limits and produces enforceable minutes. Engage a notary or lawyer to guide you through this formality.
Check with the Single Land Desk and local authorities that customary rights are duly recorded. The Togolese Land Code allows their registration, but a land regularization procedure may be required before any sale.
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