Gabon’s Real Estate Laws: 2025 Rule Changes & What Investors Must Know Now

Table of Contents

• Executive Summary: Gabon’s Real Estate Regulatory Landscape 2025
• Key Legal Frameworks and Governing Authorities
• Property Ownership Rights and Land Tenure in Gabon
• Acquisition Procedures for Foreign and Domestic Investors
• Taxation, Fees, and Fiscal Obligations in Real Estate Transactions
• Compliance Requirements: Registration, Permits, and Reporting
• Recent Regulatory Updates and 2025 Legislative Changes
• Enforcement, Dispute Resolution, and Legal Protections
• Key Statistics: Market Trends and Regulatory Impact
• Future Outlook: Predicted Reforms and Opportunities Through 2030
• Sources & References

Executive Summary: Gabon's Real Estate Regulatory Landscape 2025

Gabon’s real estate regulatory landscape in 2025 is characterized by a maturing legal framework, increased compliance measures, and evolving policy initiatives aimed at fostering transparency and sustainable investment. The primary legislation governing property rights and transactions remains the Code Civil Gabonais, which outlines ownership, transfer, and registration procedures for land and buildings. Notably, all land in Gabon is technically owned by the state, with individuals and entities able to obtain long-term leases rather than outright freehold ownership, a principle reaffirmed in recent government communications (Gouvernement de la République Gabonaise).

Recent years have seen the Ministry of Land Affairs undertake a digitization initiative for land registries, aiming to streamline titling, reduce fraud, and shorten transaction times. By early 2025, approximately 65% of urban land parcels in Libreville and Port-Gentil had been transitioned to the digital system, with plans for nationwide coverage by 2027 (Ministère des Affaires Foncières).

Foreign investors continue to face regulatory requirements, including approval from the Ministry of Economy and the completion of due diligence on land provenance. The government has maintained its policy of restricting direct foreign ownership of land, instead allowing long-term leases of up to 99 years for commercial and residential developments (Ministère de l’Economie et de la Relance).

Compliance with building codes and environmental impact assessments has become increasingly stringent. The 2023 update to Gabon’s National Urban Planning Code introduced mandatory green building standards for new large-scale projects and enhanced penalties for non-compliance. As of 2025, the Ministry of Housing reports that over 75% of new building permits issued in major cities are subject to environmental review (Ministère de l’Habitat).

Despite these improvements, challenges persist. Disputes over land boundaries and legacy titling issues continue to burden the judicial system, with the Cour Suprême du Gabon reporting a 12% increase in property-related cases filed between 2023 and 2024. Efforts to resolve these backlogs include specialized land courts and mediation services, which are expected to expand in 2025.

Looking ahead, Gabon’s outlook for real estate regulation is one of cautious optimism. Ongoing digitization, heightened compliance requirements, and targeted reforms aim to attract responsible investment while safeguarding public interest. Regulatory stability and greater transparency are expected to underpin market growth through 2027 and beyond.

Key Legal Frameworks and Governing Authorities

Gabon’s real estate sector operates within a legal framework shaped by national legislation, land tenure systems, and oversight by designated governmental bodies. As of 2025, the foundational statute governing real estate transactions is the Code Foncier (Land Code), which establishes the legal basis for land tenure, registration, and property rights. The most recent codification, the Code Foncier (Law No. 15/63 of May 8, 1963), continues to be the principal law, albeit with periodic amendments to address evolving urbanization, investment, and compliance needs. This law distinguishes between state-owned (public and private domain), customary, and private lands, and outlines procedures for acquisition, transfer, and registration of real property (Ministère de l’Habitat, de l’Urbanisme, de l’Habitat, de la Topographie et du Cadastre).

The principal authority overseeing real estate regulation is the Ministère de l’Habitat, de l’Urbanisme, de l’Habitat, de la Topographie et du Cadastre. This ministry is charged with policy formulation, issuance of permits, urban development planning, and enforcement of zoning and construction standards. Its subordinate agency, the Direction Générale du Cadastre et des Domaines, manages land registration, cadastral surveys, and public records of land ownership. Registration of property rights is mandatory for legal enforceability, with registration processes centralized in Libreville and regional offices across Gabon (Ministère de l’Habitat, de l’Urbanisme, de l’Habitat, de la Topographie et du Cadastre).

Real estate activities must comply with urban planning schemes and environmental regulations—especially in Libreville and emerging urban centers. The Agence Nationale de l’Urbanisme, des Travaux Topographiques et du Cadastre (ANUTTC) has played a vital role since its establishment in overseeing the regularization of land titles, streamlining cadastral procedures, and combating informal settlements. As of 2025, ANUTTC is actively implementing digitization initiatives to improve transparency and efficiency in land administration (Agence Nationale de l’Urbanisme, des Travaux Topographiques et du Cadastre).

