Rights, title and concessions
Start by establishing exactly who holds the rights being offered and whether they have authority to sell or transfer them. Obtain current registered title records or the full concession or lease documents, and confirm that the plan identifies the same parcel you have inspected. A concession or lease is not the same as freehold ownership: its scope and security depend on its written terms and the applicable local system.
Check the duration and start date, renewal conditions, transfer or assignment rules, recurring fees, permitted uses, building rights, and any conditions or outstanding obligations. Ask a qualified local lawyer to explain what rights pass to you and what happens when the term ends.
Planning and buildability
Do not assume that vacant land can be built on, or that a nearby building is evidence that the same rules apply to this parcel. Ask the responsible local planning authority about permitted use, zoning or equivalent controls, density, height, setbacks, access standards, environmental restrictions and any approvals needed for the intended project.
Request written confirmation where possible. Check whether permissions already granted are current, apply to this parcel and can be transferred. Local plans, protected areas and building rules can change or impose conditions.
Dimensions, boundaries and land shape
Compare the title or concession plan with a survey carried out by a suitably qualified local surveyor. Verify the parcel identity, dimensions and area rather than relying only on a sales plan or online map. Ask the surveyor to locate boundary markers and explain any difference between documents and what is on the ground.
Consider the shape and usable area, slopes, level changes, retaining needs, drainage paths, trees and existing structures. A right-of-way, easement or utility corridor can reduce the part of the site where building is practical even if it remains inside the boundary.
Road access: practical and legal
A visible track or road does not by itself prove a legal right to reach the parcel. Confirm a documented right of access or right-of-way from the public road to the land, and have its route, width, permitted users and maintenance obligations checked against the relevant documents.
Visit the route and assess its width, surface, condition, gradients, drainage and seasonal reliability. Check whether access is shared and how upkeep is paid for. Consider whether emergency vehicles, delivery lorries and construction equipment can reach the site safely and at the required times.
Wayleaves, easements and utility routes
Look for wayleaves (utility access rights) and other easements affecting the parcel. They may allow service providers or neighbours to run, inspect, repair or replace pipes, cables, drains or other infrastructure, sometimes with rights of entry for maintenance.
Ask for the route, width, access rights and restrictions to be mapped. These rights can limit foundations, planting, fencing or later additions and may constrain where a house can be sited. Have any unclear terms and their effect on future building reviewed before you offer.
Services and connections
Verify actual availability, capacity, connection cost and timing for electricity, water, drainage or sewerage, communications and any other service your project needs. A line, pipe or network being nearby does not prove that a connection is available, affordable or possible.
Ask each provider or relevant authority for written information about the connection point, capacity, route, application process, fees, lead time and any works required. Where a permitted on-site system may be used, confirm local approval requirements, space, soil suitability, maintenance and ongoing costs before relying on it.
Ground conditions and site risks
Walk the land in different weather if possible and note slope, surface water, drainage routes, erosion, exposed rock, fill, retaining walls and signs of movement. Obtain ground or geotechnical advice appropriate to the site and the proposed building; appearance alone cannot establish soil strength or foundation requirements.
Check local information and qualified reports for flooding, landslip, wildfire, contamination, mining, subsidence, seismic, coastal or other hazards relevant to the area. Understand whether mitigation is feasible, who is responsible for it and how it could affect design, insurance, cost and approvals.
Coastal and waterfront land
Waterfront boundaries and rights need particular care. Shoreline, foreshore, tidal or other water boundaries, public access and ownership rules differ by jurisdiction and may not match a visible high-water mark or a private sales plan.
Ask the responsible local authority which coastal or maritime rules apply. Confirm the legally recognised boundary, public or private access, coastal setbacks, permits, marine and habitat protections, and any limits on construction or shoreline works. Assess erosion and flood exposure using local information and suitable expert advice. Get qualified local legal advice before relying on any boundary or access assumption.
Views, value and future changes
There is no universal view premium and no reliable generic percentage to add to a land value. Views vary in quality, permanence and buyer demand, and a view from the site today may be altered by later construction, vegetation or changing access.
Compare recent local sales of similar parcels with and without similar views, where evidence exists. Consider view quality and permanence, whether future building could block it, orientation, privacy, access and building restrictions. Ask a local valuer for evidence-based advice rather than relying on a general rule or a seller’s estimate.
