{"id":19970,"date":"2021-04-29T10:25:35","date_gmt":"2021-04-29T10:25:35","guid":{"rendered":"https:\/\/jiwall.com\/uncategorized\/limmobilier-au-senegal-une-hausse-des-prix-systematique\/"},"modified":"2021-05-27T14:52:15","modified_gmt":"2021-05-27T14:52:15","slug":"real-estate-in-senegal-a-systematic-rise-in-prices","status":"publish","type":"post","link":"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/","title":{"rendered":"Real estate in Senegal: a systematic rise in prices"},"content":{"rendered":"<p>Rising property prices in Senegal are worrying more than one. Land speculation and the scarcity of land in Dakar are the causes most often cited by experts and laymen. Some believe that individuals in their frantic pursuit of profit are the main cause of the rise in prices. Certainly, speculators exist, but to hold them entirely responsible would be a reductive analysis which would leave parts of the problem unexplored.<\/p>\n<p>One of the phenomena that is rarely discussed is the inflationary nature of real estate transactions in Senegal. Today, even if the State prohibited the realization of a capital gain on real estate transactions and all real estate speculators were eliminated, Senegal would still experience a dizzying rise in real estate prices due to the inflationary nature of real estate transactions. In other words, transaction costs are also factors explaining the price increase.<\/p>\n<p>In this article, we explore these transaction fees and provide some suggestions for improving this situation which could harm future generations.<\/p>\n<p>&nbsp;<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_1 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table des mati\u00e8res<\/p>\n<label for=\"ez-toc-cssicon-toggle-item-69e75cbb956f1\" class=\"ez-toc-cssicon-toggle-label\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/label><input type=\"checkbox\"  id=\"ez-toc-cssicon-toggle-item-69e75cbb956f1\"  aria-label=\"Toggle\" \/><nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Inflationary_transaction_fees\" >Inflationary transaction fees<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Breakdown_of_real_estate_transaction_costs\" >Breakdown of real estate transaction costs<\/a><ul class='ez-toc-list-level-4' ><li class='ez-toc-heading-level-4'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#State_taxes\" >State taxes<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Bank_charges\" >Bank charges<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Notary_fees\" >Notary fees<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Suggestions_to_improve_the_situation\" >Suggestions to improve the situation<\/a><ul class='ez-toc-list-level-4' ><li class='ez-toc-heading-level-4'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#A_tax_exemption_for_non-speculative_non-investors\" >A tax exemption for non-speculative non-investors<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-4'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Expanding_the_role_of_notaries\" >Expanding the role of notaries<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-4'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/jiwall.com\/en\/investissement-immobilier-en\/real-estate-in-senegal-a-systematic-rise-in-prices\/#Increase_in_the_number_of_notarial_offices\" >Increase in the number of notarial offices<\/a><\/li><\/ul><\/li><\/ul><\/nav><\/div>\n<h3><span class=\"ez-toc-section\" id=\"Inflationary_transaction_fees\"><\/span>Inflationary transaction fees<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><img fetchpriority=\"high\" decoding=\"async\" class=\"alignnone wp-image-19939\" src=\"https:\/\/jiwall.com\/wp-content\/uploads\/2021\/04\/Jiwall-article-immo-copy-copy-copy-copy-300x157.jpg\" alt=\"\" width=\"808\" height=\"423\" \/><\/p>\n<p>To analyze the inflationary nature of real estate transactions in Senegal, take the case of Aida Dram\u00e9, a young executive who decides to buy land in Golf Sud for an amount of 33 million FCFA. Because this is a lease, Aida must go through the notary. To formalize this transaction, Aida pays 2 million FCFA HT to the State of Senegal and 1.3 million FCFA HT to the notary. It totals costs of around 3.5 million FCFA including tax, or 10.77% of the price of the land.<\/p>\n<p>Suppose Aida decides to finance her acquisition with a mortgage loan, again, she must go through the notary. It is responsible for additional transaction costs associated with taking out the mortgage in addition to bank charges. Aida thus subscribes to a loan of 38 million FCFA to be able to cover all the costs. This time, she pays 400,000 FCFA before tax to the State of Senegal and 900,000 FCFA before tax to the notary, or about 1.5 million FCFA including tax. There is also the cost of opening a credit file of around 380,000 FCFA.<\/p>\n<p>Aida is finally the owner. The cost of the land is around 38 million FCFA including tax. Note the intriguing phenomenon caused by the transfer of ownership: the value of the land is artificially inflated from 33 million FCFA to 38 million FCFA, an increase of 15% on the price claimed by the seller. If tomorrow, Aida felt the need to resell her land, she could not sell it for less than 38 million FCFA (not counting the increased bank interest to date). However, Aida is not in a speculative logic and will not make a profit on this transaction if it claims 38 million from a buyer. Quite simply, the inflationary nature of real estate transactions promotes accelerated growth in real estate prices in Senegal.