How to buy safely in Mogadishu

Buying a home or land back home is a big step, especially from abroad. Most sellers and agents are honest, but fake papers and double sales do happen in Mogadishu. This guide explains the checks to do before you pay anything.

1. The biggest risks

• Fake title deeds: papers that look real but were never registered.
• Double sales: the same plot or house sold to two or more buyers.
• Seller who is not the owner: a relative, tenant or middleman selling something that is not theirs to sell.
• Family disputes: other heirs who never agreed to the sale.
• Wrong boundaries: the plot on paper is not the plot you were shown.

2. See the property – or send someone you trust

1. Visit the property yourself, or send a family member you fully trust.
2. Ask for a live video call walking around the property and the street. Recorded videos can be old or of another place.
3. Talk to the neighbours. They usually know who the real owner is and whether there is a dispute.
4. Check the boundaries and size against the papers (for example a "20x20" plot).

3. Check the papers

1. Ask the seller for a copy of the title deed and their ID before any payment. The name on both must match.
2. Check the deed with the land office of the Benadir Regional Administration and the district office where the property is. Ask: is this deed registered, who is the registered owner, and has it been sold or pledged before?
3. If the seller inherited the property, ask for proof that all heirs agree to the sale.
4. Use an independent lawyer or a trusted verification service to do these checks for you. Do not use someone suggested only by the seller.

4. Sign at a notary

• Make the sale contract at a registered notary (nootaayo), with both buyer and seller (or their legal representatives) present with ID.
• The contract should name the buyer, the seller, the exact property, the price and how it is paid.
• Have witnesses sign, and keep copies of every document.
• After the sale, make sure the property is registered in your name.

5. Paying safely

• Never pay a deposit before the checks above are done. "Pay today or someone else will buy it" is a classic warning sign.
• Pay the owner, not a middleman, and pay in a way that leaves a record (bank, or money transfer with a receipt in the owner's name).
• Avoid large cash payments.
• Be careful with prices far below similar properties in the same area.

6. Buying from abroad

• If someone signs for you, give them a written power of attorney (wakaalad) made at a notary, only for this purchase.
• Choose a representative you trust completely, and ask for photos of every signed document.
• Keep all messages and receipts.

7. Warning signs

• The seller refuses to show the original deed or their ID.
• The seller is in a hurry or asks for money before you have checked anything.
• The price is much lower than similar properties.
• The seller only wants cash, or wants payment to a different person.
• Different names on the deed, the ID and the payment details.

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