A plot exists on paper. But does it exist on the ground? Is it the size stated? Are the boundaries where the seller says they are? Is there someone else already occupying part of it? These questions can only be answered by physical demarcation and survey — and skipping this step costs buyers dearly.
What Is Land Demarcation?
Demarcation is the physical process of marking the boundaries of a plot on the ground — placing concrete beacons or pillars at each corner according to the coordinates on the site plan. It answers the question: "Where exactly does this land start and end?"
What Is a Land Survey?
A land survey is the professional measurement and mapping of a plot by a licensed surveyor. The output is a site plan — a scaled drawing showing: plot dimensions, boundary bearings, total area, location relative to roads and landmarks, and the surveyor's certification.
Who Can Conduct Surveys in Ghana?
Only surveyors licensed by the Survey and Mapping Division (SMD) of the Lands Commission. Check a surveyor's licence number before engaging them — unlicensed survey plans are not accepted at the Lands Commission for registration.
Why You Need a Survey Before Buying
Confirming Plot Size
A seller may quote a plot as "100 x 70 feet" but the actual measurement may be significantly different. You are paying per the actual size — not the seller's claim. The site plan is the authoritative measurement.
Confirming Boundaries Don't Overlap
One of the most common disputes: a seller's boundaries overlap with an adjacent plot, a road reserve, a drainage channel, or land belonging to someone else. A physical survey catches this before you buy.
Identifying Encroachments
Is part of the plot occupied by someone else? Is a wall or structure encroaching from a neighbour? You cannot see this without a physical visit and survey.
Flood Plain and Setback Issues
Are you buying land in a designated flood plain? Within the road setback (where you cannot build)? Within a utility corridor? A surveyor familiar with the area can identify these.
The Survey Process
- Seller or buyer engages a licensed surveyor
- Surveyor reviews existing documents (site plan, indenture, previous surveys)
- Physical inspection of the land
- Measurement of boundaries using survey equipment
- Preparation of the site plan drawing
- Submission to Survey and Mapping Division for approval and stamping
- Approved site plan returned — this is what gets attached to your indenture/deed
Cost of a Survey
- Residential plot (standard): GHS 800–2,500
- Large commercial/agricultural land: GHS 3,000–15,000+
- SMD approval fee: GHS 100–500
What If the Seller's Site Plan Is Old?
Site plans from the 1980s and 1990s often lack GPS coordinates and may have inaccurate measurements by modern standards. For old plots, commission a fresh survey to update the site plan — especially if you plan to build. Banks also prefer current surveys for mortgages.
Beacons: Mark Your Boundaries
After purchasing, place concrete boundary beacons (pillars) at each corner of your land. This gives physical notice of your boundaries, deters encroachment, and makes any future dispute easier to resolve. Remove and replace any unofficial markers the seller may have placed.
Use our free Land Deal Risk Check to review your site plan quality. Read about verifying land registration and boundary dispute resolution.
Need Help?
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