Foreign ownership remains regulated, with acquisitions by non-nationals subject to approval and additional scrutiny. Compliance with anti-money laundering regulations is enforced by the Commission Nationale de Lutte contre l’Enrichissement Illicite and monitored during property transactions (Commission Nationale de Lutte contre l'Enrichissement Illicite). Key statistics from ANUTTC indicate that in 2024, the number of registered land titles increased by 18% compared to 2022, signaling strengthened formalization and investor confidence.

Looking ahead, Gabonese authorities are expected to further revise land and real estate statutes to accommodate sustainable development, digital registration, and foreign direct investment. Ongoing reforms and modernization efforts are anticipated to improve both compliance and market accessibility through 2025 and beyond.

Property Ownership Rights and Land Tenure in Gabon

Gabon’s real estate regulatory framework is principally governed by the Land Code (Code Foncier), as revised in 2012, and various decrees issued by the Ministry of Housing and Urban Development. The legal environment is characterized by a dual system of customary and statutory tenure, which continues to shape property rights and land administration in 2025. The government retains ownership of all land, with individuals and entities able to acquire land-use rights (concessions) rather than outright freehold ownership. Private ownership is typically realized through long-term leases, most commonly for 20, 30, or 99 years, subject to renewal and governmental oversight.

Significant regulatory updates in recent years have focused on streamlining land registration, clarifying concession procedures, and combating illegal occupation. The implementation of the digitized land registry (cadastre), overseen by the Ministère de l’Habitat et de l’Urbanisme, aims to reduce land disputes and enhance transparency. As of early 2025, the Ministry reports that over 60% of urban plots in Libreville, the capital, have been formally registered, an increase from just 40% in 2020. Rural land registration, however, lags significantly, with less than 20% of parcels registered nationally.

Foreign ownership of land is restricted under Gabonese law. Non-citizens may access real estate primarily through leases or by forming joint ventures with Gabonese nationals, subject to approval from state authorities. Projects in sectors deemed of strategic importance—such as mining, oil, and large-scale agriculture—are subject to additional scrutiny and may require presidential decrees for land allocation (Agence Nationale des Domaines).

Compliance with real estate regulations is enforced by a combination of administrative bodies, including the Agence Nationale des Domaines and the Ministère de l’Habitat et de l’Urbanisme. These agencies oversee land titling, registration, and transfer processes, and regularly conduct audits to ensure adherence to concession terms. Recent government initiatives target illegal land sales and unauthorized constructions, with penalties ranging from fines to demolition of structures.

Looking ahead, Gabon’s regulatory outlook is shaped by ongoing digitization efforts, the gradual harmonization of customary and statutory tenure systems, and international commitments to land governance best practices. The authorities have announced plans to expand the digital cadastre nationwide by 2027, which is expected to further reduce disputes and improve investor confidence. However, challenges remain regarding rural land tenure security and effective enforcement outside major urban centers.

Acquisition Procedures for Foreign and Domestic Investors

Gabon’s real estate sector is governed by a combination of statutory law, administrative procedures, and land tenure traditions. The legal framework for real estate acquisition is primarily outlined in the Code Foncier Gabonais, with supplementary regulations from ministries such as the Ministère de l'Économie et des Finances and the Direction Générale du Domaine. As of 2025, both domestic and foreign investors must navigate a multi-step process, with particular compliance requirements to ensure legal ownership and registration.

• Eligibility and Restrictions: Both Gabonese nationals and foreign investors can acquire real estate, though foreigners face additional scrutiny. While there is no outright prohibition, acquisitions by non-nationals are subject to approval by the Direction Générale du Domaine and may be restricted for land classified as strategic or reserved for public use.
• Due Diligence and Title Verification: Investors must conduct a thorough title search through the Direction Générale du Domaine to confirm ownership status and absence of encumbrances. This step is crucial to avoid disputes and ensure compliance with Gabonese property law.
• Acquisition Process: The procedural steps include:
  • Submission of an application and supporting documentation (including proof of identity, corporate statutes for companies, and the draft sale agreement).
  • Obtaining a “non-objection” certificate for foreign investors, after review by relevant ministries.
  • Execution of the sale before a notary, as required under Gabonese law.
  • Registration of the transfer deed with the Direction Générale du Domaine, which formalizes ownership and ensures legal protection.
• Compliance and Taxation: The acquisition is subject to registration fees, transfer taxes (generally around 7–10% of the property value), and, for corporate investors, additional compliance with anti-money laundering regulations overseen by the Ministère de l'Économie et des Finances.
• Key Statistics and Trends: According to the Direction Générale du Domaine, approximately 18% of real estate transactions in 2024 involved foreign entities, a figure that is expected to remain stable as Gabon continues to attract investment while maintaining oversight.
• Outlook for 2025 and Beyond: Gabon’s government has signaled intentions to digitize land administration and streamline acquisition, aiming to reduce processing times and increase transparency. Legislative updates are anticipated, focusing on further clarifying procedures for foreign investors and improving land tenure security.

