5 Red Flags When Buying Property From an Unlicensed Seller in Syria
Why unlicensed sales carry extra risk
In Syria, real rights over immovable property are fundamentally tied to the Land Registry administered by the General Directorate of Cadastral Affairs. The modern system—rooted in Decrees 186 to 189 and the Land Registry Law (Decree 188 of 1926)—records ownership, encumbrances and other real rights. Under this framework and the Civil Code, ownership is opposable to others when it is registered in the Land Registry. Any transaction that sidesteps this process exposes a buyer to avoidable risk.
Red flag 1: The seller refuses to provide a recent Land Registry extract
A basic check is an up-to-date property record from Cadastral Affairs (the Land Registry) showing the parcel number, description, owners, and any encumbrances such as mortgages, seizures or court orders. If an unlicensed seller will not obtain or share a recent extract—or the description on the record does not match the building you are shown—consider it a major warning sign. The registry is designed to disclose the legal status of each property, and buyers are deemed to have notice of what appears in it. Proceeding without this document leaves you blind to liens, attachments, or redevelopment-related notations that can stop a transfer later.
Red flag 2: You are asked to rely only on a private contract or an old power of attorney
It is common in Syria to see private sale contracts or to use a power of attorney (POA) to complete steps of a transfer. But a private contract alone does not place your name on the Land Registry, and an outdated or revocable POA can collapse before you register. Even with an irrevocable POA, the expectation in practice is to move promptly to a registered transfer; temporary entries and notations tied to such instruments are time-bound and do not themselves substitute for a completed registration. If the seller insists that “registration is unnecessary” or refuses to finalize the deal before the notary and the Real Estate Directorate, walk away.
Red flag 3: The seller cannot prove authority to sell
If the person you are dealing with is not the registered owner, they must show clear, verifiable authority—typically a specific POA that precisely identifies the property and powers to sell. When the principal (owner) is abroad, the POA generally needs proper authentication through the issuing country and the Syrian embassy or consulate before Syrian notaries and registries will rely on it. Be wary of photocopies, expired mandates, or powers that are general in scope but do not explicitly authorize a sale of the exact property.
Red flag 4: You are urged to understate the price to “save tax”
Since March 29, 2021, real estate sales tax in Syria has been calculated from the prevailing market value determined under Ministry of Finance schedules, not the number you write in the contract. Attempts to declare a much lower price will not reduce the tax and may instead trigger delays, reassessments, or additional scrutiny. If an unlicensed seller pressures you to manipulate paperwork for supposed tax savings, treat it as a signal that other parts of the deal may be noncompliant.
Red flag 5: Missing clearances or unexplained delays at the registry
Beyond routine cadastral checks, Syrian authorities have, at times, required additional clearances to complete property transfers. In 2025, procedures were updated to link completion of many transactions to a “No Objection to Completing the Real Estate Transaction” certificate. A seller who cannot or will not obtain required clearances—or who suggests you can bypass them—puts your money at risk. Transfers can be halted if this paperwork is missing, even after you sign a contract.
Practical steps before you commit
Ask for an official, recent Land Registry extract and compare it against the property on the ground (address, boundaries, unit number and area).
Confirm the seller’s identity matches the registry owner, or verify a specific, properly authenticated POA that names the property and the power to sell.
Insist that payment milestones align with notarization and registration steps. Use formal receipts and avoid paying the full amount before the registry accepts the transfer.
Budget for taxes and fees based on the prevailing-value system introduced in 2021, not just the contract price.
Build in time for clearances or certificates the registry may require before finalizing ownership.
How Miftah can help
Miftah is a free real-estate marketplace for Syria that lets you find and contact verified real-estate brokers and agencies. Look for trust badges—verified brokerage, verified independent broker, verified developer, and verified‑ID for individual sellers—when browsing listings. You can message sellers or brokers directly via in‑app chat, WhatsApp or phone to request registry extracts or POA copies before visiting. Miftah also shows market context on listings, including recent average asking prices and local price history, which helps you spot listings that are suspiciously under‑ or over‑priced. These tools do not replace legal checks, but they make it easier to prioritize safer leads and have informed conversations before you commit.