In the property market, the term ‘site plan’ is quite familiar. It’s one of the most important documents in land transactions. But for many buyers, it’s also one of the most confusing.
In this guide, we’ll explain what a site plan is, why it matters, and how to read it without getting lost in the technical details. We’ll also cover how it connects to land demarcation and land survey work.
What is a Site Plan?
A site plan, sometimes called a cadastral plan or plot plan, is a map that shows the exact location and measurements of a piece of land. If you’re serious about land ownership, understanding your site plan is a must.
In Ghana, it’s created by a licensed land surveyor and is more than just a map; it’s legal proof of your land’s location and size. You need it to apply for a land title certificate, register your land with the Lands Commission, resolve land boundary issues, and apply for a building permit. It will also help you to avoid buying land that overlaps with another.
Many land disputes happen because people didn’t verify their site plans properly, or they didn’t do a survey at all.
What Does a Site Plan Show?
On a typical site plan, you’ll find the plot number, which is a unique ID that identifies your land in the area or district layout. Every plot has one, like “Plot 245, Block C.” The site is also indicated with the town, district, and region where the land is located, for instance, Kasoa, Awutu Senya East District, Central Region.
A site plan would also have exact global points that place your land on the map. These points—longitudes and latitudes—are called coordinates. You can think of them as a digital fingerprint for your land.
Then, there’ll be measurements and boundaries that show you where your land starts and ends. This means you should be able to see the length of each side of the plot, which is usually in feet or meters. These lines define the land demarcation in Ghana.
In terms of direction or orientation, many site plans use a compass showing North, South, East, and West. This helps you know how the land is positioned in real life. Your plan might also label lands next to yours (e.g. “Plot 244 – vacant,” or “Plot 246 – residential”). This gives context to your surroundings.
If you’re not familiar with the technicalities, just know that site plans are drawn to scale, like 1:2500 or 1:5000. This means every cm or inch on the paper represents a certain number of meters on the ground.
You’ll also have the surveyor’s information showing. Every plan must include the Surveyor’s name and license number, survey date, and signature with their official stamp. Now, without these indications, you can be sure your land survey in Ghana is incomplete and possibly invalid.
Step-by-Step: How to Read a Site Plan in Ghana
Now, let’s make sense of it all:
Step 1: Check the orientation
Look for the compass symbol and identify where North is. This helps you match the map to real-world directions.
Step 2: Study the Boundaries
Check each side of the land. The measurements will show you how long each edge is. Make sure it matches what you were shown on the ground. Example: North side – 120 ft; East side – 90 ft. This gives you the land demarcation.
Step 3: Confirm Coordinates
Every corner of the plot will have coordinates like:
- N 523456.78
- E 345678.91
A licensed land surveyor in Ghana uses these to mark the exact location during a survey. You can also check these points at the Survey and Mapping Division of the Lands Commission.
Step 4: Compare with Physical Land
If you’re buying land, go to the site with your plan and see if the measurements and landmarks match. If the plot is smaller, overlaps with another, or sits in the wrong place, you’ll know.
How to Verify a Site Plan
Before you spend your money, make sure the site plan is legitimate: Check if the surveyor is licensed (just ask for their license number). Visit the Lands Commission to do a site plan search and ask for a land title search or land ownership verification.
Be sure to compare the plan with the actual site (you might want to take a surveyor with you). You can also request an indenture: this is a legal agreement that includes the plan and ownership details.
What About Digital Site Plans?
Ghana is now shifting to digital mapping and land registration. Some newer site plans may come with QR codes or be submitted online to the Lands Commission.
But for now, the traditional paper plan is still widely used (and valid) as long as it’s stamped and signed.
Common Mistakes to Avoid
Never, I repeat, never buy land without seeing the site plan. A hand-drawn or unsigned plan is a no-no; do not accept it. Do not ignore the actual land size during inspection; you’ll be doing yourself a great disservice if you do.
A licensed land surveyor is a must in all this; not involving one can cost you greatly. One last thing: avoid assuming your plan is registered when it’s not. A simple search at the Lands Commission should clear this doubt.
Conclusion
Understanding a site plan in Ghana is key to buying land wisely. It shows you where your land is, how big it is, and what surrounds it. It also protects you from boundary issues and fraud.
If you’re serious about land ownership, always request the official site plan, work with a trusted land surveyor in Ghana, and double-check the land demarcation before payment. Land is a big investment.
A few extra steps today can save you years of trouble later.