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Registering Property in

Angola

Below is a detailed summary of the steps, time and cost involved in registering property in Angola. It assumes a standardized case of an entrepreneur who wants to purchase land and a building that is already registered and free of title dispute.

This information was collected as part of the Doing Business project, which measures and compares regulations relevant to the life cycle of a small- to medium-sized domestic business in 190 economies. The most recent round of data collection was completed in June 2016.

Compare Angola to 189 other economies.

  • Measure of efficiency
    No. Procedure Time to Complete Associated Costs
    1

    Obtain an updated tax certificate from the Tax Office

    Agency: Tax Office (Repartição Fiscal)

    An updated tax certificate is obtained from the relevant Tax Office, detailing the description of the property (Certidão Matricial). An important piece of information to obtain from the tax certificate is whether the property was ever confiscated by the State upon freedom from Portugal. Sometimes this information will not be included in the tax certificate. In this case, the buyer or his/her lawyer has to search the records of the Offical Gazette (Diario da Republica) to confirm that there were no confiscation dispatches covering the property. The Certidão Matricial contains the name of the current owner and an estimated value of the property.

    4 to 6 months (simultaneous with procedure 2 and 3) AOA 1,500
    * 2

    Obtain an updated ownership certificate from the Registry

    Agency: Real Estate Registry (Conservatória do Registo Predial)

    An updated certificate of the property ("certidão predial") is obtained from the relevant Real Estate Registry. It sets out a full description of the property, including information of its owner and any charges, liens or encumbrances pending over the property.

    The total fee for the "certidão predial" includes: (i) Stamp duty (calculated according to the Law on Stamp Duty); (ii) Justice fees (calculated according to the Law on Justice Fees); (iii) Fees to justice officers (according to the set contributions for the Justice budget); (iv) Notary fees and (v) other fees. The total fee is also dependent on the current value of the fiscal unit (UCF), currently at AOA 88, according to Despacho No. 174/11 of March 11, 2011.

    7 days (simultaneous with Procedure 1 and 3) AOA 4500
    * 3

    Tax Authority conducts an inspection to determine the value of the property

    Agency: Tax office (Repartição Fiscal)

    An inspection needs to be conducted by the tax authority in order to evaluate the value of the property.

    1 day (simultaneous with 1 and 2) no cost
    4

    Pay transfer tax (Sisa)

    Agency: Tax Authority (Repartição Fiscal)

    A statement by the seller setting out the sales value or a copy of the Promissory Agreement of Sale and Purchase signed by both parties has to be presented to the tax authorities. The chief official of the tax administration office has to agree to the value of the transaction. If the tax authorities deem it necessary, an inspector may go to evaluate the property for tax purposes. Once the value of the transaction has been agreed to by the tax authorities, the Sisa tax will be applied to that value. The tax authorities will issue a receipt upon payment of the transfer tax (Sisa), which will be given to the notary public as part of Procedure 5. Typically, the transfer tax is only paid when the parties have agreed between them and with a notary public a fixed date for the execution of the required notary deed.

    7 days 2% of property value (transfer tax, Sisa)
    5

    Execute the deed of transfer before a notary public

    Agency: Real Estate Registry (Conservatória do Registo Predial)

    A notary public executes the deed of transfer. The 0.3% Stamp Duty is paid to the notary according to the property value stated on the transfer tax (Sisa) receipt, together with the notary fees (which depend on the value of the transaction, but also on the notary office and the number of pages being notarized).

    After the signature of the deed, the buyer will be the legal owner of the property. Registration is needed for publicity purposes and protection against third parties.


    The documentation shall include:

    • Proof of payment of transfer tax (obtained in Procedure 4)

    • Updated registry certificate from Land Registry (obtained in Procedure 2)

    • Updated tax certificate from Tax Office (obtained in Procedure 1)

    • Personal identification documents of the buyer and seller (passports, identity card, etc.)

    • Registry of Companies' Certificates if seller and buyer are companies, so as to provide evidence that the officer executing the deed on behalf of the corresponding company has authority to do so.

    7 days Notary fees and stamp duty (0.3% of property value) are paid at the Notary.

    Notary fees are calculated according to Joint Executive Decree 52/03 of September 9, 2003 (taking into account 1 UCF is AOA 88):
    (1) For each notarization, 80 UCF
    (2) For each page or fraction, 10 UCF
    (3) Depending on the value of the property, the following cost will be added:
    property value up to 60 UCF, plus 6 UCF; from 60 UCF to 400 UCF, plus 9 UCF; from 400 to 4000 UCF, plus 10 UCF; over 4000 UCF, plus 0.05 UCF*((property value/UCF) - 4000)/30)).
    6

    Receive definitive registration from the Real Estate Registry

    Agency: Real Estate Registry (Conservatória do Registo Predial)

    The notarized deed certificate must be presented to apply for registration at the Land Registry Office.

