Ivory Coast Land Glossary

The Unique Identifier for Land Parcels in Ivory Coast (IDUFCI) is a 20-character alphanumeric code assigned to each parcel in the urban and rural land domain. Established by Decree No. 2019-221, it is the sole land registry recognized by the administrations.

Immatriculation foncière

Administrative and judicial procedure consisting of registering land in the land register to obtain a definitive property title. Registration involves requisition, boundary demarcation, publication, judgment, and inscription.

Impôt foncier

Annual tax owed by owners of real estate property, calculated on the basis of the rental value of the land or building. Property tax is collected by the General Tax Directorate (DGI / Direction Générale des Impôts).

Indivision foncière

Legal situation in which a plot of land belongs to several persons (co-owners) without each person's share being physically delimited. Co-ownership is common in inheritance cases.

L

4 terms

Lettre d'attribution

Administrative document issued by the Ministry of Construction awarding a plot in an approved subdivision to a beneficiary. It is an initial official document that must be followed by a provisional concession and then an ACD (Arrêté de Concession Définitive / Definitive Concession Decree).

Livre foncier

Official register maintained by the land registry office in which all Land Titles, ACD (Definitive Concession Decrees), and real property rights are recorded. Registration in the land register confers a definitive and incontestable right of ownership.

Lotissement

Formal subdivision of a land tract into plots, subject to an approved Lotissement plan (arrêté ministériel MCLU). Distinct from a Parcel Partition (morcellement), which is a simpler legal split. Urban development operation that consists of dividing a large plot of land into parcels (lots) intended to be sold for construction. An approved subdivision has received approval from the Ministry of Construction, Housing and Urban Planning (MCLU).

Lotissement approuvé

A subdivision that has obtained the approval decree from the Ministry of Construction and Urban Planning. This approval guarantees compliance with urban planning standards, the buildability of plots, and the planning of road infrastructure.

M

4 terms

MCBPE / SEPMBPE (Ministère du Budget et du Portefeuille de l'État)

MCBPE

The MCBPE (Ministry of Economy, Finance and Budget, formerly the State Secretariat attached to the Prime Minister's Office for Budget and State Portfolio, SEPMBPE) is the supervisory authority of the DGI (Direction Générale des Impôts / General Tax Directorate). It therefore houses the Land Property and Mortgage Registry (CPFH — Conservation de la Propriété Foncière et des Hypothèques), which issues Land Titles.

Mandat de commercialisation

A contract by which a property owner entrusts a professional (such as Capital Foncier) with the mission to sell or promote their land in exchange for a commission. The mandate may be exclusive or non-exclusive.

Mise en valeur du terrain

Productive occupation or use of the land (fencing, construction, farming) required to validate a provisional concession into a definitive ACD. Distinct from Site Servicing (viabilisation), which is about utility connections. Obligation imposed on the holder of a provisional concession to carry out improvements (construction, fencing, planting) within a 3-year period in order to obtain the Definitive Concession Decree (ACD — Arrêté de Concession Définitive).

Morcellement

Legal split of an existing plot into smaller parcels — typically between co-owners or heirs. Distinct from a Formal Land Subdivision (lotissement) which requires a ministerial approval plan. Division of a registered plot of land into several distinct parcels, each receiving its own Land Title. Subdivision is carried out by a licensed surveyor and validated by the land registry office.

N

1 term

Notaire

Public officer responsible for receiving real estate sale deeds and conferring authenticity upon them. In Ivory Coast, all land transactions must be executed before a notary to be legally valid.

O

1 term

Opérateur foncier

Legal entity or consortium combining the necessary expertise for rural land security operations, particularly licensed surveyors and sworn inquiry commissioners.

P

12 terms

PNSFR (Programme National de Sécurisation du Foncier Rural)

PNSFR

The National Rural Land Security Program (PNSFR) is the government program aimed at securing all rural land in Ivory Coast through land certification and registration.

PRESFOR (Programme National de Sécurisation Foncière Rurale)

PRESFOR

PRESFOR is the National Rural Land Security Program, led by the Rural Land Agency (AFOR / Agence Foncière Rurale). It aims to issue rural Land Certificates (CF rural) in approximately 3,353 villages, progressively converting customary rights into written law.

Permis de construire

Mandatory administrative authorization issued by the One-Stop Building Permit Office (GUPC) before any construction work. The application file includes architectural plans, the Land Title, and an environmental impact study.

