How Foreigners Buy Property in The Gambia: Titles and Checks
The Gambia's short Atlantic coast has a steady following among British and other international buyers, but its land system works very differently from the UK. Most property near the coast sits on state land held under a lease rather than freehold, records are still largely paper-based, and the biggest risks in a purchase are almost always about paperwork rather than price.
This guide explains the three types of land tenure, what a foreign buyer can realistically hold, and the checks worth running before any money changes hands.
Three types of land tenure
Gambian land falls into three broad categories. According to UNCTAD's 2017 Investment Policy Review of The Gambia, the majority of land is held under customary tenure, followed by state land and a small amount of freehold.
Freehold is rare in practice: since independence in 1965, new freehold grants have required approval by the National Assembly and the President, so leasehold is the standard form of title. The State Lands Act 1991 designates Banjul and the Kombo Saint Mary, Kombo North, Kombo Central and Kombo South districts as state land - which covers the coastal strip where most foreign buyers look.
- Customary land - the majority of the country, administered through village heads (alkalos) under traditional tenure
- State land - Banjul and the Kombo districts, held from the state under leases, generally granted for up to 99 years
- Freehold - uncommon; new grants need National Assembly and presidential approval
What a foreign buyer can actually hold
Do not assume you will get the same terms as a Gambian buyer. UNCTAD's 2017 review noted that foreigners could access residential state land only for terms of up to 21 years and plots of up to 2,500 square metres, and that undeveloped non-residential land could not legally be leased or assigned to foreigners. State leases also cannot be subdivided, assigned or otherwise transferred without ministerial approval.
On customary land, a plot can be formalised through a certificate of occupancy and a lease, but a foreign lessee also needs the approval of the regional governor. Customary leases run up to 50 years, with the option of a clause providing a further 50-year term. Policy and practice can change, so confirm the current position with an independent Gambian lawyer and the Ministry of Lands before you commit.
- Assignments of state leases require the consent of the responsible minister
- Foreign lessees of customary land need the regional governor's approval
- Lease terms offered to foreigners may be shorter than the 99 years quoted in adverts - check what term you will actually be granted
The due-diligence checks that matter
The Gambia registers land dealings under a deeds system dating from the Land (Registration of Deeds) Act 1980. UNCTAD's 2017 review found that neither the registry nor the cadastre was automated, that local authorities still kept paper registries, and that registering a transfer could take anywhere from a week to a year. In a system like this, disputed boundaries and plots sold to more than one buyer are the classic failure modes.
The checks below are not optional extras; they are the core of the purchase.
- Instruct your own Gambian lawyer - never rely on the seller's or the agent's lawyer
- Search the deeds registry for the plot's chain of documents and any prior conveyances or mortgages
- Verify the seller's identity against the names on the lease or title documents
- Commission a licensed surveyor to check the boundaries on the ground against the registered survey plan
- For customary land, verify the alkalo transfer document and obtain the governor's approval in writing
- For state leases, confirm ground rent is up to date and ministerial consent to the assignment is in place
- Visit the plot, talk to neighbours, and treat prices well below the local norm as a warning sign
- Never hand over a deposit before searches are complete, and keep certified copies of everything
Taxes and fees at transfer
The Gambia Revenue Authority levies capital gains tax when land is disposed of. According to the GRA, individuals pay the higher of 15% of the gain or 5% of the sale consideration, while companies and other entities pay the higher of 25% of the gain or 10% of the consideration, with the return due within 15 days of the transaction. The tax falls on the seller, but knowing the figures helps you spot a seller trying to pass it on in the price.
On top of the purchase price, budget for legal fees, survey fees and registration charges, and confirm current rates directly with the GRA and the Ministry of Lands, as figures change. If you later let the property, the GRA taxes residential rental income at 8% of gross rent.
Habio's Gambia listings and buyer guides are a useful way to compare areas and asking prices before you travel.
Frequently asked questions
Can foreigners buy property in The Gambia?
Yes, but almost always as a leaseholder rather than a freeholder. Coastal land around Banjul and the Kombo districts is state land leased for up to 99 years, and UNCTAD's 2017 review noted shorter maximum terms for foreigners on residential plots. Confirm the current rules with a Gambian lawyer.
Is property in The Gambia freehold or leasehold?
Mostly leasehold. Freehold exists but is rare, and new freehold grants have required approval by the National Assembly and the President since independence. State leases generally run up to 99 years.
What is an alkalo transfer in The Gambia?
A document from a village head (alkalo) transferring customary land. On its own it is informal; it should be formalised with a certificate of occupancy and a lease, and a foreign lessee also needs the regional governor's approval.
Is there a land registry in The Gambia?
Yes - deeds are registered under the Land (Registration of Deeds) Act 1980, but the registry is paper-based and registration can be slow. A registry search through a local lawyer is an essential step before buying.
What are the main risks when buying land in The Gambia?
Plots sold to more than one buyer, informal or forged documents, disputed boundaries and missing consents. An independent lawyer, a deeds registry search and a licensed surveyor's boundary check address most of them.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.