    3 weeks Cost set by decree 116/11 (1766.47*88 UCF= AOA 155,449.36)
    7

    Apply for definitive registration at the Tax Office

    Agency: Tax Office (Repartição Fiscal)

    At the tax office, there is only final registration. Provisional registration is no longer applicable, as final registration has become considerably faster.

    5 days AOA 175

    * Takes place simultaneously with previous procedure.

  • Measure of quality
    Answer Score
    Quality of the land administration index (0-30) 7.0
    Reliability of infrastructure index (0-8) 1.0
    What is the institution in charge of immovable property registration? Conservatoria do Registo Predial de Luanda
    In what format are the majority of title or deed records kept in the largest business city—in a paper format or in a computerized format (scanned or fully digital)? Computer/Scanned 1.0
    Is there an electronic database for checking for encumbrances (liens, mortgages, restrictions and the like)? No 0.0
    In what format are the majority of maps of land plots kept in the largest business city—in a paper format or in a computerized format (scanned or fully digital)? Paper 0.0
    Is there an electronic database for recording boundaries, checking plans and providing cadastral information (geographic information system)? No 0.0
    Is the information recorded by the immovable property registration agency and the cadastral or mapping agency kept in a single database, in different but linked databases or in separate databases? Separate databases 0.0
    Do the immovable property registration agency and cadastral or mapping agency use the same identification number for properties? No 0.0
    Transparency of information index (0–6) 2.0
    Who is able to obtain information on land ownership at the agency in charge of immovable property registration in the largest business city? Anyone who pays the official fee 1.0
    Is the list of documents that are required to complete any type of property transaction made publicly available–and if so, how? Yes, on public boards 0.5
    Link for online access:
    Is the applicable fee schedule for any property transaction at the agency in charge of immovable property registration in the largest business city made publicly available–and if so, how? Yes, on public boards 0.5
    Link for online access:
    Does the agency in charge of immovable property registration commit to delivering a legally binding document that proves property ownership within a specific time frame–and if so, how does it communicate the service standard? No 0.0
    Link for online access:
    Is there a specific and separate mechanism for filing complaints about a problem that occurred at the agency in charge of immovable property registration? No 0.0
    Are there publicly available official statistics tracking the number of transactions at the immovable property registration agency? No 0.0
    Number of property transfers in the largest business city in 2015:
    Who is able to consult maps of land plots in the largest business city? Only intermediaries and interested parties 0.0
    Is the applicable fee schedule for accessing maps of land plots made publicly available—and if so, how? Yes, in person 0.0
    Link for online access:
    Does the cadastral or mapping agency commit to delivering an updated map within a specific time frame—and if so, how does it communicate the service standard? No 0.0
    Link for online access:
    Is there a specific and separate mechanism for filing complaints about a problem that occurred at the cadastral or mapping agency? No 0.0
    Geographic coverage index (0–8) 0.0
    Are all privately held land plots in the economy formally registered at the immovable property registry? No 0.0
    Are all privately held land plots in the largest business city formally registered at the immovable property registry? No 0.0
    Are all privately held land plots in the economy mapped? No 0.0
    Are all privately held land plots in the largest business city mapped? No 0.0
    Land dispute resolution index (0–8) 4.0
    Does the law require that all property sale transactions be registered at the immovable property registry to make them opposable to third parties? Yes 1.5
    Is the system of immovable property registration subject to a state or private guarantee? Yes 0.5
    Is there a specific compensation mechanism to cover for losses incurred by parties who engaged in good faith in a property transaction based on erroneous information certified by the immovable property registry? No 0.0
    Does the legal system require a control of legality of the documents necessary for a property transaction (e.g., checking the compliance of contracts with requirements of the law)? Yes 0.5
    If yes, who is responsible for checking the legality of the documents? Notary.
    Does the legal system require verification of the identity of the parties to a property transaction? Yes 0.5
    If yes, who is responsible for verifying the identity of the parties? Registrar; Notary.
    Is there a national database to verify the accuracy of identity documents? Yes 1.0
    For a standard land dispute between two local businesses over tenure rights of a property worth 50 times gross national income (GNI) per capita and located in the largest business city, what court would be in charge of the case in the first instance? Luanda Provincial Court
    How long does it take on average to obtain a decision from the first-instance court for such a case (without appeal)? More than 3 years 0.0
    Are there any statistics on the number of land disputes in the first instance? No 0.0
    Number of land disputes in the largest business city in 2015:
    Equal access to property rights index (-2–0) 0.0
    Do unmarried men and unmarried women have equal ownership rights to property? Yes 0.0
    Do married men and married women have equal ownership rights to property? Yes 0.0