Authored by the expert who managed and guided the team behind the Ghana Property Pack
Yes, the analysis of Accra's property market is included in our pack
Buying property in Accra as a foreigner is entirely possible, but you need to understand Ghana's specific rules about leasehold ownership, title verification, and the local buying process.
This guide covers everything from legal restrictions and visa requirements to mortgage options, taxes, and step-by-step instructions for completing a purchase in Accra in January 2026.
We constantly update this blog post with current Accra housing prices, regulations, and market insights to keep you informed.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Accra.
Insights
- Foreigners in Accra can only hold leasehold interests of up to 50 years under Ghana's Constitution, meaning freehold ownership is reserved exclusively for Ghanaian citizens.
- About 80% of high court cases in Ghana relate to land disputes, making title verification through the Lands Commission one of the most critical steps before buying property in Accra.
- Mortgage interest rates in Accra range from 24% to 36% for cedi loans and 10.5% to 14% for USD loans in 2026, making financing significantly more expensive than in Western markets.
- Total closing costs for buying property in Accra typically run between 8% and 12% of the purchase price, including stamp duty, legal fees, and Lands Commission registration charges.
- Property registration in Accra takes 2 to 6 months on average, despite the government's target of reducing timelines to 30 working days by 2025.
- Annual property rates in Accra range from 0.5% to 3% of assessed value, with premium areas like East Legon and Airport Residential paying the highest rates at around 2.5%.
- Foreign rental income in Accra is taxed at 8% of gross rent for residential properties, payable within 30 days of receiving the rent payment.
- A company with more than 40% foreign ownership is classified as a non-citizen entity under Ghana's Land Act 2020, limiting its land rights to the same 50-year leasehold as individual foreigners.
What can I legally buy and truly own as a foreigner in Accra?
What property types can foreigners legally buy in Accra right now?
In January 2026, foreigners can legally acquire apartments, townhouses, detached houses, and villas in Accra, typically through leasehold arrangements on land held by developers or traditional landowners.
The most important legal condition is that Ghana's 1992 Constitution caps foreign land interests at a maximum of 50 years, which means you will hold a leasehold rather than freehold ownership regardless of the property type.
This 50-year rule applies to the land beneath your property, so when you buy an apartment in East Legon or a townhouse in Cantonments, you are essentially purchasing the remaining years on the lease plus any improvements on the property.
Many Accra developments in areas like Airport Residential, Osu, Ridge, and Spintex are structured specifically with foreigners in mind, offering properly documented leaseholds with renewal clauses that allow you to extend when the initial term expires.
Finally, please note that our pack about the property market in Accra is specifically tailored to foreigners.
Can I own land in my own name in Accra right now?
No, as a foreigner you cannot own freehold land in your own name in Accra because Ghana's Constitution reserves perpetual land ownership exclusively for Ghanaian citizens.
The most common legal alternative is to acquire a leasehold interest of up to 50 years, which is registered in your name at the Lands Commission and gives you documented rights to use and develop the land for that period.
Some foreigners also use Ghanaian-incorporated companies where citizens hold at least 60% of shares, since companies with less than 40% foreign ownership are treated as citizen entities under the Land Act 2020 and can potentially acquire longer interests.
By the way, we cover everything there is to know about the land buying process in Accra here.
As of 2026, what other key foreign-ownership rules or limits should I know in Accra?
As of early 2026, the main additional rule affecting foreign purchases in Accra is the requirement to register all property transactions with the Lands Commission, which includes paying stamp duty and completing official searches to verify the seller's legal authority.
There is no specific foreign-ownership quota for apartments or condominiums in Accra, meaning multiple units in the same building can be owned by foreigners without hitting a percentage cap like some other countries impose.
However, all foreign buyers must conduct official title searches through the Lands Commission certificate search service, which confirms whether the property is properly registered, free of disputes, and whether the seller has legitimate authority to transfer the interest.
No major regulatory changes specific to foreign ownership have been announced for 2026, though the government continues its digitalization efforts to speed up land registration processes and reduce the current 2 to 6 month timeline for completing transactions.
What's the biggest ownership mistake foreigners make in Accra right now?
The single biggest mistake foreigners make in Accra is buying property without independently verifying the seller's legal right to sell through a proper Lands Commission search, especially when dealing with family land or stool land that may have unclear ownership chains.
