Buying an Apartment in Nepal: What to Check First
Buying a home is the largest transaction most people make, and in Nepal it comes with considerations that do not apply everywhere — seismic construction standards foremost among them.
This is a checklist, not legal advice. Engage a lawyer for the title work. What follows is what to establish before you get that far.
Title and legal standing
Everything else is irrelevant if this is not clean.
- Land ownership certificate (lalpurja) — verify it, and verify it matches the land the building stands on
- Chain of ownership — trace it back, not just the current holder
- Encumbrances — outstanding loans, mortgages or disputes registered against the property
- Apartment ownership documentation — flats are owned differently from land; understand exactly what you are buying and what share of common property comes with it
Have a lawyer conduct the search at the Land Revenue Office. Do not rely on documents supplied by the seller alone.
Approvals and compliance
- Building permit from the local municipality
- Approved drawings, and whether what was built matches them
- Completion certificate
- Land use classification appropriate to residential development
A discrepancy between approved drawings and the actual building is common enough that you should check specifically rather than assume.
Construction quality — with earthquakes in mind
Nepal is seismically active. The 2015 earthquake made the consequences of poor construction unambiguous.
Ask for:
- Structural design documentation and the engineer responsible
- Confirmation of compliance with the Nepal National Building Code, specifically the seismic provisions
- Details of the structural system — frame type, foundation, and what it was designed to withstand
- Materials specification, particularly reinforcement and concrete grade
If a developer is reluctant to discuss structural engineering in specifics, treat that as significant. Developers who build well are usually pleased to explain how.
Where possible, have an independent structural engineer review the documentation. The fee is trivial against the purchase price.
Utilities and services
- Water — source, storage capacity, and reliability in dry season. In the Kathmandu valley this is a real constraint, not a formality.
- Electricity — supply capacity, and whether backup exists for common areas and lifts
- Sewerage — connection or treatment arrangement
- Parking — allocated or shared, and whether it is deeded to your unit
- EV charging — increasingly relevant. Ask whether parking spaces have, or can take, a socket. Retrofitting a building not designed for it is expensive.
The things people forget
Service charges. What is the monthly figure, what does it cover, how is it set, and how has it moved over the last three years in that development?
Management. Who manages common areas? Is there a functioning owners' association?
Sinking fund. Is money set aside for major repairs — lifts, roof, external works? A development without one faces sudden levies later.
Common area ownership. What exactly is common, and what share do you hold?
Handover condition. Bare shell or finished? Which fittings are included? Get the specification in writing, item by item.
Completion date and remedies. If it is under construction, what happens if it is late? A completion date with no remedy attached is an aspiration.
Buying off-plan
Buying before completion is common and can be cheaper. It also transfers risk to you.
- Payment schedule tied to construction milestones, not to dates
- The developer's completed track record — visit their finished projects and talk to residents
- What happens if the project stalls — is your money protected in any way?
- Specification changes — can the developer alter what you were sold, and on what terms?
Visiting a developer's earlier completed projects and speaking to people living in them is the most informative hour you will spend.
Location, practically assessed
Beyond the usual — commute, schools, healthcare — consider:
- Road access in monsoon. Visit in rain if you can.
- Drainage and flood history of the immediate area
- What is planned for adjacent plots, if you can establish it
- Noise, at the hours you will actually be at home
Before you sign
- Title searched by your own lawyer
- Approvals and completion certificate verified
- Structural documentation reviewed independently
- Service charge history obtained
- Handover specification agreed in writing
- Payment schedule tied to milestones
- Developer's earlier projects visited
- Parking and common-area rights confirmed in the deed
About Parimita Housing
Parimita Housing develops residential property in Nepal, from high-rise apartment buildings to individual bungalows, alongside land and real estate management. Its current project is DownTown Housing.
Frequently asked questions
Can foreigners buy property in Nepal? Restrictions apply to foreign ownership of land in Nepal. Take current legal advice — the position is specific and has changed over time.
What is a lalpurja? The land ownership certificate — the primary document evidencing ownership. Verify it independently at the Land Revenue Office.
How do I check a building is earthquake-resistant? Ask for structural design documentation and confirmation of compliance with the Nepal National Building Code, and have an independent structural engineer review it.
Are service charges regulated? They are generally set by the development's management. Ask for the current figure and the last three years of history before committing.