Plan d'Urbanisme Directeur (PUD)

PUD

Operational planning document at the municipal / local level. Distinct from the Urban Strategic Framework (SDU), which is regional and longer-term. Urban planning document that establishes the general and normative framework for the spatial development and organization of an urban area. It defines the main structural facilities and sets out a forecast of the form and stages of development.

Plan d'Urbanisme de Détail

Urban planning document that supplements the Master Development Plan or Detailed Development Plan by specifying, for a specific neighborhood or sector, the details of urban organization and land use regulations.

Plan de lotissement

Graphic document approved by the Ministry of Construction representing the division of land into plots, roads, public spaces, and planned facilities. It is the reference for identifying each plot.

Plan topographique

Survey & Boundaries

Technical document prepared by a licensed surveyor representing the physical characteristics of a plot of land: topography, boundaries, existing structures, vegetation, and contour lines. Essential before any construction.

Position foncière (demande préalable)

The land position request is a mandatory preliminary step since March 31, 2025, to be completed before any application for an Arrêté de Concession Définitive (ACD / Definitive Concession Decree). It allows the administration to verify the absence of conflict on the parcel.

Prescription foncière

Legal mechanism by which a person may acquire ownership of land after occupying it continuously and peacefully for a period determined by law. Does not apply to registered land.

Procuration foncière

Legal deed by which a property owner (principal) authorizes a trusted person (agent) to carry out land-related procedures on their behalf: execution of deeds, administrative follow-up, sale or purchase of land.

Promesse de vente

A preliminary contract by which the seller undertakes to sell their land to an identified buyer at an agreed price within a specified timeframe. The promise is often accompanied by payment of a deposit (10 to 20% of the price).

Purge des droits coutumiers

Procedure by which customary rights of village communities over land are extinguished in favor of the State or a private party, in exchange for compensation. It is a mandatory prerequisite to land registration.

R

2 terms

Remembrement foncier

Land development operation consisting of consolidating and redistributing fragmented land parcels to create plots of more rational size and shape, suited for urbanization or agriculture.

Réserves foncières

Land acquired and held by the State or local authorities in anticipation of future development projects (roads, schools, hospitals, green spaces). Land reserves are not for sale.

S

11 terms

SDUGA (Schéma Directeur d'Urbanisme du Grand Abidjan)

SDUGA

The SDUGA is the Master Urban Development Plan for Greater Abidjan, approved by decree in 2016, which plans the urban development of Abidjan and its 6 peripheral municipalities (Anyama, Bingerville, Songon, Jacqueville, Bonoua, Grand-Bassam, and Azaguié) through 2030.

SDUGY (Schéma Directeur d'Urbanisme du Grand Yamoussoukro)

SDUGY

The SDUGY is the Master Urban Development Plan for Greater Yamoussoukro, which organizes the development of Ivory Coast's political capital and its zone of influence, extending several kilometers around the city.

SIFOR-CI (Système d'Information du Foncier Rural de Côte d'Ivoire)

SIFOR-CI

The Rural Land Information System of Ivory Coast (SIFOR-CI) is the national digital platform for managing rural land, established by Ordinance No. 2025-85 of February 12, 2025 and managed by AFOR (Agence Foncière Rurale / Rural Land Agency).

SIGFU — Système Intégré de Gestion du Foncier Urbain

SIGFU

institutions_acteurs

The SIGFU (Système Intégré de Gestion du Foncier Urbain / Integrated Urban Land Management System) is the official digital platform of the Ministry of Construction that digitizes the ACD (Arrêté de Concession Définitive / Definitive Concession Decree) procedure. Created by Decree No. 2021-862 and operational since March 2025, it has reduced the ACD timeline from several years to 3-6 months. Portal: sigfu.gouv.ci.

SIGNE (Signature Électronique du MCLU)

SIGNE

SIGNE is the MCLU (Ministry of Construction, Housing and Urban Planning) electronic signature platform, operational since January 2024. It enables the Minister to sign ACD (Definitive Concession Decrees), Land Titles, and other administrative documents remotely, reducing processing times and increasing capacity to 24,000–30,000 documents signed annually.

Schéma Directeur d'Urbanisme (SDU)

SDU

Strategic long-term regional urban planning framework. Distinct from the Local Urban Master Plan (PUD), which is operational at the municipal level. A forward-looking urban planning document that outlines, over a defined period, the major development guidelines and development prospects for urban space. It covers one or more contiguous urban agglomerations.

