What Ethiopian law says
| Rule | Source |
|---|---|
| A contract creating or assigning rights of ownership in an immovable must be made in writing and registered with a court or notary. | Civil Code, Article 1723(1) |
| Land is the common property of the Nations, Nationalities and Peoples of Ethiopia and is not subject to sale or other means of exchange. | Constitution, Article 40(3) |
| Contracts are among the documents covered by the authentication and registration of documents law. | Proclamation No. 922/2015, Article 2 |
Clause outline
Use these headings as the structure of your document. They are a drafting checklist, not finished legal wording.
- PartiesSeller and buyer: full names, addresses and identification; spouses where relevant.
- The propertyDescription, location and the certificate or registration number that evidences the seller’s right.
- Price and paymentPrice, instalments, method of payment and receipts.
- TransferHand-over of possession and the steps and timing for transferring title and land use rights.
- Seller’s assurancesThe seller holds the right being sold and the property is free of undisclosed mortgages, liens or disputes.
- Taxes and feesWhich party pays each transfer tax, duty and registration fee.
- DefaultWhat happens if either party fails to perform, and any agreed penalty.
- DisputesCompetent court or agreed arbitration.
- Registration and signaturesUndertaking to register with a court or notary; signatures and witnesses.
Before you sign
- Verify the seller’s certificate of title or holding with the issuing office.
- If the property may be common property of spouses, check whether the other spouse’s consent is required under the applicable family law.
- Confirm the applicable transfer taxes and fees in the current law before fixing who pays them.
Draft it with jLaw
Give jLaw an instruction like this one. It drafts the document, cites the provisions it relies on and delivers revisions as tracked changes.
“Draft a sale agreement for a residential house in Addis Ababa held under an urban land lease, including registration under Article 1723 of the Civil Code and a clause on spousal consent.”
Frequently asked questions
Does a house sale in Ethiopia have to be registered?
Yes. Article 1723(1) of the Civil Code requires a contract creating or assigning ownership rights in an immovable to be in writing and registered with a court or notary.
Can land be sold in Ethiopia?
No. Article 40(3) of the Constitution says land is not subject to sale or other means of exchange. A property sale transfers the building and the use rights the land law allows to be transferred.
This page is general legal information about Ethiopian law, prepared from the published texts it cites. It is not legal advice and does not confirm whether a provision is still in force or has been amended. Federal laws are published in the Federal Negarit Gazeta in Amharic and English, and the Amharic version prevails where they differ. Consult a qualified Ethiopian lawyer about your situation.