<\/p>\n<p>Imagine the perverse effect of this phenomenon on the scale of all real estate transactions in Senegal. This effect is amplified by the asymmetry of market information. Aida Dram\u00e9&#8217;s neighbors naturally think that their land is also worth FCFA 38 million, since Aida was able to find a buyer at that price.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Breakdown_of_real_estate_transaction_costs\"><\/span>Breakdown of real estate transaction costs<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>The graph below illustrates the breakdown of costs related to a real estate transaction in Senegal. The fees consist of taxes paid to the State, notary fees and certain bank charges.<\/p>\n<p>&nbsp;<\/p>\n<p><img decoding=\"async\" class=\"wp-image-19933 aligncenter\" src=\"https:\/\/jiwall.com\/wp-content\/uploads\/2021\/04\/ventila-300x169.png\" alt=\"\" width=\"672\" height=\"379\" \/><\/p>\n<h4><span class=\"ez-toc-section\" id=\"State_taxes\"><\/span>State taxes<span class=\"ez-toc-section-end\"><\/span><\/h4>\n<p>It should be noted that most of the value of land is created by the State through the development of roads, the establishment of health and education infrastructure, the provision of public transport, etc. . Therefore, 7% to the state in addition to the capital gains taxes charged to the seller is relatively justifiable, even if it is not consistent with the general objective of making housing affordable in Senegal.<\/p>\n<p>Apparently the new finance law provides for a reduction in these fees for real estate developers. This law should perhaps be extended to individuals knowing that self-construction represents 80% of housing in Senegal.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Bank_charges\"><\/span>Bank charges<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>On the other hand, the file opening fee of 1% of the loan amount imposed by the banks is difficult to justify. As a reminder, operational costs are already included in bank interest rates. In a logic of coherence with the housing policy, the State should look into these subjects.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Notary_fees\"><\/span>Notary fees<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>The notary is the trusted third party who secures all real estate transactions. But even when it comes to our health, we want to make sure we&#8217;re paying the right price, so the notary&#8217;s fees cannot be spared from this critical exercise. In order to have a little more perspective on the fees of notaries, let&#8217;s compare the remuneration of French notaries to that of Senegalese notaries. We will again use the example of Aida Dram\u00e9 who buys land in Senegal for 33,000,000 FCFA.<\/p>\n<p>&nbsp;<\/p>\n<table style=\"height: 857px;\" width=\"803\">\n<tbody>\n<tr>\n<td colspan=\"4\">\n<p style=\"text-align: center;\"><b>France<\/b><\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>Base slice (FCFA)<\/td>\n<td>Amount Applicable<\/td>\n<td>rate<\/td>\n<td>Proportional fees<\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">From 0 to 4 257 000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">4\u202f257\u202f000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">3,95%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">167\u202f939<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">From 4 257 000 to 11.135.000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">6\u202f878\u202f000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">1,63%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">111\u202f905<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">From 11 135 000 to 39 300 000\u00a0<\/span><\/td>\n<td><span style=\"font-weight: 400;\">21\u202f865\u202f000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">1,09%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">237\u202f235<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">More than 39 300 000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0,81%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<\/tr>\n<tr>\n<td><\/td>\n<td><\/td>\n<td><\/td>\n<td><b>517\u202f079<\/b><\/td>\n<\/tr>\n<tr>\n<td><\/td>\n<td><\/td>\n<td><\/td>\n<td><\/td>\n<\/tr>\n<tr>\n<td colspan=\"4\">\n<p style=\"text-align: center;\"><b>S\u00e9n\u00e9gal<\/b><\/p>\n<\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">Tranche d&#8217;assiette (FCFA)<\/span><\/td>\n<td><span style=\"font-weight: 400;\">Montant<\/span><\/td>\n<td><span style=\"font-weight: 400;\">Taux applicable<\/span><\/td>\n<td><span style=\"font-weight: 400;\">Emoluments Proportionnels<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">De 0 \u00e0 20 000 000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">20\u202f000\u202f000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">4,50%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">900\u202f000<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">De 20.000.000 \u00e0 80.000.000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">13\u202f000\u202f000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">3%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">390\u202f000<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">De 80.000.000 \u00e0 300.000.000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<td><span