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
If you want to know how much residential land costs in Accra in 2026, you are in the right place.
This guide breaks down real prices, neighborhood differences, transaction costs, and what foreigners should actually expect when buying land in Ghana's capital.
We constantly update this blog post to reflect the latest market data and regulatory changes.
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.
How much does residential land usually cost in Accra?
What is the average residential land price per sqm in Accra in 2026?
As of early 2026, the average residential land price per sqm in Accra falls between GH₵700 and GH₵1,100 (roughly $65 to $100 or €55 to €85) for typical middle-market neighborhoods like East Legon or parts of Spintex Road.
The realistic low-to-high range for residential land in Accra spans from about GH₵300 per sqm ($30 or €25) in outer fringe areas like Dodowa or Prampram to GH₵10,000 per sqm ($900 or €780) or more in prime diplomatic zones like Cantonments.
The single factor that most significantly drives residential land price variations in Accra is proximity to the embassy and diplomatic cluster in Cantonments and Airport Residential, because these areas attract international buyers with USD purchasing power who push prices far above what local incomes can support.
Compared to other West African capitals, Accra's prime land prices compete with Lagos's top neighborhoods, but Accra's middle-market land remains more affordable than equivalent locations in Nairobi or Abidjan when measured in USD per sqm.
By the way, we have much more granular data about property prices in our property pack about Accra.
What is the cheapest price range for residential land in Accra in 2026?
As of early 2026, the cheapest buildable residential land in Accra starts around GH₵200 to GH₵400 per sqm ($20 to $35 or €17 to €30) in emerging fringe areas where roads and utilities are still developing.
At the opposite end, premium residential land in prime Accra neighborhoods like Cantonments, Labone, or Ridge commands GH₵9,000 to GH₵17,000 per sqm ($800 to $1,500 or €700 to €1,300), with exceptional plots near embassies pushing even higher.
The key trade-off with the cheapest residential land in Accra is documentation risk, because plots at the lowest prices often come with unclear ownership histories, boundary disputes, or missing Lands Commission registrations that can cost you more in legal headaches than you saved upfront.
Buyers looking for affordable residential land in Accra in 2026 typically find the best options in areas like East Legon Hills, Oyarifa, Dodowa, Prampram, and along the Amasaman-Pokuase corridor, where serviced estate plots are increasingly available.
How much budget do I need to buy a buildable plot in Accra in 2026?
As of early 2026, the minimum budget needed for a standard buildable residential plot in Accra is around GH₵250,000 to GH₵400,000 ($23,000 to $36,000 or €20,000 to €31,000) in emerging areas like Oyibi or Dodowa.
This minimum budget typically covers a standard plot of about 500 to 700 sqm, which is the common "70x100 ft" format you will see in most Accra listings and matches what local planning authorities consider normal for single-family homes.
For a well-located buildable plot in established Accra suburbs like East Legon or Adjiringanor, a realistic mid-range budget is GH₵600,000 to GH₵1,500,000 ($55,000 to $135,000 or €47,000 to €117,000) depending on proximity to main roads and available services.
You can also check here what kind of properties you could get with similar budgets in Accra.
Are residential land prices rising or falling in Accra in 2026?
As of early 2026, residential land prices in Accra are rising at an estimated 5% to 8% year-over-year in nominal terms, though when you adjust for inflation, the real increase is closer to 1% to 3%.
Over the past five years, residential land prices in Accra have shown a consistent upward trend in cedi terms, with prime areas like East Legon and Cantonments experiencing 20% to 25% cumulative growth since 2020, driven by diaspora investment and limited supply.
The single economic factor most responsible for the current price trend in Accra is the persistent housing deficit of about 1.8 million units nationwide, combined with rapid urbanization that is expected to push 65% of Ghana's population into cities by 2030.
Want to know more? You'll find our latest property market analysis about Accra here.
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How are residential land prices measured and compared in Accra?
Are residential lands priced per sqm, acre, or hectare in Accra?
