Investing in Real Estate Abroad: A Complete Guide for Expats Looking to Buy in Togo

Published on May 14, 2026 and written by Cyril Jarnias

Setting up or investing abroad while keeping a foothold in real estate is increasingly appealing to expats. In Togo, the real estate market is still relatively unknown, but it combines relatively low purchase prices, respectable rental yields, and a legal framework that is being strengthened. It’s not a risk-free Eldorado, but an emerging market where a well-informed expat can build a solid asset base.

Understanding the Real Estate Market in Togo

The Togolese market is typical of a transitioning African country: rapid urbanization, massive housing needs, recent legal reforms, and still limited access to credit.

Purchase prices, however, remain attractive relative to rents and the cost of living. In the capital city Lomé, the average price is around 1,200 USD per square meter for an apartment, with an average rent of 150 USD per month for that type of property. Nationwide, the average gross yield is estimated at around 5%, with specific data points ranging between 6% and 9% for certain segments in Lomé.

An urban market in flux

Lomé concentrates most economic activity, but other cities are starting to stand out:

The table below provides an overview of average prices per square meter and monthly rents, all expressed in US dollars, based on available data.

City	Dominant property type	Average purchase price (USD/m²)	Average monthly rent (USD)
Lomé	Apartment	1,200	150 (apartment)
Sokodé	House	800	100 (house)
Kara	Apartment	900	120 (apartment)
Dapaong	House	600	80 (house)
Atakpamé	Apartment	700	90 (apartment)
Kpalimé	House	500	60 (house)
Tsévié	House	400	50 (house)
Aného	House	300	40 (house)

Across the country, other indicators confirm this “intermediate” positioning: a price-to-income ratio of around 6.5, gross rental yields in central areas of about 6.4% and nearly 8.7% on the outskirts, which remains interesting in a context of low property tax (around 0.1%).

Where to Invest in Togo as an Expat

Not all cities have the same risk profile or prospects. For an expat, the question isn’t just “where are prices low“, but “where is demand solid, security acceptable, and remote management possible“.

Lomé: Economic heart and best rental potential

The capital concentrates the majority of opportunities, both residential, commercial, and industrial. It’s also where rents are highest and where the expat community is most dense.

Certain neighborhoods are particularly popular with foreigners, notably Adidogomé, Agoè, Djidjolé, Baguida, Avedji, or areas near the embassies and the beach. In these sectors, you can find:

– furnished villas with 3 to 4 bedrooms between about 500,000 and 1,000,000 XOF per month;

– furnished apartments with 2 to 3 bedrooms around 230,000 to 450,000 XOF per month;

– studios or small units from about 115,000 XOF.

Higher-end segments exist, particularly in secure subdivisions where rents can exceed 2 million CFA francs per month.

Outside these subdivisions, a sociological particularity of the capital is the absence of clear segregation: rich and poor live side by side. It’s not uncommon to see a posh villa adjacent to a very modest house, or even a minister’s house near precarious housing. So you don’t find the classic “rich neighborhood / poor neighborhood” logic as in other African capitals.

Sokodé and Kara: Secondary cities with growing potential

Sokodé and Kara are among the most recommended cities after the capital. Their appeal lies in progressive urban development and an still affordable market. Prices per square meter are significantly lower than in Lomé, with houses or apartments starting at 800 to 900 USD/m², and rents between 100 and 120 USD per month for standard properties.

Other cities: Dapaong, Atakpamé, Kpalimé, Tsévié, Aného

The other agglomerations mentioned are more niche markets, useful for diversifying a portfolio or for specific projects (logistics, tourism, agriculture).

Their common point is a very low purchase price compared to the capital, as shown in this second table.

City	Average purchase price (USD/m²)	Main opportunity profile
Dapaong	600	House for local market
Atakpamé	700	Apartments for national tenants
Kpalimé	500	Houses, tourism and vacation potential
Tsévié	400	Affordable housing, close to Lomé
Aného	300	Houses, possible coastal tourism

For an expat investor, these cities however require a fine knowledge of the terrain, a reliable local team, and a long-term vision, as the rental markets are narrower and less transparent.