If you skip this verification step, you risk discovering later that multiple people claim ownership of the same property, that the land has existing disputes or encumbrances, or that the person who sold to you had no legal authority to do so, potentially losing your entire investment.
Other classic pitfalls in Accra include failing to check how many years remain on an existing lease before buying, not confirming that building permits and planning approvals are in place, and relying on verbal assurances rather than documented proof of the seller's title.
We have made this infographic to give you a quick and clear snapshot of the property market in Ghana. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Accra?
Do I need a specific visa to buy property in Accra right now?
In January 2026, you do not need a specific property buyer visa to purchase residential property in Accra, and yes, you can legally buy while visiting Ghana on a tourist visa since purchasing property is a civil transaction rather than work.
The most common administrative hurdle for buyers without local residency is opening a Ghana bank account, which some banks require for paying deposits and transaction costs, though many foreigners work around this by using international transfers or having their lawyer handle payments.
You will likely need a Ghana Taxpayer Identification Number (TIN) at some point during or after the purchase, especially if you plan to pay taxes, register rental income, or complete certain Lands Commission processes.
A typical document set for foreign buyers includes your valid passport, proof of funds, TIN or application receipt, Power of Attorney if buying remotely, and the sale agreement drafted by a Ghana-licensed property lawyer.
Does buying property help me get residency and citizenship in Accra in 2026?
As of early 2026, buying property in Accra does not automatically give you residency or citizenship because Ghana does not operate a golden visa or investment-residency program tied to real estate purchases.
The main pathways to permanent residency in Ghana involve work permits, extended physical residence in the country over several years, or marriage to a Ghanaian citizen, rather than property investment.
The Ministry of the Interior offers indefinite residence permits for those who have lived legally in Ghana for extended periods and meet specific requirements, but property ownership alone will not qualify you for this status.
Can I legally rent out property on my visa in Accra right now?
Your visa status generally does not prevent you from owning and renting out residential property in Accra because the key requirement is tax compliance rather than immigration status.
You do not need to live in Ghana to rent out your Accra property, and many foreign owners manage rentals from abroad through local property managers or agents who handle tenant relations and rent collection on their behalf.
The critical requirement for foreign landlords is paying the 8% rent income tax on gross residential rental income within 30 days of receiving each payment, which you report to the Ghana Revenue Authority regardless of where you live.
We cover everything there is to know about buying and renting out in Accra here.
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How does the buying process actually work step-by-step in Accra?
What are the exact steps to buy property in Accra right now?
The standard sequence to buy property in Accra involves eight main steps: selecting a property, hiring a Ghana property lawyer, running a Lands Commission title search, reviewing ownership documents, negotiating and signing the purchase contract, paying stamp duty and fees, completing Lands Commission registration, and handling post-completion tasks like utility transfers and tax setup.
You do not necessarily need to be physically present in Accra for every step because a properly executed Power of Attorney allows your lawyer to sign documents and complete registration on your behalf, though many buyers prefer to visit for viewing the property and final handover.
The deal typically becomes legally binding once you sign the purchase agreement with the seller, though conditions like satisfactory title searches are usually included to protect you until verification is complete.
The typical end-to-end timeline from accepted offer to final registration in Accra ranges from 2 to 6 months, depending on how quickly documents are prepared, how busy the Lands Commission is, and whether any disputes or complications arise during verification.
We have a document entirely dedicated to the whole buying process our pack about properties in Accra.
Is it mandatory to get a lawyer or a notary to buy a property in Accra right now?
While Ghana law does not explicitly mandate lawyer involvement in every property transaction, using a qualified property lawyer in Accra is effectively mandatory for foreigners because the document verification, title search interpretation, and registration processes require professional legal expertise to navigate safely.
In Accra, a lawyer handles the entire conveyancing process including contract drafting, title investigation, and Lands Commission submissions, while a notary is primarily used to authenticate specific documents, especially those signed abroad that need to be recognized in Ghana.
Your lawyer engagement should explicitly include conducting a comprehensive Lands Commission search, reviewing the full chain of ownership documents, verifying the seller's authority to sell, preparing the sale agreement, and shepherding the registration process through to completion.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ghana versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Accra?
How do I verify title and ownership history in Accra right now?
The official authority to verify title and ownership history in Accra is the Lands Commission, which maintains the registry of land titles and interests and offers a certificate search service to confirm whether property is properly registered and who holds legal rights to it.