Schéma de Structure

Urban planning document that applies to an area, neighborhood, or sector not covered by a Master Urban Plan (PUD / Plan d'Urbanisme Directeur). It enables the planning and development of areas that are not yet structured.

Servitude foncière

A charge imposed on one parcel of land (servient estate) for the benefit of another parcel of land (dominant estate) or in the public interest. Easements restrict the use of land: right of way, view, pipeline, electrical line.

Sous-seing privé

A sales document drafted and signed directly between the parties (seller and buyer) without the intervention of a notary. In land matters, a private deed is NOT sufficient and does not protect the buyer.

Stellionat

Fraudulent scheme consisting of selling or mortgaging a property of which one is not or is no longer the owner. Punishable by 1 to 5 years' imprisonment and a fine of 300,000 to 3,000,000 FCFA.

Syndic de copropriété

Natural person or legal entity responsible for representing the co-ownership association, collecting maintenance charges, maintaining common areas, and managing the financial affairs of the co-ownership. The syndic is appointed by the General Assembly from among approved syndics.

T

3 terms

Taxe d'établissement du Titre Foncier

The Land Title establishment tax is a tax collected by the State upon registration of a Land Title (TF) in the Land Registry. It is in lieu of registration and publicity rights, and its amount is based on the market value of the parcel.

Taxe de plus-value immobilière

Tax levied on the profit realized when reselling land or real property at a price higher than the purchase price. The rate is generally 10% on the net capital gain.

Titre foncier (TF)

TF

The Land Title is the most secure legal document under Ivorian law. Issued by the Registrar of Land Property following registration in the land register, it is final, unassailable, and imprescriptible.

V

1 term

Viabilisation

Connection of a plot or subdivision to utility networks (water, electricity, road access, drainage). Distinct from Land Improvement (mise en valeur), which is a legal occupation requirement. Set of development works to make land buildable: access roads, water supply, electrical connection, stormwater drainage. All Capital Foncier subdivisions are delivered fully serviced.

Z

1 term

Zone d'aménagement différé (ZAD)

ZAD

A perimeter defined by the State within which a public authority has a right of first refusal on land sales. ZADs aim to control land in areas of future urban development.

É

2 terms

État domanial

The state of domain records traces the administrative history of a parcel: it reflects information contained in the domain registers of the Ministry of Construction, Housing and Urban Planning (MCLU / Ministère de la Construction, du Logement et de l'Urbanisme). It lists the various deeds issued for the parcel (ACD / Definitive Concession Decree, ACP / Provisional Concession Decree, allocation letter, etc.). Cost: 5,000 FCFA. Issued by the Urban Domain Directorate.

État foncier

The land status report is the document that records the legal history of a parcel: it reflects the information contained in the Land Register (owner, mortgages, seizures, easements). Issued by the Land Registry (CPFH, under MCBPE). Cost: 3,000 FCFA. Must be requested before any signature.

ADU — Attestation de Droit d'Usage Coutumier

ADU

The ADU (Attestation de Droit d'Usage Coutumier / Customary Right of Use Certificate) is the single, secure document that replaces the former Village Certificate as of January 1, 2025. Established by Decree No. 2021-784 and secured by the SIGFU (Decree No. 2021-862), it requires a triple signature (village chief, CVGFR president, developer) and a unique IDUFCI. The ADU is not a property title: it constitutes a provisional recognition opening the path to the ACD (Arrêté de Concession Définitive / Definitive Concession Decree) and then to a rural Land Title. Timeline ACD → Land Title: 6 to 12 months.

AFOR (Agence Foncière Rurale)

AFOR

The Rural Land Agency (AFOR — Agence Foncière Rurale) is the public institution responsible for implementing rural land policy in Ivory Coast. It oversees land certification, registration of rural properties, and coordination of boundary demarcation and surveying operations.

Acte de vente

Legal document drafted by a notary that formalizes the transfer of land ownership between a seller and a buyer. The notarized deed of sale is mandatory and confers authenticity on the transaction.

Agence immobilière

Legal entity that must be established with a minimum share capital of 2 million FCFA held by Ivorian nationals, holding an approval from the Minister responsible for Housing and a financial guarantee from a bank or insurance company.

Aliénation (prix d'aliénation)

The alienation price is the sum that the buyer must pay to the State to obtain the Definitive Concession (ACD — Arrêté de Concession Définitive) of urban land. Calculated by an ad hoc commission, it corresponds to the market value of the parcel according to the official schedule.