What You Can Buy: Types of Properties and Promising Sectors

Real estate in Togo is not limited to single-family homes. Several segments stand out, each with its own yield logic and management.

Standard residential: villas, apartments, studios

Residential remains the primary investment field for expats. The supply is very varied, from simple studios to large villas with garden and pool. Demand comes from both the local middle class, civil servants, private sector employees, NGOs, and expats.

A clear trend is emerging: a growing preference for modern, well-designed homes with amenities (air conditioning, fitted kitchen, good finishes, reliable internet connection) located in safe, well-served neighborhoods (schools, shops, medical services).

Many diaspora members have bought or built “prestige” villas they rarely occupy. The advice that comes up repeatedly in feedback is unambiguous: if you don’t live in Togo at least six months a year, avoid building a large empty villa and instead prioritize a property that generates income, like a small building of studios or apartments.

Apartment buildings and shared housing

Experts advising the diaspora often recommend using an urban plot to build not a single house, but a set of autonomous units: studios, one-bedroom, two-bedroom, each with shower, WC, and kitchen. Construction can be done in stages, level by level, according to your financial capacity.

– mutualization of construction costs (foundations sized for multiple levels, common networks);

– diversification of vacancy risk (multiple tenants rather than one);

– possibility to target different audiences (students, young professionals, small families, transient expats).

An existing villa can also be reconfigured to become a multi-unit rental property: converting rooms into independent units with private bathrooms, creating small private terraces, even separate entrances. This type of renovation, if well-thought-out, significantly increases profitability without requiring new land.

Logistics, industrial, and offices

The geographical location of Lomé – deep-water port and regional logistics platform – creates growing demand for warehouses, storage parks, and industrial premises. Areas near the port and major transport axes are particularly targeted by investors.

Modern offices and shopping centers are still few, but demand is growing, driven by banks, insurance companies, telecom operators, and business services.

Tourism and eco-lodges

Tourism potential is based on the coastline, certain lakes and inland landscapes, as well as cities like Kpalimé that already attract a vacation or nature tourism audience. Opportunities lie in:

– small beachfront residences;

– eco-friendly lodges;

– well-managed guesthouses.

At this stage, the sector is still far from saturation, but it suffers from unreliable infrastructure (roads, electricity, internet) and marked seasonality. Therefore, careful study of location and operating model is warranted.

Agri-real estate

Finally, Togo offers potential in agri-real estate, with fertile land enabling agricultural and agro-industrial projects. Investments can take the form of farms, processing units, or collection centers. This segment is however heavily regulated by rural land law and requires great caution regarding property titles and relations with local communities.

What the Law Allows (and Requires) for Foreigners

The crucial point for an expat is not just finding a good property, but ensuring that the transaction is legally possible and well secured. The Togolese framework has evolved a lot in recent years, with a new Land and Property Code adopted in 2018.

Yes, a foreigner can buy… under conditions

In principle, the law allows foreigners to buy property in Togo. The key points are:

– a foreigner can acquire a property in their own name and be full owner;

– the acquisition of “registered” properties (Land Title) is encouraged, as it is the safest form of ownership;

– a foreigner buying to live in must have a residence permit;

– foreigners and foreign companies must register with local authorities; companies must also obtain a business license.

Any deed transferring ownership or creating a real right between a Togolese citizen and a foreigner must be prior authorized by the public authority, under penalty of absolute nullity.

Article 317 of the 2018 Land Code

Concretely, this means an expat buying land or a house from a Togolese must obtain prior authorization from the Prime Minister. This authorization is separate from the “certificate of non-objection” issued by the Ministry of Justice, also mandatory for any purchase by a foreigner.