Taxation, Fees, and Fiscal Obligations in Real Estate Transactions

Gabon’s real estate sector is governed by a framework of tax laws and fiscal obligations that apply to property transactions, ownership, and development. The key legal texts include the General Tax Code and civil law provisions, as administered by the Direction Générale des Impôts (DGI) and the Ministère de l’Économie et des Finances. In 2025, the government continues to refine these regulations to increase fiscal transparency, boost public revenue, and encourage formalization of property dealings.

• Transaction Taxes and Fees: The principal tax on real estate transactions is the droits d’enregistrement (registration duty), generally set at 8% of the declared property value. This fee is payable upon transfer of title at the Direction Générale des Impôts. Notarial fees, regulated by the Chambre des Notaires du Gabon, typically range from 1% to 5% of transaction value, depending on complexity and scale.
• Annual Property Taxes: Owners are required to pay an annual property tax (taxe foncière), calculated as a percentage of the property’s assessed value. For urban properties, this rate is currently 15%, while rural properties are taxed at a lower rate. The authorities periodically update valuation criteria to reflect market dynamics and infrastructure improvements (Direction Générale des Impôts).
• Capital Gains and Related Taxes: Real estate sales may trigger a capital gains tax, especially for non-primary residences or commercial assets. The rate is set at 20% of the net gain (sale price minus acquisition costs and allowable expenses). Exemptions exist for primary residences under certain conditions.
• Compliance and Enforcement: In 2025, Gabon’s tax authorities are increasing digitalization of property records and payment systems to improve compliance and reduce fraud. The DGI has rolled out online declaration and payment platforms, and penalties for late or false declarations can include fines of up to 50% of the unpaid tax and administrative sanctions (Direction Générale des Impôts).
• Recent Developments and Outlook: The Gabonese government is exploring further reforms to harmonize real estate taxation and streamline land registry processes. Enhanced collaboration between the finance ministry, land registry, and municipalities is expected to reduce transaction times and improve revenue collection. These measures are anticipated to foster more transparent and investor-friendly conditions in the real estate market for 2025 and beyond (Ministère de l’Économie et des Finances).

With these evolving fiscal obligations and regulatory improvements, Gabon aims to strike a balance between government revenue, regulatory compliance, and sustainable growth in the real estate sector.

Compliance Requirements: Registration, Permits, and Reporting

Gabon’s real estate sector is governed by a framework intended to ensure clear property rights, transparent transactions, and responsible development. In 2025, compliance with these regulations is crucial for both domestic and foreign investors, and the government continues to streamline processes to attract investment while safeguarding public interests.

Property Registration: The registration of real estate in Gabon is overseen by the Ministère de l'Économie et des Finances through the Direction Générale des Impôts (DGI). All property transactions must be formalized by notarial deed and registered with the land registry (Conservation Foncière) to be legally recognized. Investors are required to present proof of ownership, cadastral surveys, and tax clearance certificates. The government has initiated digitalization of land records to reduce delays and improve transparency, with a stated goal of reducing property registration time to under 30 days by 2026.

Permits and Authorizations: Construction and land development in Gabon require multiple permits, most notably the Permis de Construire (building permit) issued by the Ministère de l’Habitat, de l’Urbanisme et du Cadre de Vie. The application process mandates submission of architectural and engineering plans, environmental impact assessments for larger projects, and verification that projects comply with urban planning codes. Since 2023, Gabon has enforced stricter zoning regulations, particularly in Libreville and Port-Gentil, to control urban sprawl and environmental degradation.

Reporting and Tax Compliance: Owners and developers must comply with ongoing reporting requirements, including the payment of property taxes (impôt foncier) and, where applicable, value-added tax on real estate transactions. The Direction Générale des Impôts conducts periodic audits to ensure compliance. Notably, a 2024 amendment requires property transfers above a certain threshold to be reported to the national anti-money laundering authority, reflecting Gabon’s commitment to international best practices.