The key document you should request is a Land Certificate or registered Indenture showing the current owner's name, the property boundaries, the lease term and expiration date, and any registered charges or encumbrances against the property.
A realistic look-back period for ownership history checks in Accra is at least 10 to 20 years, allowing your lawyer to trace the chain of assignments and confirm that each transfer in the property's history was properly documented and authorized.
One clear red flag that should pause or stop a purchase is discovering multiple competing claims to the same property, unresolved court cases involving the land, or gaps in the ownership chain where transfers were never properly registered with the Lands Commission.
You will find here the list of classic mistakes people make when buying a property in Accra.
How do I confirm there are no liens in Accra right now?
The standard way to confirm there are no liens or encumbrances on a property in Accra is through an official Lands Commission search, which reveals any registered mortgages, charges, cautions, or competing claims attached to the property.
The most common type of lien to specifically ask about in Accra is an existing mortgage or bank charge, since sellers sometimes fail to disclose that their property is still securing a loan that must be cleared before they can transfer clean title.
The best written proof of lien status is the Lands Commission search report or certificate, which your lawyer obtains and interprets to confirm whether the property is free of encumbrances or whether any registered claims must be resolved before completing your purchase.
How do I check zoning and permitted use in Accra right now?
The authority to check zoning and permitted use for property in Accra is the Town and Country Planning Department, which maintains development plans and zoning classifications, while your lawyer can obtain planning comments and layout extracts as part of the purchase verification process.
The document that confirms zoning classification is typically the planning approval or layout extract from Town and Country Planning, showing whether the area is designated residential, commercial, or mixed-use and what building restrictions apply.
A common zoning pitfall foreign buyers miss in Accra is purchasing a property intending to use it for short-term rentals or commercial purposes only to discover the area is zoned strictly residential, which can create legal problems and neighbor disputes down the line.
Buying real estate in Accra can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Accra, and on what terms?
Do banks lend to foreigners for homes in Accra in 2026?
As of early 2026, yes, some banks in Accra do lend to foreigners for home purchases, though approval requirements are stricter and terms are typically less favorable than for Ghanaian citizens.
The realistic loan-to-value range for foreign borrowers in Accra is 50% to 70%, meaning you should expect to provide a down payment of 30% to 50% of the property value, compared to citizens who may access up to 80% or 90% financing.
The single most common eligibility requirement that determines whether a foreigner qualifies is proof of verifiable income, with banks strongly preferring borrowers who can demonstrate regular salary payments, foreign currency earnings, or documented business income that can service the loan.
You can also read our latest update about mortgage and interest rates in Ghana.
Which banks are most foreigner-friendly in Accra in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Accra include Stanbic Bank Ghana, Absa Bank Ghana, and Republic Bank Ghana, all of which have established home loan products and experience handling expatriate and diaspora clients.
The most important feature making these banks foreigner-friendly is their acceptance of foreign currency income as qualifying income and their willingness to offer USD-denominated mortgages with lower interest rates around 10.5% to 12%, compared to cedi loans at 24% to 36%.
These banks will generally lend to non-residents, meaning you do not necessarily need to be living in Ghana to qualify, though you will need to demonstrate strong income documentation, a clear title on the property, and often a larger down payment than resident borrowers.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Accra.
What mortgage rates are foreigners offered in Accra in 2026?
As of early 2026, mortgage interest rates for foreigners in Accra typically range from 24% to 36% per year for Ghana cedi loans, while USD-denominated mortgages when available range from 10.5% to 14% per year.
Fixed-rate mortgages in Accra usually start at slightly higher rates than variable options because they guarantee consistent payments throughout the loan term, while variable rates can fluctuate based on the Bank of Ghana policy rate and market conditions, potentially increasing your costs over time.
We made this infographic to show you how property prices in Ghana compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Accra?
What are the total closing costs as a percent in Accra in 2026?
The typical total closing cost percentage for buying property in Accra in 2026 is around 10% of the purchase price, which provides a safe budget that covers most standard transactions.
The realistic range for closing costs in Accra is 8% to 12% of the purchase price, with simpler transactions at the lower end and more complex deals involving additional verification, disputes, or premium legal services at the higher end.
The specific fee categories that make up Accra closing costs include stamp duty at 0.25% to 1% of the property value, legal fees typically at 1% to 2%, Lands Commission registration and processing fees at 2% to 4%, valuation and survey fees, and potentially agency commissions.