The most commonly used unit for pricing residential land in Accra is "per plot," with a standard plot typically measuring 70x100 feet, which equals roughly 650 sqm or about 0.16 acres.
To compare prices across different measurement units in Accra, remember that 1 acre equals about 4,047 sqm or roughly 6 standard plots, so dividing an acre price by 6 gives you a rough per-plot figure and dividing by 4,047 gives you the price per sqm.
Foreign buyers accustomed to pricing in sqm or acres will find Accra's "per plot" system unusual, but it reflects how land was historically subdivided and marketed locally, making it essential to always confirm actual dimensions before comparing prices.
What land size is considered normal for a house in Accra?
The typical plot size for a standard single-family home in Accra is around 600 to 700 sqm, commonly marketed as "70x100 ft," which provides enough space for a detached house with a small compound and parking.
The realistic range of plot sizes for residential properties in Accra spans from about 350 sqm (half plots) for smaller developments to 1,000+ sqm for larger family compounds, with 500 to 800 sqm being the most common for middle-class neighborhoods.
Local building regulations in Accra, as guided by LUSPA zoning standards, typically require minimum plot sizes based on density zones, but in practice, plots smaller than 350 sqm are difficult to develop for standalone residential use due to setback requirements.
How do urban and rural residential land prices differ in Accra in 2026?
As of early 2026, the price difference between urban core and peri-urban fringe residential land in Accra is dramatic, with prime inner areas like Cantonments at GH₵10,000+ per sqm ($900+ or €780+) compared to outer areas like Dodowa at GH₵300 to GH₵500 per sqm ($30 to $45 or €26 to €39).
Buyers typically pay a 50% to 100% premium for serviced land in Accra compared to unserviced plots, because serviced land includes demarcated boundaries, road access, electricity connections, and cleared documentation, which reduces your risk and future costs.
The single infrastructure factor that most significantly drives the price gap between urban and fringe land in Accra is road access, because a paved road with drainage can instantly double land values by cutting commute times and making the area viable for daily working residents.
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 location factors affect residential land prices in Accra?
Which areas have the most expensive residential land in Accra in 2026?
As of early 2026, the most expensive areas for residential land in Accra are Cantonments at GH₵9,000 to GH₵17,000 per sqm ($800 to $1,500 or €700 to €1,300), followed by Airport Residential Area, Labone, and Ridge, where a single standard plot can cost $600,000 to $1,500,000.
What these expensive Accra neighborhoods share is their concentration of embassies, international schools, and diplomatic residences, which creates constant USD-denominated demand from expatriates and international organizations regardless of local economic conditions.
The typical buyer purchasing residential land in these premium Accra areas is either a foreign diplomat or international organization, a wealthy diaspora Ghanaian building a family compound, or a local high-net-worth individual seeking security and prestige.
Prices in these top Accra areas remain sticky and stable in USD terms as of early 2026, with limited supply preventing any significant correction even as the broader economy faces challenges.
Which areas offer the cheapest residential land in Accra in 2026?
As of early 2026, the cheapest areas for residential land in Accra include Dodowa at GH₵300 to GH₵500 per sqm ($30 to $45 or €26 to €39), followed by Prampram, Amasaman, Oyibi, and parts of the Adenta-Frafraha corridor, where plots can start around GH₵150,000 to GH₵250,000.
The common drawback these affordable Accra areas share is distance from central business districts, meaning commute times of 45 minutes to over an hour during peak traffic, which limits their appeal for buyers who work in central Accra.
Several of these cheaper areas are showing signs of future price appreciation, particularly along the Adenta-Dodowa corridor where road dualization is 15% complete and the Big Push infrastructure agenda is targeting improved connectivity by 2027.
Are future infrastructure projects affecting land prices in Accra in 2026?
As of early 2026, announced infrastructure projects are already affecting residential land prices in targeted Accra corridors, with areas near the Dodowa-Afienya-Dawhenya road project and the planned Accra loop road seeing 10% to 20% price jumps on serviced plots since project announcements.
