5 Red Flags to Avoid When Buying Property in Botswana
1. The “Ghost” Agent
Every person practicing real estate in Botswana must be registered with the Real Estate Institute of Botswana (REIB) and the Real Estate Advisory Council (REAC).
The Risk: Dealing with an unregistered agent means you have no protection if your deposit goes missing.
The Fix: Ask to see their Fidelity Fund Certificate (FFC) before paying any money.
2. Incomplete Development Covenants
On State Land, you often cannot transfer property until it is “developed” (usually meaning a habitable structure is present).
The Risk: You might pay for a “plot” only to find out the Land Board or Department of Lands won’t recognize the transfer because the previous owner didn’t build on it.
3. The “Unserviced” Plot Trap
Many new plots in peri-urban areas are sold at low prices because they lack “services” (water, electricity, and sewage).
The Risk: You could be waiting years—or paying tens of thousands of Pula—to get connected to the grid.
4. Missing Survey Diagrams
Does the fence match the map?
The Risk: Encroachment disputes are common.
The Fix: Always insist on seeing a certified Survey Diagram and, if possible, have a surveyor verify the beacons before the final payment.
5. KYC and the Financial Intelligence Act
Professional agents are now legally bound to perform “Know Your Customer” (KYC) checks. If an agent doesn’t ask for your Omang and proof of funds, they aren’t following the law.
