For first-time property buyers and families investing in Nepal
Buying Property in Nepal: A Complete Guide
Key steps, legal basics and practical tips for a smooth property purchase in Nepal.
Last reviewed Sep 1, 2026 (भदौ १६, २०८३)
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1. Due diligence and title verification (Lalpurja)
Before placing any deposit or signing an informal agreement, verify the original Lalpurja (Land Ownership Certificate) at the local Malpot (Land Revenue) office.
Confirm that the seller listed on the Lalpurja matches the citizenship certificate of the individual in front of you. Check for any bank mortgages (Rokka) or ongoing family court disputes.
2. Understanding land measurement systems across Nepal
Land in the Kathmandu Valley and hilly districts is measured in Ropani, Aana, Paisa, and Daam (1 Ropani = 16 Aana = 5476 sq ft).
In the Terai districts, land is measured in Bigha, Kattha, and Dhur (1 Bigha = 20 Kattha = 72900 sq ft). Always request a Cadastral Map (Napi Naksha) trace to ensure on-ground plot boundaries match official records.
3. Drafting the purchase agreement (Baina Patra)
An informal promise is not legally binding in court disputes. Have a licensed legal practitioner draft the Baina Patra (earnest money agreement), specifying total agreed cost, timeline for title transfer, and conditions for earnest refund.
Always make advance payments via verifiable bank cheques or banking channels rather than cash.
4. Registration at the Land Revenue Office (Malpot Karyalaya)
Both buyer and seller must appear in person before the Land Revenue Officer (Malpot Adhikari) with citizenship documents, tax clearance receipts from the local ward office, and photographs.
Once biometric verification and signatures are recorded, the government registration fee is cleared and the new Dhani Purja is issued in your name.
This is general information about how things usually work, not legal or tax advice. Rules change and they are not the same for everyone. For anything you will file or sign, check with someone qualified.
More guides
- How to Buy a House in Nepal
- Top Areas to Invest in Nepal in 2024
- Living in Kathmandu: A Neighbourhood Guide
- Understanding Land Ownership in Nepal
- Property Registration Made Simple
- A Guide to Renting in Nepal
- Nepal Property Market Trends 2024
- Working with Real Estate Agents in Nepal
- What moving into a rented room actually costs
- How to check a place is real before you pay anything
- What to write down in a rent agreement
- Withholding tax on rent: what a landlord is actually handling
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