Arrêté de Concession Définitive (ACD)

ACD

The Definitive Concession Decree (ACD — Arrêté de Concession Définitive) is a unilateral administrative act by which the State definitively grants urban land. It is signed by the Minister of Construction (in Abidjan) or by the Prefect (outside Abidjan). Once published in the Land Register by the CPFH, the ACD is itself opposable, unassailable and imprescriptible (ACD published = TF published). Actual timeframe: 6 to 12 months.

Attestation Domaniale

The Domanial Certificate is an internal document within the Ivorian administration. It is not issued to the buyer and does not confer ownership. Issued by the Director of Urban Property (Abidjan) or Regional Directors (interior of the country), it is addressed to the Conservator of Land Property and Mortgages to initiate the creation of the Land Title.

Bail emphytéotique

Long-term lease contract (18 to 99 years) on land. The emphyteutic lease grants the lessee rights similar to those of an owner, including the right to build and to mortgage.

Bornage

Operation carried out by an approved surveyor consisting of physically delimiting the boundaries of a land parcel using boundary markers. Contradictory demarcation (in the presence of neighbors) is essential to prevent any dispute.

CAPPI (Commission d'Agrément des Promoteurs et Programmes Immobiliers)

CAPPI

The CAPPI is the Commission for the Approval of Real Estate Developers and Programs, established by Decree 2013-223 of 22/03/2013. It examines and grants official approval to real estate developers as well as approval of real estate programs in Ivory Coast.

CCF (Certificat de Conformité Foncière)

CCF

The Land Conformity Certificate (CCF) is a private deliverable issued by Capital Foncier following documentary verification checks (cadastral records, Land Registry, Court, Surveyor, IDUFCI, partner notary). Materialized by a secure reference (format CCF-YYYY-NNNN-XXXX) and a traceable QR code, it attests to the rigor of Capital Foncier's controls on a marketed property — it does not replace a Land Title or a public deed.

CGFR (Comité de Gestion Foncière Rurale)

CGFR

The Rural Land Management Committee (CGFR — Comité de Gestion Foncière Rurale) is the rural land management body at the sub-prefecture level, chaired by the sub-prefect. Established by Decree No. 99-593 of October 13, 1999.

CMPF (Certificat de Mutation de Propriété Foncière)

CMPF

The Land Ownership Transfer Certificate (CMPF / Certificat de Mutation de Propriété Foncière) is the document that certifies the registration of a transfer (sale, inheritance, donation, exchange) on an existing Land Title (Art. 223 of the 2020 Urban Code). It is issued by the Land Registry (CPFH), exclusively through a notary. Registration fee: 15,000 FCFA — excluding notary fees and registration duties.

CVGFR (Comité Villageois de Gestion Foncière Rurale)

CVGFR

The Village Land Management Committee (CVGFR — Comité Villageois de Gestion Foncière Rurale) is the local body responsible for land management at the village level. It participates in land surveys, the documentation of customary rights, and the resolution of land disputes.

Cadastre

Public register maintained by the administration that records all real property within a territory. The cadastre makes it possible to identify a plot of land, determine its owner, and verify the absence of disputes.

Certificat d'urbanisme

Administrative document issued by the municipal authority or the Ministry of Construction, Housing and Urban Planning that specifies the urban planning rules applicable to a plot of land: buildability, maximum height, permitted use (residential, commercial, etc.).

Certificat de conformité

construction

Document issued by the competent authority upon completion of construction work, certifying that the completed structure conforms exactly to the approved plans and documents of the building permit. Mandatory before any occupancy or use of the building.

Certificat de mutation

The Land Ownership Transfer Certificate is the official document issued by the land registrar that certifies the transfer of ownership of a land property from one owner to another. It is provided for under Articles 24-27 of Decree No. 2023-238.

Certificat de propriété

Official document issued by the land registry officer certifying that a person is the rightful owner of a plot of land registered in the land register. It is the ultimate proof of ownership under Ivorian law.

Certificat foncier

The Land Certificate is a document issued by the Prefect certifying customary rights established on a rural parcel. It is a pathway to a Land Title. Holders have 3 years to request registration.

Compulsoire d'huissier

Procedure by which a court officer certifies that a copy of a land document conforms to the original held by the administration. Certification guarantees the authenticity of the documents.

Concession provisoire

First step in the land registration procedure. The State grants a provisional concession for 3 years, renewable, during which the concessionaire must develop the land. If conditions are met, the concession becomes definitive (ACD — Definitive Concession Decree).