style=\"font-weight: 400;\">1,50%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<\/tr>\n<tr>\n<td><span style=\"font-weight: 400;\">Plus de 300 000 000<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0,75%<\/span><\/td>\n<td><span style=\"font-weight: 400;\">0<\/span><\/td>\n<\/tr>\n<tr>\n<td><\/td>\n<td><\/td>\n<td><\/td>\n<td><b>1\u202f290\u202f000<\/b><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>&nbsp;<\/p>\n<p>For the same transaction, Aida Dram\u00e9 would have paid 517,079 FCFA before tax in France, which is 2.5 times less than in Senegal. And this multiple would vary upward if the transaction amount were to increase. We are quite skeptical that the effort made by a Senegalese notary to secure a real estate transaction is 2.5 times greater than that of the French notary.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Suggestions_to_improve_the_situation\"><\/span><b>Suggestions to improve the situation<\/b><b><\/b><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><img decoding=\"async\" class=\"alignnone wp-image-19937\" src=\"https:\/\/jiwall.com\/wp-content\/uploads\/2021\/04\/Jiwall-article-immo-copy-copy-copy-copy-1-300x157.jpg\" alt=\"\" width=\"799\" height=\"418\" \/><\/p>\n<h4><span class=\"ez-toc-section\" id=\"A_tax_exemption_for_non-speculative_non-investors\"><\/span>A tax exemption for non-speculative non-investors<span class=\"ez-toc-section-end\"><\/span><\/h4>\n<p>Real estate is a particular asset class attracting interests ranging from speculation to finding a home, which is a basic need. It is important that the state takes this consideration into account when putting in place fiscal policies. Self-construction represents the majority of real estate production in Senegal. Limiting tax measures to property developers cannot accomplish the intention of facilitating access to housing in Senegalese. Ways need to be found to reduce the tax burden on people looking for a home.<\/p>\n<h4><\/h4>\n<h4><span class=\"ez-toc-section\" id=\"Expanding_the_role_of_notaries\"><\/span>Expanding the role of notaries<span class=\"ez-toc-section-end\"><\/span><\/h4>\n<p>As mentioned above, the role of the notary is essential to guarantee the transparency of real estate transactions. To date in Senegal only transactions on land titles and leases are required to go through a notary. While many real estate transactions are made on land in the national domain. These transactions are often the source of land disputes that ruin the investment of so many brave Senegalese. It is obvious that local authorities have neither the expertise nor the means to manage these transactions. By extending the intervention of the notary to all types of real estate transactions, it will be easier to reduce the costs of notaries without affecting them. By the same means all real estate transactions would be secure.<\/p>\n<p>&nbsp;<\/p>\n<h4><span class=\"ez-toc-section\" id=\"Increase_in_the_number_of_notarial_offices\"><\/span>Increase in the number of notarial offices<span class=\"ez-toc-section-end\"><\/span><\/h4>\n<p>Naturally, the expansion of the role of the notary must be accompanied by the increase in notarial offices. Senegal has only 50 notarial offices (http:\/\/seninfogreffe.com\/) for the 15.8 million inhabitants (World Bank), or 1 notary for 317,000 inhabitants. By way of comparison, in France, for a population of 67 million inhabitants (INSEE, January 2020), there are more than 6,580 notarial offices (notaires.fr), or 1 notary for 10,180 inhabitants. There are 30 times more notaries per capita in France than in Senegal. It would also be an opportunity to create and accelerate the formalization of our economy.<\/p>\n<p>In conclusion, beyond real estate speculation, it is important to note that there are fundamental realities that exacerbate the housing problem in Senegal. Everyone needs to be part of the resolution if we are to prosper as a united nation. Whether it is the State, notaries or banks, it is essential to reduce the transaction costs of real estate.<\/p>\n<p>&nbsp;<\/p>\n<p><a href=\"https:\/\/jiwall.com\/en\/buyers\/\"><img loading=\"lazy\" decoding=\"async\" class=\"alignnone wp-image-19951\" src=\"https:\/\/jiwall.com\/wp-content\/uploads\/2021\/03\/call-to-action-jiwall-copy-1-300x16.png\" alt=\"investment in senegal\" width=\"881\" height=\"47\" \/><\/a><\/p>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">\u00a0<\/span><\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Rising property prices in Senegal are worrying more than one. Land speculation and the scarcity of land in Dakar are the causes most often cited by experts and laymen. Some believe that individuals in their frantic pursuit of profit are the main cause of the rise in prices. Certainly, speculators exist, but to hold them [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":19935,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"content-type":"","footnotes":""},"categories":[119,116],"tags":[],"class_list":["post-19970","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-droit-immobilier-en","category-investissement-immobilier-en"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Real estate in Senegal: a systematic rise in prices - JIWALL<\/title>\n<meta name=\"description\" content=\"Rising property prices in Senegal are worrying more than one. 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