Prior authorization: a mandatory step

The prior authorization procedure goes through the land registrar, who receives the request on behalf of the Prime Minister, registers it, issues a receipt, and forwards the file with a reasoned opinion.

Without mention of the order number in this special register and the authorization from the Prime Minister, the notary and the land registry service cannot legalize or register the deed. The penalty provided is severe: the deed can be annulled, at the request of the parties, the public prosecutor, or any interested third party. The foreign buyer then finds themselves in a situation akin to fraudulent occupation, subject to criminal penalties, and the deed cannot be regularized retroactively.

Certificate of non-objection and registration

Alongside this authorization from the Prime Minister, a foreigner must obtain a certificate of non-objection from the Ministry of Justice. This document, which can take several weeks to be issued, attests that the State does not oppose the transaction.

The complete process for an expat buying a property therefore looks like this:

1. property search; 2. selection of a real estate agent and a lawyer/notary; 3. visit and price negotiation; 4. drafting and signing of a promise or sale agreement; 5. application for and obtaining the certificate of non-objection from the Ministry of Justice; 6. application for and obtaining prior authorization, via the registrar, from the Prime Minister (if the seller is Togolese); 7. payment of registration fees (about 10% of the property value for foreigners) and notary fees (often 3 to 5%, plus various taxes); 8. registration of the deed of sale at the Land Registry and obtaining the updated title; 9. if necessary, application for a residence permit if you plan to live in the property.

The time for property transfer, which could once take many months, has been significantly shortened thanks to reforms: some sources mention a target of a few days, even a few hours, when the file is complete and all authorizations are obtained.

Direct purchase or through a company

Given these rules, three main paths exist for an expat:

– purchase in one’s own name, with all necessary prior authorizations;

– creation of a Togolese law company, which then buys and holds the property (without prior authorization, but with other tax and governance obligations);

– long-term lease (up to 99 years for some structures), when outright sale is not possible or desirable.

The choice will depend on the type of property, the investment horizon, your personal tax situation, and your asset strategy. In all cases, support from a local law firm familiar with acquisitions by non-residents is essential.

Due Diligence and Checks: Don’t Skip Steps

In a market where land disputes, overlaps between customary rights and modern ownership, and a few unscrupulous sellers persist, due diligence is not an option—it’s your lifeline.

Titles, charges, and legal compliance

Before signing a preliminary contract, a lawyer or notary must verify several elements:

– the identity and capacity of the seller;

– the nature of the title: ideally a registered Land Title, consultable at the land registry;

– the absence of mortgages, pledges, usufructs, or other charges;

– the absence of ongoing legal proceedings concerning the property (litigation, seizures, unsettled inheritances);

– compliance of existing constructions with building and subdivision permits issued by the authorities (urban planning);

– regularity of subsequent modifications (demolition of walls, extensions, balcony enclosures, change of use).

Documents to obtain typically include an extract of the title, a certificate of non-encumbrance, certificates of payment of property taxes, and water/electricity bills proving no arrears.

Physical and environmental inspection

A detailed visit – ideally conducted with a building technician – allows verification of the actual condition: structure, roof, framework, plumbing, electricity, finishes, possible cracks, leaks, or mold. An inspection of the surroundings (roads, drainage, flood risk, immediate neighborhood) is equally important.

– room ventilation;

– risk of infiltration or rising damp;

– exposure to mosquitoes (proximity to stagnant water areas).

Visits at different times of day, and ideally on weekdays and weekends, help gauge noise, traffic, and perceived safety.

Financial study and cash flow

Financially, a few principles are essential:

– have the property appraised by a certified expert to avoid overpaying;

– list all costs: purchase price, registration fees (10% for a foreigner), notary fees, possible local transfer taxes, legal fees, annual taxes, management costs, maintenance, renovation work;

– collect reliable information on current rents for comparable properties in the same neighborhood to calculate gross and net yield;

– factor in vacancy risks, rent ceilings affordable to the local clientele, and the cost of delegated management.

