You buy a plot whose deed says 500 square metres, and the survey shows 480 or 520. A deed area that differs from reality is a common problem, especially with old deeds, and it usually shows up at the worst time: at the permit or the sale. The difference is not just a number; it affects the buildable area and the land's value, and may reveal an encroachment with a neighbour. This guide explains the common causes, the steps to resolve it, what to do in a case of encroachment, and how to avoid the problem before buying.
Common Causes
- Old measurements with less accurate tools.
- Encroachments by or on neighbours.
- Changes to street widths or setbacks in the plan.
- Errors in writing the lengths or area on the deed.
- A previous subdivision or merger whose data was not updated.
Steps to Resolve It
- An accurate survey by an office classified for surveying. Read: Land surveying cost.
- Identifying the type of difference: a clerical error, an encroachment, or a change in the plan.
- A survey decision for the appropriate purpose, such as a deed update. Read: Survey, survey decision and survey report.
- Amending the deed through the Ministry of Justice service "submit a request to update or amend a property deed", with the competent authority's letter when using corrected data not recorded on the deed.
Type of Difference and Route to Resolve It
| Type of difference | Indicator | Expected route |
|---|---|---|
| Clerical error | Boundaries on the ground are sound but the figure on the deed is wrong | A survey decision and deed amendment |
| A change in the plan | A street width or setback was changed | A letter from the municipality then deed amendment |
| Encroachment | A wall or building outside the boundaries | A documented report and steps with the other party or competent authorities |
| Excess area | The plot is larger than the deed | The route depends on the cause and documents |
A Case of Encroachment
If the difference is due to an encroachment, resolving it may require steps with the other party or the competent authorities. A documented survey report is the basis of your position. Read: The engineering report in disputes and Amending deed boundaries.
The Difference's Effect on Your Project
- Building permit: depends on a survey decision matching the deed. Read: Survey report errors.
- Design: the setbacks and buildable area change.
- Sale and financing: the transaction may stall or the valuation may change.
To avoid the problem before buying: Land survey before purchase.
Frequently Asked Questions
Can I build with an area difference?
The permit depends on a valid survey decision; a material difference must be resolved first.
Does the deed increase if the plot is larger?
It depends on the cause of the increase and the documents; the route is set after the survey and study.
Are small differences acceptable?
It depends on the size and cause of the difference; the engineering office assesses this after the survey.
Who amends the deed?
The Ministry of Justice through the deed update or amendment service, after preparing the survey decision and the competent authority's letter when needed.
Should I start the design before resolving it?
It is better to wait, because a change in area or boundaries may change the design.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office classified for surveying that surveys your plot accurately, identifies the cause of the difference and the route to resolve it, and issues the survey decision needed to amend the deed. See our deed update and amendment service, or contact us.
Regulatory information is based on the Balady platform and the Ministry of Municipalities and Housing, and procedures may be updated by the competent authority. Last reviewed: October 2026.