Sell your land, with title, zoning and access checked before we price it
People who buy land are investors and developers. They decide on what can be built and whether a bank will lend against it, not on photographs. So we check those three things before pricing, and tell you plainly where your plot stands.
Listing and marketing cost you nothing
Listing, aerial photography and marketing are ours. Nothing is payable up front, and the fee applies only once the sale completes and the title transfers, agreed in writing beforehand.
The three things that set what your land is worth
The class of title
A full title deed can be sold and mortgaged without restriction. A Nor Sor 3 Kor can be sold, but banks are far more reluctant to lend against it, which narrows the buyers to those paying cash and moves the price considerably. We check which you hold, and whether it can be upgraded.
Zoning and permitted use
The zoning colour decides what may be built and how much of it. Two adjoining plots in different zones can differ in value by a multiple. We check the zone, the height limit and the floor area ratio before we price anything.
Legal access to a public road
Land with no route to a public road, what is called landlocked land, is markedly harder to sell and worth less, because almost nothing can be built on it and banks will not lend against it. If yours is in that position we look at whether a right of way can be established or an access strip bought.
What we actually do
Title check and boundaries
We verify the deed at the Land Office, compare the recorded area with what is on the ground, and check registered encumbrances such as mortgages, servitudes or public rights of way.
Zoning and development potential
We establish the zone, the height limit and what could realistically be built, so the plot can be put in front of the right developers.
Aerial photography and plot plan
Aerial images marked with the boundaries, the access and what surrounds the plot, because bare land tells you nothing from eye level.
Targeted marketing and closing
We take it to investors and developers who are actually looking for this kind of plot, negotiate for you, prepare the paperwork and attend the transfer.
Documents you will need
- The original title deed or land document
- ID card and house registration for every registered owner
- Spousal consent, where the land is marital property
- The most recent land and building tax receipt
- Evidence that any mortgage has been discharged, if one existed
Tax and costs
- Transfer fee, 2% of the appraised value, customarily split, though you may agree otherwise and it should be in the contract.
- Personal income tax, from the appraised value and years held. Paid by the seller.
- Specific business tax at 3.3% where the land has been held under five years, otherwise stamp duty at 0.5%.
- Land and building tax is an annual charge while you hold the land. Vacant unused land is taxed at a higher rate than land in agricultural or residential use, and arrears must be cleared before transfer.
Common questions
What is the difference between a title deed and a Nor Sor 3 Kor?
A Nor Sor 4 title deed is full ownership and can be sold or mortgaged without restriction. A Nor Sor 3 Kor is a certificate of use: it can be sold, but banks are much less willing to lend against it, so the buyer pool narrows to cash purchasers and the price per square wah differs materially even in the same location.
Can landlocked land be sold?
Yes, but for noticeably less and it takes longer, because almost nothing can be built and banks will not lend against it. There are two routes out: establishing a right of way over a neighbouring plot, or buying a strip for access. We check which is realistic for your plot before setting a price.
What tax is due when selling land?
The seller pays personal income tax based on the appraised value and years held, plus specific business tax at 3.3% if the land has been held under five years, or stamp duty at 0.5% if not. The 2% transfer fee is customarily split with the buyer, and any outstanding annual land tax must be cleared before transfer.
Can I sell inherited land not yet in my name?
The inheritance has to be registered and your name on the deed before it can be sold. If that has not happened we can walk you through the steps and the documents, and prepare the marketing in parallel while it goes through.