How to Buy a House in Dakar, Senegal: Title, Notary and Fees

Buying a house in Dakar requires three things: confirming the property holds a land title (titre foncier), signing an authentic deed before a notary, and publishing the transfer in the land register. Dakar's property market draws local buyers, diaspora members and foreign investors. Demand stays strong in well-connected arrondissement communes. Whatever the buyer's profile, legal security matters more than price.

Check the land status before making an offer

Senegalese land law rests on two regimes. The registration regime covers land recorded by the land administration and holding a titre foncier (TF). This document, entered in the land register, precisely identifies the plot and its owner. The national domain regime, established by Law No. 64-46 of 17 June 1964 on the National Domain, applies to unregistered land. The State and local authorities may grant occupation or exploitation rights, but not full ownership.

The titre foncier carries full rights of use, enjoyment and disposal. It allows construction, sale, inheritance and the creation of bank securities. Lenders normally require a land title to secure a mortgage. A municipal deliberation (délibération municipale), common in transactions, is not a title of ownership: it merely authorises occupation of a national domain plot. Buying on the strength of a deliberation exposes the buyer to disputes, blocks resale and prevents mortgage backing.

Before signing, ask the seller for the original land title or a certified copy, a cadastral plan extract (NICAD), a certificate of urban planning (certificat d'urbanisme) and, for recent construction, an occupancy permit (permis d'habiter). The notary verifies the seller's identity, checks for mortgages, oppositions or disputes recorded in the land register, and confirms consistency between the title, the cadastral plan and the physical condition of the property. Read our land purchase precautions before committing.

The sale process

A promesse de vente or compromis sets the price, deadlines and any suspensive conditions. This preliminary agreement, usually a private contract, binds the parties and may include a deposit. It does not transfer ownership. The definitive deed of sale must be drawn up as an authentic act by a notary. Law No. 76-66 of 2 July 1976, the Code of State Domain, requires that transfers of registered property be executed before a notary to be validly entered in the land register.

The notary, as a public officer, drafts the deed, checks the parties' capacity and the consistency of documents. He ensures that State duties are paid and files the deed with the land registration service. This publication makes the transfer enforceable against third parties. Without it, the buyer is not legally recognised as owner, even if the full price has been paid. The notary keeps the original minute and issues an expedition to the new owner.

Buyer costs

The buyer bears the acquisition costs. These include registration duties collected by the tax administration, land registration fees and the notary's emoluments. The notary applies a degressive scale set by Decree No. 2006-1366 of 8 December 2006. Emoluments cover advice, drafting and miscellaneous office costs. Stamp duties and disbursements advanced on the buyer's behalf are added. To plan ahead, see our guide to property purchase fees.

The seller must pay real estate capital gains tax when due. Before signing, ask the notary for a written breakdown of every cost item. Notary emoluments may be discussed within the limits of the legal scale, but registration duties are set by the tax administration and are not negotiable.

Buying on the national domain: precautions

Land on the national domain may be held under an emphytheutic lease (bail emphytéotique) or a surface rights concession. These instruments grant long-term use, sometimes up to 99 years, but the land remains State property. The holder may build, operate and lease the improvements. However, transferring the lease to a third party usually requires prior approval from the competent authority.

Law No. 2017-31 of 15 July 2017 authorises the free conversion of certain occupancy permits and similar titles into land titles, subject to development conditions and location in an urban zone. Until conversion occurs, the purchaser does not enjoy the same guarantees as a land title holder. The property cannot be freely mortgaged or passed to heirs under the same conditions.

Frequently asked questions

Can I buy a house in Senegal without a notary?

No. The sale of registered property must be executed as an authentic deed before a notary. A private contract cannot be entered in the land register. Without registration, the buyer remains exposed to a subsequent sale by the vendor or undisclosed prior claims. Learn to spot real estate scams in West Africa.

How long does it take to become the owner?

The timeline ranges from a few weeks to several months. It depends on how quickly the seller provides documents, how long the deed drafting takes and how long the land registration service needs to publish the transfer. No fixed legal deadline applies to all transactions.

Is a municipal deliberation enough to prove ownership?

No. A deliberation only grants a right of use over national domain land. It does not allow secure resale or mortgage-backed bank loans. Only a titre foncier confers full ownership and land register entry.

What extra budget should I plan beyond the purchase price?

The buyer must budget for registration duties, land registration fees, notary emoluments and disbursements. The total represents a significant share of the property price. Ask the notary for a written quote before the deed is signed so you know the exact amount of each item. Use our viewing checklist to avoid omissions.

Are the rules the same in other West African countries?

No. Each West African country has its own land code, fees and guarantees. Procedures in Benin, Togo or Ghana differ on titles, rates and timeframes. Read the Imonga guides for each country.