Lesotho’s land is vested in the Basotho Nation and administered under theLand Act, 2010. Investors typically hold land via leases (not freehold), with durations by use (e.g., up to 90 years for residential/agricultural; 60 years for commercial/industrial/hotel; 30 years for petroleum uses). Foreign investors may hold land through a foreign enterprise with at least 20% Basotho ownership. Lease transactions (assignment, sublease, servitudes) generally require the Commissioner’s consent and registration at the Deeds Registry.
Operational rules for development obligations, planning approvals before building, service connections, administrative fees, and late ground‑rent levy.
Practical conditions, fees and compliance duties on lessees.
Land Administration Authority Act, 2010 (see LesLII)
Land Administration Authority (LAA)
Establishes LAA and its fee‑funding; LAA runs portals and processes consents/registrations with the Commissioner/Registrar.
Centralized delivery of land services (incl. online tools).
Long‑term leases/subleases (≥3 years or renewable beyond 3) must be registered for enforceability.
Registered instruments protect investor rights.
Types / Categories of Land and Typical Leases
Category / use
Administering authority
Max lease duration
Notes
Urban land (residential / services / institutions)
Local Council allocates; Commissioner issues lease; LAA processes
Up to 90 years
Urban grants must follow approved development plans; ground rent applies; residential leases may be ground‑rent free for a citizen’s principal residence.
Agricultural land
Commissioner (often following allocation verification); LAA
Up to 90 years
May carry agricultural‑specific admin fees and development obligations (e.g., fencing, development within 5 years).
Commercial / light industrial / hotel
Local Council & Commissioner; LAA
Up to 60 years
Includes planning and utility connection conditions.
Heavy industrial
As above
Up to 60 years
Often additional EIA/planning conditions depending on the project.
Petroleum sales / wholesale petroleum storage
As above
Up to 30 years
Separate statutory cap for petroleum uses.
Getting a Lease Title
(Allocation/Regularisation → Lease Issuance)
Step & process
Required documents (typical)
Where to apply / contacts
Step 1: Identify land & confirm availability – for urban areas, available land is publicised; applications go to the Allocating Authority (Local Council).
Site identification; concept and intended use.
The Commissioner / Local Council / Allocating Authority may also issue notices.
Step 2: Allocation decision – Council decides and issues a certificate of grant of title (triplicate).
Allocation application pack as per call.
Local Council; certificate forwarded to the Commissioner within 14 days.
Step 3: Lease preparation & execution – Commissioner prepares the lease within 3 months of receiving the certificate; execution and registration follow.
ID/company docs; proof of eligibility to hold land; boundary description/plan; supporting title/affidavits.
Commissioner of Lands / LAA (processing) and Registrar of Deeds (registration).
Step 4: Pay ground rent / charges – ground rent payable per use/location; development charges/premiums may apply.
Invoice/assessment.
LAA / Commissioner (collections & billing).
Leasing and Subleasing
(After you hold a Lease)
Consent required: assignments, subleases, and certain servitudes require the Commissioner’s consent; decisions are typically issued within about 30 days.
Register long‑term instruments: subleases of 3 years or more (or renewable beyond 3) must be registered at the Deeds Registry, usually within about 3 months after consent.
Sublease – Illustrative Workflow
Step & process
Required documents (typical)
Where / timeline
Step 1: Apply for consent to sublet
Draft sublease; ID/lease copies; proof of ground‑rent up‑to‑date.
Final signed sublease; proof of consent; legal fees.
Deeds Registry – lodge within ~3 months after consent.
District‑Specific Land Premium Snapshots (official notices)
Premiums are one‑off prices payable on new allocations tendered by councils. They vary by site, size and cadastral plan and are published through Government Gazette notices.
National Fees (Apply in All Districts)
Item
Basis / amount
Notes / Source
Administrative fees (agricultural area services)
Lease preparation M20; other title document M50; specific consent M20; publication/planning service M30; late ground‑rent levy = 10% of ground rent or M10 (whichever greater) per default
Land Regulations, 2011 (Fourth Schedule)
Consent to transfer (illustrative)
M100 consent fee
Per LAA transfer process materials
Ground rent (annual)
Assessed by LAA by use & location; principal residence may be exempt for citizens
Land Act, 2010
Deeds registration (selected items)
Examples of fixed fees in prior schedules (≈M100–M200)
Government Gazette fee schedules (Deeds Registry)
Standard Timelines (By Law, All Districts)
Milestone
Statutory timing
Notes / Source
Allocating Authority forwards certificate of grant of title to the Commissioner
Within 14 days of grant
Land Act, 2010 (s29)
Commissioner prepares lease document for execution