The top infrastructure projects currently influencing Accra land prices include the $10 billion Big Push road agenda, the Spintex-East Legon flyover (now 99% complete), the Adenta-Dodowa road dualization, and the longer-term Abidjan-Lagos coastal highway that will pass through Tema and Accra.
Buyers have observed 15% to 30% price increases in areas near newly completed or actively progressing infrastructure in Accra, though the smart approach is to prefer areas where construction is visibly underway rather than simply announced.
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How do people actually negotiate and judge prices in Accra?
Do buyers usually negotiate residential land prices in Accra?
The typical discount buyers can realistically negotiate off the asking price for residential land in Accra is around 5% to 15%, with fringe areas and cedi-priced plots offering more room for negotiation than prime USD-priced listings.
Sellers in Accra are most willing to negotiate on price when they need cash urgently, when the plot has been listed for several months without interest, when documentation is incomplete, or when comparable plots nearby have recently sold for less.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Accra.
Do foreigners usually pay higher land prices in Accra?
Foreigners typically pay an estimated 10% to 25% premium compared to locals for residential land in Accra, though this premium reflects information asymmetry and urgency rather than any legal requirement to pay more.
The main reason foreigners end up paying more for land in Accra is relying on a single intermediary without comparing prices across neighborhoods, combined with short visit windows that create pressure to close quickly without proper due diligence.
Using a reputable local lawyer or representative does help foreigners get fairer prices in Accra, but only if that representative is truly independent and conducts proper searches rather than simply facilitating whatever the seller wants.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Accra.
Are private sellers cheaper than developers in Accra?
Private sellers in Accra typically price residential land 15% to 30% lower than developers for similar locations, reflecting the fact that developers bundle value-added services into their pricing.
Developers in Accra justify their higher prices by providing demarcated plots with clear boundaries, internal estate roads, utility connections or provisions, cleared documentation, and sometimes gated security, which removes much of the risk and hassle from your purchase.
The main risk buyers face more often when purchasing from private sellers in Accra is encountering overlapping ownership claims or family disputes, because private land often has multiple parties who believe they have rights, especially if the land was acquired through traditional stool or family arrangements rather than formal registration.
How transparent are residential land transactions in Accra?
The estimated level of transparency for residential land transactions in Accra is moderate, because while the Lands Commission maintains official records, approximately 90% of land nationwide remains unregistered and price data is not systematically published.
Official land registries and transaction records exist at the Lands Commission in Accra and are technically accessible, but practical access requires in-person visits, official search requests with fees, and processing times that can stretch several weeks.
The most common transparency issue buyers should be aware of in Accra is "double selling," where a seller or family members sell the same plot to multiple buyers, which is why Lands Commission searches and newspaper publication periods exist but must actually be completed before you pay.
The most essential due diligence step for verifying accurate pricing and ownership in Accra is conducting an official search at the Lands Commission plus a physical site inspection with a licensed surveyor, because paper documentation alone does not guarantee that the boundaries match reality on the ground.
We cover everything there is to know about the land buying process in Accra here.
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.
What extra costs should I budget beyond land price in Accra?
What taxes apply when buying residential land in Accra in 2026?
As of early 2026, buyers should expect to pay approximately 3% to 8% of the land price in total transaction taxes and fees when purchasing residential land in Accra, depending on the value and complexity of the transaction.
The specific taxes that make up this total include stamp duty at 0.25% to 1% of property value (with higher values paying closer to 1%), plus Lands Commission processing fees, valuation fees, and publication costs that collectively add another 1% to 3%.
After purchase, there are recurring annual property rates charged by local assemblies in Accra, though rates on undeveloped residential land are typically lower than on built properties and vary by municipality, generally ranging from 0.1% to 0.5% of assessed value.
Ghana does not currently offer significant tax exemptions for first-time land buyers, though certain categories like diaspora returnees or indigenous locals acquiring family land may face fewer procedural hurdles in practice.
Our our pack about real estate in Accra will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Accra?
The typical legal fee range for a standard residential land purchase in Accra is GH₵15,000 to GH₵80,000 ($1,400 to $7,300 or €1,200 to €6,300), or roughly 1% to 3% of the land price for straightforward transactions, with complex deals involving disputes pushing higher.
