What to check before buying a house in Kathmandu

Start with ownership, not the paintwork

A beautiful kitchen can be replaced. A disputed boundary or unclear ownership can take years to resolve. Before discussing an offer, compare the seller’s citizenship details with the lalpurja, confirm the plot number and area, and check whether every legal owner agrees to the sale.

Ask for a recent मालपोत tax receipt and trace any mortgage, रोक्का, inheritance claim, or power of attorney attached to the property. A licensed lawyer or experienced document professional should verify originals at the relevant Land Revenue Office rather than relying only on photocopies.

Verify the map, boundaries, and road

Measure the site against the cadastral map and inspect all four boundaries on the ground. Boundary walls, neighboring construction, and informal access paths do not always match the registered parcel.

Road width affects daily access, bank valuation, future construction, and resale. Confirm whether the road is public, private, or created through a written right of way. Measure its narrowest usable point—not only the widest section near the house.

• Compare the field measurement with the registered land area.
• Check vehicle turning space and access during monsoon conditions.
• Confirm planned road widening or setback requirements with the ward.

Check approvals and construction quality

Request the approved building drawing, नक्शा पास documents, completion status, and any records for later additions. Compare the approved layout with the house that actually exists, especially extra floors, balconies, rental partitions, and covered setbacks.

A technical inspection should look for structural cracks, dampness, roof leakage, drainage slope, electrical loading, plumbing pressure, septic or sewer connections, and signs of rushed renovation. Budget for repairs before deciding what the property is worth to you.

Test the home as if you already lived there

Visit at different times of day. Morning light, traffic, aircraft noise, water timing, parking pressure, and neighborhood activity can change significantly between a quiet viewing and an ordinary weekday.

Check the water source and storage capacity, electricity meter arrangement, internet availability, waste collection, drainage during rain, and whether rental floors have separate access and utilities.

Build the complete purchase budget

The asking price is only one part of the transaction. Include registration and government charges, legal verification, valuation, brokerage if applicable, loan processing, immediate repairs, moving, and a contingency reserve.

Use a written offer that clearly states the agreed price, deposit, document conditions, handover date, included fixtures, and what happens if verification fails. Good due diligence should make the purchase feel calmer—not slower.