The single biggest contributor to closing costs in Accra is usually the combined Lands Commission registration and processing fees, which can add up to several percent of the property value depending on the complexity of the file and whether the property requires first registration or transfer of an existing registration.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Accra.
What annual property tax should I budget in Accra in 2026?
As of early 2026, a typical annual property tax budget for a standard residential property in Accra ranges from GHS 1,500 to GHS 12,000, which is roughly $100 to $800 USD or 90 to 750 EUR, depending on the property's assessed value and location within the city.
Annual property tax in Accra is assessed based on the rateable value of your property multiplied by the rate impost for your rating zone, with rates ranging from 0.5% to 3% of assessed value and premium areas like East Legon, Airport Residential, and Ridge paying the highest rates.
How is rental income taxed for foreigners in Accra in 2026?
As of early 2026, the typical effective tax rate on foreign rental income from residential property in Accra is 8% of gross rent, meaning no deductions are allowed and you pay tax on the full rental amount received.
The basic filing requirement for foreign landlords is to pay the 8% rent income tax to the Ghana Revenue Authority within 30 days after receiving each rent payment, and you must file quarterly returns even if no rent was collected during a particular period.
What insurance is common and how much in Accra in 2026?
As of early 2026, typical annual insurance premiums for a standard residential property in Accra range from GHS 200 to GHS 600, which is approximately $15 to $40 USD or 14 to 37 EUR, for basic building coverage on a property valued around GHS 150,000.
The most common type of property insurance coverage in Accra is buildings insurance that protects against fire, flood, storm damage, burglary, and vandalism, with many policies also including third-party liability coverage for injuries occurring on your property.
The biggest factor making insurance premiums higher or lower in Accra is the property's location and risk profile, with homes in flood-prone areas, densely built neighborhoods with fire risks, or high-crime zones paying significantly more than properties in well-planned gated communities with security and proper drainage.
Get the full checklist for your due diligence in Accra
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Accra, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| 1992 Constitution of Ghana (Article 266) | Ghana's highest legal authority on land ownership rules | We used it to confirm the 50-year maximum leasehold restriction for foreigners. We then verified this rule is consistently applied across all property types in Accra. |
| Land Act 2020 (Act 1036) | The current consolidated land law governing ownership and registration | We used it to define non-citizen restrictions and company ownership thresholds. We also referenced its due diligence requirements for our buyer checklist sections. |
| Lands Commission Ghana | The official government agency administering land registration | We used their certificate search guidance to explain title verification procedures. We mapped their processes into practical step-by-step buyer instructions. |
| Ghana Revenue Authority - Stamp Duty | The tax authority that enforces stamp duty collection | We used their rate schedule to calculate closing cost estimates. We converted statutory rates into realistic budget percentages for Accra property purchases. |
| Ghana Revenue Authority - Rent Income Tax | The official source for rental income tax rules and deadlines | We used their guidance to explain landlord obligations for foreigners. We also used their filing timelines to advise on tax compliance requirements. |
| Bank of Ghana - Interest Rates | The central bank publishing official monetary policy rates | We used their rate data to contextualize mortgage interest rate expectations. We triangulated this with bank product pages to estimate realistic loan costs. |
| Stanbic Bank Ghana - Home Loans | A major regulated bank with transparent mortgage documentation | We used their requirements to outline what documents banks demand. We also used their terms to shape the mortgage readiness guidance for foreigners. |
| Absa Bank Ghana - Home Loans | A major lender actively offering mortgages in Ghana | We used their product page to confirm foreigner lending availability. We also referenced their interest rates to establish the market rate range. |
| Ghana Immigration Service | The official authority controlling visa categories and entry | We used their guidance to clarify that property purchase is not visa-dependent. We addressed common tourist visa questions using their official documentation. |
| Ministry of the Interior - Residence Permits | The supervising ministry for residence and immigration matters | We used their indefinite residence requirements to explain residency pathways. We debunked the misconception that property purchase leads to residency. |
| Accra Metropolitan Assembly | The local authority collecting property rates in Accra | We used their rating zone classifications to estimate annual property taxes. We explained how location affects tax burden using their official categories. |
| The Business and Financial Times Ghana | A reputable business publication covering Ghana real estate | We used their reporting to validate property tax practices and market trends. We cross-referenced transaction timelines and common issues they have documented. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ghana. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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