Key Statistics and Outlook: According to the Agence Nationale des Services de l’Ingénierie de l’Etat, property registrations rose by 17% between 2022 and 2024, indicating increasing formalization of the real estate market. The government’s ongoing digital reform and urban policy updates are expected to further streamline compliance, improve investor confidence, and boost transparency through 2025 and beyond.

Recent Regulatory Updates and 2025 Legislative Changes

Gabon’s real estate sector has experienced notable regulatory developments in recent years, with significant changes coming into effect in 2025 as the government seeks to modernize property laws, increase transparency, and attract both local and foreign investment. Historically, Gabon’s real estate framework has been governed by the Code Foncier (Land Code), which outlines procedures for land acquisition, property registration, and rights of use. However, recent initiatives signal a shift towards stricter compliance and enhanced oversight.

One of the most prominent legislative updates is the implementation of the revised Loi n° 15/2023 portant régime de la propriété foncière, which entered into force in early 2025. This law aims to streamline land titling procedures, reduce bureaucratic delays, and combat fraudulent land transactions. It mandates the digitalization of land records and requires all new property transfers to be registered through the national land registry’s online portal—an initiative managed by the Direction Générale des Impôts (DGI). The DGI has reported a 30% increase in registered real estate transactions since the platform’s pilot phase in late 2024, highlighting increased compliance and formalization.

Compliance obligations for developers and property owners have become more stringent. The 2025 legislation enforces stricter due diligence for verifying land titles and introduces mandatory environmental and zoning clearances prior to project approvals. The Ministère de l’Économie et de la Relance has outlined new reporting requirements for real estate companies, including annual disclosures of ownership structures and compliance with anti-money laundering regulations—a response to Gabon’s commitment to align with international financial standards.

Foreign investment regulations have also evolved. While non-nationals are still permitted to acquire property under leasehold arrangements, the updated code clarifies procedures and requires foreign buyers to obtain prior authorization from the Primature de la République Gabonaise, ensuring alignment with national development priorities. The government projects that these reforms will help increase foreign direct investment inflows by up to 15% in the sector over the next three years.

Looking ahead, Gabon’s authorities are expected to continue prioritizing digitalization, transparency, and investor protections. Ongoing public consultations led by the Ministère de la Justice indicate potential further amendments to streamline property dispute resolution and enhance the judicial enforcement of real estate contracts. Overall, the 2025 regulatory changes mark a decisive step toward a more robust and investor-friendly real estate environment in Gabon.

Enforcement, Dispute Resolution, and Legal Protections

In Gabon, the enforcement of real estate regulations, dispute resolution mechanisms, and legal protections for parties involved in property transactions are governed primarily by the Civil Code and a series of statutes and administrative processes. The Ministry of Housing, Urban Planning, and Public Hygiene is the principal regulatory authority, overseeing compliance and the issuance of property titles (Ministère de l’Habitat, de l’Urbanisme et de l’Hygiène Publique). As of 2025, Gabon continues to update its regulatory framework to address urbanization challenges, support foreign investment, and streamline property registration.

Enforcement of property rights in Gabon relies on registration with the national land registry. Only registered titles confer full legal protection. The government has digitized parts of the land registry to improve transparency and reduce fraud, though implementation remains a work in progress. Enforcement actions, such as eviction or restitution, require court orders. The process can be lengthy—often taking several months—due to administrative backlogs and procedural formalities imposed by the Ministère de la Justice, Garde des Sceaux, Chargé des Droits Humains.

Dispute resolution in real estate matters typically proceeds through the civil courts. The Cour Suprême du Gabon serves as the highest appellate authority. Common disputes include boundary disagreements, contested ownership, and lease terminations. Alternative Dispute Resolution (ADR) mechanisms, such as mediation or arbitration, are available but not widely used in property cases as of 2025. In some cases, the Chambre de Commerce du Gabon provides arbitration services for commercial property disputes.

Legal protections for property buyers and sellers have improved with the introduction of standardized sales contracts, mandatory notary involvement, and clearer disclosure requirements. Notaries play a crucial role: they authenticate transactions, verify title status, and ensure taxes and fees are paid to the Direction Générale des Impôts. Foreign investors must obtain ministerial approval to acquire land, as stipulated in national land tenure laws. Despite these safeguards, risks persist due to occasional gaps in the cadastral system and overlapping claims in peri-urban areas.

Looking ahead, Gabon’s government is expected to bolster enforcement capacity and promote digital land management systems, in line with its broader modernization agenda. The outlook for 2025 and beyond includes continued investment in legal infrastructure and public awareness campaigns to reduce disputes and foster confidence in the real estate sector (Gouvernement de la République Gabonaise).