Specific risks: customary land, disputes, and money laundering

Studies by NGOs and international organizations on land governance highlight several still very present mechanisms: role of traditional chiefs in land sales, family land management, low formalization of rights, frequent exclusion of women, and weak awareness of official rules.

The main risks for an expat are:

– purchase of an unregistered plot, claimed by multiple family lineages;

– sale signed by only part of the entitled parties;

– lack of alignment between customary law (oral) and modern law (written and registered);

– seller who does not actually hold the title or is already committed elsewhere.

Add to this risks related to money laundering, with Togo classified as vulnerable by several studies, due to its porous borders, large informal economy, and illicit flows (drug trafficking, ivory, corruption, tax fraud). Without being paranoid, it’s prudent to ensure the transaction does not expose you to risk of unintentional complicity, particularly by refusing any untraceable cash payment and favoring documented bank transfers.

Financing: Local credit or equity?

Access to mortgage credit in Togo remains one of the market’s weak points, especially for foreigners.

A banking system still wary of real estate

Fourteen banks operate in the country, alongside several microfinance institutions. Despite this density, real estate loans remain the preserve of a handful of banks and are often reserved for:

– salaried employees with regular, declared income;

– profiles presenting solid guarantees (mortgage on the property, life insurance, sometimes a security deposit representing up to 5% of the loan amount).

Microfinance institutions, very present for small trade, offer few formalized micro-housing credit products, even though a World Bank-funded project aims to develop this segment.

For an expat, obtaining local credit is therefore possible but complex: most banks require resident status, a local account regularly funded, and proof of stable income.

Financing strategies for expats

Several options exist in practice:

Opening a local bank account is in any case recommended to manage rents, expenses, and services. You’ll generally need to provide an initial deposit of up to 100,000 XOF and get familiar with a system that is still very “cash-heavy,” especially outside the capital.

Taxation and transaction costs

Beyond the listed price, you must factor in ancillary costs to measure the true cost of your investment.

At acquisition

A foreigner buying real estate in Togo will notably have to pay:

These accumulated costs often lead to an overall range of 13 to 16% of the purchase price. Ignoring this component means seriously underestimating your financing needs.

During property ownership

Recurring taxation includes:

Upon resale, capital gains may be taxed at a specific rate (some sources mention 7% on gains from the sale of buildings or real estate rights), subject to exemption regimes related to reinvestment or long-term holding.

Given the detailed tax environment is constantly evolving, up-to-date local advice is essential when structuring the transaction.

Security, Management, and Daily Life: What an Expat Must Factor In

Buying far from home immediately raises the question of securing the property and rental management.

Neighborhood and property security

The security situation is mixed. In the north of the country, the Savanes region is under a prolonged state of emergency due to terrorist incursions from neighboring countries. The capital, on the other hand, does not face this type of threat, but is still confronted with petty crime (thefts, assaults, burglaries, particularly in certain areas, on beaches, or around markets).

In Lomé, several observers consider that basic security is relatively homogeneous from one neighborhood to another. Apart from a few gated subdivisions like City Oia or City B, there is no strict separation between “rich” and “poor” areas. But that doesn’t mean properties are safe: a home left empty for a long time inevitably attracts thieves, and it’s common for intruders to break into an unoccupied house to steal equipment.

For an expat who does not live on site permanently, this implies:

Remote rental management

Most expat investors use a local manager to:

– select tenants and formalize leases;

– collect rents and deposit them into a bank account;

– handle minor repairs and routine maintenance;

– possibly coordinate ancillary services (cleaning, gardening, driver for “company villa” or “guesthouse” rentals).

Management fees are a cost to include in the financial plan, but they are also insurance against defaulting tenants or uncovered damage. It is recommended to interview several management companies, ask for references from existing clients, and ensure regular (ideally digital) reporting will be set up.