Land registration costs at the Lands Commission for a standard residential plot in Accra typically run GH₵2,000 to GH₵10,000 ($180 to $900 or €155 to €780), covering search fees, processing fees, publication costs, and certificate issuance.
Legal fees in Accra are typically calculated as a percentage of the purchase price following the Ghana Bar Association's fee guidelines, though many lawyers negotiate flat rates for straightforward transactions, especially for lower-value plots.
How much does land maintenance cost before construction in Accra?
The typical annual maintenance cost for an undeveloped residential plot in Accra is GH₵2,000 to GH₵8,000 ($180 to $730 or €155 to €630) for basic upkeep, though this rises significantly if you need active boundary protection in encroachment-prone areas.
Specific maintenance tasks usually required before construction in Accra include periodic bush clearing (especially during rainy seasons), boundary demarcation with corner pillars, caretaker arrangements if the area has squatting risk, and possibly perimeter fencing if the plot sits idle for extended periods.
Owners do not typically face formal government fines for neglecting land maintenance in Accra, but practical consequences include encroachment by neighbors, boundary disputes, and potential "adverse possession" claims if someone occupies and develops your land while you are absent.
Do permits and studies significantly increase total land cost in Accra?
The total cost of permits and required studies for a standard residential plot in Accra typically ranges from GH₵5,000 to GH₵25,000 ($450 to $2,300 or €390 to €2,000), covering site plans, planning permission, building permits, and any required environmental clearances.
These permit and study costs typically represent 1% to 5% of the land purchase price in Accra, with the percentage being higher for cheaper fringe plots and lower for expensive prime-area land where the land cost dominates.
Mandatory permits and studies before construction in Accra include a certified site plan from a licensed surveyor, development permit from the local assembly, building permit, and in some cases environmental impact assessments for larger developments or sensitive areas.
The permit and study process in Accra typically takes 2 to 4 months for straightforward residential plots, though complex cases involving planning objections, boundary disputes, or missing documentation can stretch to 6 months or longer.
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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 |
|---|---|---|
| Bank of Ghana | Ghana's central bank publishes official interbank FX rates. | We used it to anchor USD and EUR conversions for all land prices. We cross-checked cedi figures against current rates around GH₵11 per dollar. |
| Ghana Statistical Service | The national statistics office providing official inflation data. | We used it to explain why nominal cedi land prices rise even when real affordability stays flat. We triangulated inflation backdrop with market asking prices. |
| Lands Commission | The government agency managing all land registration in Ghana. | We used it to outline required documentation and explain why proper title matters more than cheap prices. We also referenced their official fee schedules. |
| Ghana Property Centre | A major listing portal publishing transparent averages and price ranges. | We used it to extract area-level price data for East Legon, Cantonments, and fringe areas. We converted their per-plot figures into per-sqm estimates. |
| Meqasa | Ghana's largest property marketplace with neighborhood statistics. | We used it to cross-check asking prices and validate premium versus budget area differentials. We also analyzed how listings describe plot dimensions. |
| Parliament of Ghana Repository | Primary legal source for the Stamp Duty Amendment Act 2023. | We used it for current stamp duty rate bands on land transfers. We translated legal language into practical buyer cost estimates. |
| Ghana Revenue Authority | The official tax authority providing guidance on all taxes. | We used it to explain stamp duty requirements and capital gains tax implications. We cross-checked tax costs against total transaction estimates. |
| LUSPA | Ghana's national land-use and spatial planning authority. | We used it to ground what normal residential plot sizes mean under planning rules. We mapped official standards to real listing dimensions. |
| General Legal Council | The body publishing official lawyer fee guidelines in Ghana. | We used it to anchor realistic legal fee estimates for land transactions. We compared official scales against actual negotiated rates. |
| Ministry of Roads and Highways | Official source for infrastructure project status and plans. | We used it to identify which road projects are affecting land prices in emerging corridors. We tracked completion percentages for buyer guidance. |
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.
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