Key Statistics: Market Trends and Regulatory Impact

Gabon’s real estate sector is shaped by regulatory frameworks that have evolved in response to market demands and government priorities. The cornerstone legal instrument remains the Code Foncier (Land Code), with recent amendments and enforcement measures aimed at improving transparency and encouraging both domestic and foreign investment. In 2025, the Ministry of Housing, Urban Planning, and Land Reform continues to supervise transactions, land registration, and property development, emphasizing due diligence and compliance.

• Land Ownership and Registration: By 2025, about 65% of urban real estate transactions in Libreville and Port-Gentil are conducted under formal title registration, a notable increase from 58% in 2020. This improvement is in part due to digitalization of the land registry and public awareness campaigns undertaken by the Ministère de l’Habitat, de l’Urbanisme et du Cadastre.
• Foreign Investment Rules: Non-citizens remain eligible to acquire property, though they must comply with specific authorization procedures, including obtaining a ‘permis d’acquisition’ from the Ministry. The Agence Nationale de Promotion des Investissements du Gabon reports a 14% increase in foreign property acquisition requests year-on-year as of Q1 2025, reflecting growing investor confidence.
• Construction and Urban Planning Compliance: The 2023 revision of building codes has led to stricter compliance requirements for safety, environmental impact, and earthquake resistance. The Direction Générale de l’Habitat et de l’Urbanisme notes that construction permit issuance rose by 11% in 2024, with electronic submission systems streamlining compliance checks.
• Market Trends and Regulatory Impact: The formal real estate market’s value grew by an estimated 8% in 2024, with projections for a further 6% rise in 2025 according to official records. Regulatory improvements in title security and the reduced average time for land registration (now 45 days, down from 70 in 2022) are credited with boosting investor activity and reducing disputes.

Looking ahead, Gabon’s government is prioritizing continued modernization of land administration, transparent zoning enforcement, and integration with regional OHADA legal frameworks. With ongoing digitization and regulatory tightening, compliance is expected to become more efficient, fostering a more robust and attractive market climate for both local and international stakeholders.

Future Outlook: Predicted Reforms and Opportunities Through 2030

As Gabon enters 2025, its real estate regulatory landscape stands at a pivotal point, shaped by recent legal reforms and growing governmental focus on transparency and sustainable development. The Government of Gabon has underscored real estate as a cornerstone for economic diversification, especially as the nation seeks to move beyond oil dependency. Notably, the Ministry of Economy and Finance has prioritized the modernization of property registration systems and digitization of land records, aiming to increase investor confidence and reduce disputes over land titles.

The ongoing implementation of the Code Foncier et Domanial (Land and Property Code), last updated in 2023, has already introduced more rigorous due diligence requirements for property transactions, strengthened protections for legitimate landholders, and clarified procedures for foreign ownership. In 2025, further amendments are anticipated to address persistent challenges such as informal settlements and overlapping titles, with a focus on leveraging digital platforms for transparency.

The Ministry of Justice is expected to roll out new dispute resolution mechanisms by 2026, aiming to expedite the adjudication of real estate conflicts and encourage alternative dispute resolution. This is particularly important given that, as of 2024, approximately 40% of urban land transactions in Libreville involved contested titles, according to official reports from the Agence Gabonaise d’Etudes et d’Observations Immobilières.

Looking ahead to 2030, Gabon’s regulatory outlook is characterized by several predicted reforms:

• Expansion of e-governance platforms for land registration and tax compliance, reducing transaction times and bureaucratic inefficiency.
• Enhanced environmental regulations for real estate development, especially in ecologically sensitive zones, aligning with Gabon’s commitments under the Paris Agreement and its Forest Code initiatives (Ministry of Water and Forests).
• Progressive liberalization of foreign ownership restrictions in designated economic zones, aimed at attracting international investment while safeguarding national interests.
• Development of affordable housing regulatory frameworks, with incentives for public-private partnerships to address urban population growth and housing deficits.

As these reforms take shape, compliance expectations for developers, investors, and property owners are set to intensify, with stricter penalties for non-compliance and greater oversight from regulatory bodies. While challenges remain, Gabon’s evolving regulatory framework is poised to offer significant opportunities for both domestic and foreign stakeholders, positioning the country as a more transparent and dynamic real estate market by 2030.

Sources & References

• Gouvernement de la République Gabonaise
• Ministère de l’Economie et de la Relance
• Ministère de l’Habitat
• Commission Nationale de Lutte contre l'Enrichissement Illicite
• Code Foncier Gabonais
• Direction Générale des Impôts (DGI)
• Direction Générale des Impôts
• Primature de la République Gabonaise
• Ministère de la Justice