Living conditions and infrastructure

To judge the relevance of an investment, it’s useful to project yourself into daily local life. In Lomé, the cost of living remains lower than in many African capitals. For a single expat, the total monthly budget, including housing, is around 700 to 1,200 USD. For a couple or small family, count rather between 1,600 and 2,000 USD, depending on housing standard, schools (local or international), and health coverage.

Basic services however have weaknesses:

– power outages are frequent, leading many expats to invest in inverters or generators;

– internet speed often falls short of advertised standards, especially outside central areas;

– tap water is not drinkable without treatment, meaning you need to budget for bottled water or a filtration system;

– the main road network around the capital is decent, but driving remains risky and night travel is discouraged.

On the medical front, Togo has over 200 healthcare facilities, but the number of beds and staff per capita remains low, and health coverage for residents is very limited. For an expat, international health insurance including medical evacuation to another country in the region is strongly recommended.

Common Mistakes and Best Practices for an Expat Investor

Investing in real estate in Togo can be an excellent move, but several classic mistakes recur in testimonials.

Building a large empty villa

Many diaspora members, motivated by the idea of “returning home“, build a large family house that then remains unoccupied most of the year. Besides the loss of potential income, this increases risks of damage and burglaries.

A more rational strategy is to:

– build or buy a property designed from the start for rental (studios, one-bedrooms, divisible housing);

– or reconfigure an existing villa into several independently rentable units.

Skipping legal steps

Trying to save time by neglecting prior authorization, certificate of non-objection, registration, or legal advice is probably the best way to lose your entire investment. The texts are clear: without authorization, the deed is void and regularization impossible. Criminal penalties exist not only for the foreign buyer, but also for complicit officials.

– the validity of the title;

– the absence of charges;

– the compliance of authorizations for acquisition by a foreigner;

– the proper completion of registration.

Underestimating land issues in rural areas

Buying agricultural land or rural plots for speculation, subdivision, or intensive farming often meets local resistance. In a context where customary mechanisms remain very present and the law seeks to contain mass sale of rural land, a foreigner who positions themselves without a strategy of consultation and respect for communities runs both economic and reputational risk.

Ignoring exchange rate and macro risks

The CFA franc being pegged to the euro, an investor coming from a dollar zone or another currency must consider exchange rate risks. Furthermore, even though the country shows relative political stability and sustained growth, it remains exposed to external shocks (rising price of imported oil, regional tensions, piracy in the Gulf of Guinea).

– avoid excessive debt at variable rates;

– diversify your investments;

– adopt a medium to long-term holding horizon.

How to Chart Your Expat Investor Roadmap in Togo

For an expat or diaspora member, getting into real estate in Togo requires following a structured approach.

A first step is to clarify your objectives: live in the property in the short or medium term, generate rental income, build transferable wealth, diversify your assets, prepare for a return home, or combine several of these dimensions.

Then comes the choice of city and property type, aligned with those objectives. A purely financial investor who does not plan to reside there will lean more towards a multi-unit rental building in Lomé or a dynamic secondary city, whereas a future retiree might prefer a villa divided into two units, allowing them to occupy part and rent the other.

The operational phase – search, negotiation, audits, signing, registration – is best managed on site during a dedicated stay. If that’s not possible, it’s imperative to have a trusted representative who can visit the premises, talk to neighbors, verify the existence of basic infrastructure (electricity, water, sanitation, roads, internet), and confirm the accuracy of information provided by the seller or agent.

– the likely liquidity of the property (to whom can you resell: expat, diaspora, civil servant, company, local investor?);

– the possible evolution of the neighborhood (future appreciation, environmental risks, public road or industrial zone projects);

– the tax consequences of a sale.

In summary, investing in real estate in Togo as an expat is perfectly possible, legally framed, and potentially profitable, provided you accept the administrative complexity, get support from local professionals, respect the authorization procedures, and avoid shortcuts. Behind the appealing yield figures and still accessible prices lies a real market, with its constraints and risks, but also good prospects for those who take the time to understand it.