Easements and no-build zones in Togo: how to spot a risky plot before you buy

In Togo, holding a paper for a plot does not prove you may build on it. Some areas carry easements or building bans, the coastline is public domain, and several Lomé neighbourhoods are known for flooding. Before paying, ask three separate questions: who owns the land, what the urban-planning rules allow there, and what happens when it rains. This article covers Togo only.

A title is not a right to build

Ownership and the right to build are two separate matters. Decree no. 2016-043/PR on the issuing of urban-planning permits, published in the Official Gazette of 20 June 2016, states that the rules governing these permits include those set by urban plans. The local urban-planning document is described as setting the general rules and urban-planning easements, which may include a ban on building. (Quotations and wording are paraphrased from the French original.)

In practice, a plot with a valid attestation can still be impossible to build on. You cannot see this risk by walking the land. You check it with the urban-planning administration before signing.

Zones where building is banned or regulated

Togo has a dedicated text. The preamble of the 2016 decree cites Decree no. 2012-257/PR of 17 October 2012, which determines the zones where putting up buildings is prohibited or regulated. I could not consult the 2012 decree itself, so its content (which zones, what distances) is not summarised here. Ask the competent urban-planning office to state in writing whether your plot, identified by its survey plan or coordinates, lies in such a zone.

Keep the nuance: "prohibited" and "regulated" are not the same. In a regulated zone you may sometimes build under conditions. A written answer tells you which applies to your plot.

The coast: public domain, no title holds

The seafront is a special case. In a communiqué relayed by Togo First on 1 September 2020, the ministers for environment, infrastructure and urban planning announced that unauthorised structures along the coast, which are public domain, had to be removed within six months. It also states that no occupant can claim a land title over these areas.

If you are offered a plot near the sea, first ask whether it sits on the public domain. A seller holding a paper is no guarantee: on public domain, the paper does not protect the buyer.

This answer is general and is not personal advice: before you commit, have your situation checked by a notary or a lawyer.

Flood-prone areas in Lomé

No official public map of flood-prone areas was found for this article. You can still start from what the authorities themselves have named. After heavy rain in February 2018, a meeting around the Prime Minister, reported by the official press on 28 February 2018, listed as traditionally vulnerable the neighbourhoods of Agbalepédogan, Adidoadin-Caméléon, Adidogomé-Essor, Soviépé, Agoè-Zongo, Hedzranawoé, Kélégougan-Togo 2000, Bè-Kpota, Tokoin-Gbadago and Tokoin-Tamé. The same source notes that drainage channels are often blocked by rubbish.

This list dates from 2018 and says nothing about a given plot: a listed neighbourhood may have dry sections, an unlisted one may have a low spot. Use it to know where to be extra careful, not to judge a plot.

Authorities also announced works. According to an article from republiquetogolaise.com, republished on 10 January 2024, the Ministry of Urban Planning and Housing planned drainage works in 2024 at Bè, Auba, Tokoin Doumassé and Sagbado, and sanitation of the Houmbi zone (Agoè-Nyivé 1 commune). Announced works are not finished works: check the real state on site.

What to check, in order

1. The legal status of the plot. See the guide on checks before buying with an ACD in Togo and land status in Togo (both in French).
2. The exact boundaries. A surveyor does the bornage and can tell whether the plot touches public land: why use a surveyor.
3. Building bans. Ask the competent urban-planning office, in writing, whether the plot is in a building-ban or regulated zone, and whether an urban plan or local urban-planning document covers it.
4. The subdivision. A plot from an approved subdivision does not carry the same risks as an unapproved split: approved subdivision or morcellement.
5. The water. Visit after heavy rain. Look at where water stands, the state of nearby drains, marks on neighbouring walls, and ask the neighbours about past seasons.
6. The deed. Make the sale conditional on the written answer from the urban-planning office. Costs are covered in the guide to purchase costs.

This answer is general and is not personal advice: before you commit, have your situation checked by a notary or a lawyer.

Why it is a safety issue

Building rules are not only paperwork. On 18 October 2024, a five-storey building collapsed in Sagbado (Golfe 7 commune). According to AfreePress on 4 November 2024, the State announced a revision of the building-permit process to strengthen safety, with fewer formalities but more rigour. The final text is not covered here: check the procedure in force when you start your project.

On Imonga

These checks apply to any listing, whether found on Imonga or elsewhere. You can browse listings in other cities on the site, listings in Lomé (French page), Lomé prices, or the guide on buying land in Lomé. Imonga does not currently offer a map of risk zones: a listing does not replace the written answer from the urban-planning office.

Frequently asked questions

Can a plot with an ACD be non-buildable in Togo?

Yes. Urban-planning rules, including easements and building bans, apply regardless of the title. Decree no. 2016-043/PR says the local urban-planning document sets these easements. Ask the urban-planning office for written confirmation for your plot. For advice suited to your situation, consult a notary or a lawyer.

Can you buy land on the coast in Togo?

The coastline is public domain, according to the September 2020 ministerial communiqué relayed by Togo First, which says no occupant can claim a land title over these areas. Before any purchase near the sea, have a surveyor and the administration check whether the plot is on public domain.

Is there an official flood map for Lomé?

I found no public one for this article. Authorities named vulnerable neighbourhoods in February 2018, but that list says nothing about a specific plot. Combine a written answer from the urban-planning office, a visit after heavy rain and questions to the neighbours.

Where do I ask about building-ban zones?

At the urban-planning office competent for the commune. Decree no. 2012-257/PR of 17 October 2012 determines these zones, but its content is not detailed here. Provide the survey plan or coordinates of the plot and ask for a written answer.

Does a building permit solve the problem?

Not alone. It is issued under urban-planning rules, but buying without checking those rules exposes you to a refusal after payment. Check before buying and make the sale conditional on the written answer. The permit procedure was announced as under revision in November 2024.

Property and building rules differ from one country to another: what applies in Togo does not apply elsewhere. For another country, start with the local guide.

Sources

• Togo Official Gazette, 20 June 2016: Decree no. 2016-043/PR on urban-planning permits, urban-planning easements, preamble citing Decree no. 2012-257/PR (accessed 10 November 2026).
• Togo First, 1 September 2020: communiqué on the coastal public domain (accessed 10 November 2026).
• République togolaise, 28 February 2018: Lomé neighbourhoods named as vulnerable to flooding (accessed 10 November 2026).
• republiquetogolaise.com, 10 January 2024: drainage works announced in Lomé for 2024 (accessed 10 November 2026).
• AfreePress, 4 November 2024: Sagbado collapse and announced revision of the permit procedure (accessed 10 November 2026).