The deed says the plot is 600 square metres, but is it on the ground? Are the boundaries as written? Is the neighbour's wall inside the plot or outside? Is its position on the spatial map correct? Many buyers only discover the answers after purchase, when they apply for a building permit, the differences appear and the transaction stalls. A land survey before purchase answers these questions before you pay, and gives you a clear basis to negotiate or withdraw. This guide explains what a land survey reveals, why it matters before buying, the difference between a survey and a survey decision, when to request one, and a checklist before signing.
What Does a Land Survey Reveal?
- The actual area compared with the deed.
- Lengths and boundaries with neighbours and streets.
- Encroachments: a neighbour's wall inside the plot, or the reverse.
- Coordinates and the correct position on the map.
- Differences that may hold up the permit or transfer later.
- Levels: the plot's height relative to the street, and any levelling it may need.
Why Does It Matter Before Buying?
A building permit on Balady requires a valid survey decision for building purposes. If a difference between the ground and the deed appears after purchase, the permit will be delayed and need correction procedures. Read: Deed area differs from reality and Property in the wrong location on the map.
Land Survey and Survey Decision
A land survey is fieldwork that measures the plot, while a survey decision is a document issued through the "issue survey report" service on Balady by an engineering office classified for surveying. Read: What is the difference between a survey, survey decision and survey report?.
What to Do if Differences Appear
| Difference | What you usually do |
|---|---|
| Area smaller than the deed | Negotiate the price, or require correction before transfer |
| Encroachment by a neighbour | Document it and resolve it before buying |
| Wrong position on the map | Require the spatial map to be updated before transfer |
| Different lengths | Study the effect on building and requirements |
When to Request It
Before signing the sale contract or paying a non-refundable deposit, especially for old plots, unfenced plots, or plots surrounded by buildings.
Checklist Before Signing
- A survey comparing the ground with the deed.
- Checking the deed is linked to the spatial map. Read: Linking the deed to the spatial map.
- Knowing the building regulations and setbacks. Read: Setbacks and building ratios.
- Confirming the deed type (electronic or paper). Read: Converting a paper deed to electronic.
Frequently Asked Questions
Is a land survey mandatory before buying?
It is not a regulatory requirement for purchase, but it is practical protection for the buyer.
How long does it take?
It depends on the area and location; the survey decision service on Balady takes from one to 10 days.
How much does it cost?
Read: Land surveying cost.
Is it useful for plots in new subdivisions?
Yes, errors can occur even in new subdivisions, especially in lengths and coordinates.
Do I need a new survey when applying for the permit?
You need a valid survey decision for building purposes, which can draw on the survey already done if it is recent.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office classified for surveying that surveys plots before purchase, compares the ground with the deed and spatial map, explains differences and their effect, and issues the survey decision via Balady. See our land and building surveying 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.