Conservateur de la propriété foncière

State official responsible for maintaining the land register and recording property titles. He issues certificates of ownership and verifies the validity of land transactions.

Conservation de la Propriété Foncière et des Hypothèques

The Land and Mortgage Registry is the public institution responsible for maintaining the land register, recording property titles, and managing real estate mortgages in Ivory Coast.

Contrat de bail à usage d'habitation

Written agreement by which a lessor leases a residential property, which must be registered with the tax authorities. The lessor may not demand more than 2 months' rent in advance, and the security deposit may not exceed 2 months' rent.

Contrôleur des constructions

construction

Consulting engineer appointed by the project owner to oversee construction after obtaining the building permit, ensure the quality of materials and compliance with technical standards, and guarantee the stability of the building.

Coordonnées GPS du terrain

Survey & Boundaries

Precise geographical positions (latitude/longitude) of a plot's boundary markers, provided by the licensed surveyor during the demarcation process. GPS coordinates enable unambiguous identification and location of a plot.

Copropriété

Shared ownership regime applicable to built properties divided into apartments, floors or units. Co-ownership is managed by three bodies: the General Assembly of co-owners, the Syndical Council (minimum 3 members) and the Syndic.

Courtier en immobilier

An independent natural person who carries out property purchase, sale, and rental transactions. They must work under the supervision and financial guarantee of a real estate agency, which assumes responsibility for the transactions.

DDCFET (Direction du Domaine, de la Conservation Foncière, de l'Enregistrement et du Timbre)

DDCFET

The Directorate of State Property, Land Registry, Registration and Stamp Duty (DDCFET) is the directorate of the Ministry of Economy and Finance responsible for managing state property, land registry operations, and registration and stamp duty formalities.

DGI (Direction Générale des Impôts)

DGI

The General Tax Directorate (DGI — Direction Générale des Impôts) is Ivory Coast's tax administration. In the land sector, it houses the Directorate of State Property, Land Registration, Recording and Stamp Duty (DDCFET — Direction du Domaine, de la Conservation Foncière, de l'Enregistrement et du Timbre), which manages the Land Register and issues Land Titles.

DMISSA (Direction de la Modernisation, de la Simplification et de la Sécurisation des Actes)

DMISSA

The DMISSA is the directorate of the MCLU (Ministry of Construction, Housing and Urban Planning) that oversees the dematerialization and security of land documents. It operates in particular the SIGNE platform for electronic signature, in partnership with the Ministry of Public Service and Modernization (MFPMA).

Diagnostics immobiliers obligatoires

construction

In the event of sale or rental of a property, technical inspections are mandatory to verify the presence of asbestos, lead (lead poisoning), termites, and other health hazards. A comprehensive technical inspection file must be attached to the contract.

Domaine foncier rural

All land in rural areas subject to customary law, governed by Law No. 98-750 of December 23, 1998. This land belongs to village communities and can only be acquired after extinguishment of customary rights.

Droit de préemption

Right granted to the State or a public authority to purchase land as a priority, at the price agreed between the seller and the initial buyer. The right of first refusal is exercised in deferred development zones (ZAD).

Droits d'enregistrement

Taxes collected by the Public Treasury upon registration of a real estate sales deed. They represent approximately 6 to 8% of the land value and are generally borne by the buyer.

Due diligence foncière

Set of legal, technical, and financial verifications performed before purchasing land to ensure the legitimacy of the seller, the absence of disputes, and the compliance of documents.

Expropriation pour cause d'utilité publique

Procedure by which the public authority compels any natural or legal person to the forced transfer of their property rights over real estate, in exchange for fair and prior compensation.

Foncier urbain

foncier

All land within the State's private or public domain covered by urban planning documents (SDU, PUD, Structure Plan, Detailed Urban Planning Plan). Urban land is governed by the Urban Planning and Urban Land Code.

Guichet Unique du Foncier et de l'Habitat (GUF)

GUF

The One-Stop Land & Housing Office (GUFH) is the single entry point for urban land users at the Ministry of Construction. Located at Tower D, ground floor, Abidjan Plateau, this is where applications for ACD (Arrêté de Concession Définitive / Definitive Concession Decree) and land-related administrative documents are filed.

Géomètre expert

State-approved professional specializing in land delimitation, measurement, and subdivision. Their intervention is mandatory for boundary marking and the preparation of land files.

Hypothèque