Buying and owning property in Accra as a foreigner

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Accra. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At TheAfricanvestor, we explore the Ghana real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Accra, Kumasi, and Takoradi. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy and own property in Accra, and what are the differences from locals?

Foreigners can legally buy and own property in Accra, but with significant restrictions compared to Ghanaian citizens.

Foreign investors are limited to leasehold ownership with maximum terms of 50 years, which are renewable upon expiration. The key difference is that Ghanaian citizens can access leaseholds of up to 99 years and can hold freehold land titles, rights that are constitutionally denied to foreigners.

Freehold ownership of land is exclusively reserved for Ghanaian citizens under the country's constitution. This means foreigners can own the buildings and improvements on the land but must lease the land itself from the state or customary landowners.

The ownership applies to various property types including residential homes, apartments, commercial buildings, and industrial properties during the leasehold period. However, the underlying land remains under leasehold terms regardless of the property type.

It's something we develop in our Ghana property pack.

Are there specific nationalities that face more restrictions when buying property in Ghana?

No explicit restrictions or advantages are applied to specific nationalities for property purchases in Accra.

All foreigners, regardless of their country of origin, face the same leasehold restrictions and documentation requirements. Whether you're from the United States, United Kingdom, China, or any other country, the 50-year maximum leasehold rule applies equally.

The only distinction made in Ghanaian property law is between citizens and non-citizens, not between different foreign nationalities. This creates a level playing field for all international investors interested in Accra's real estate market.

However, larger agricultural land deals exceeding 50 acres may require special permissions from the government, regardless of the buyer's nationality. This applies primarily to commercial agricultural investments rather than residential or commercial property purchases in urban areas like Accra.

Do I need a residency permit or special status to own property as a foreigner?

The residency requirements for property ownership in Ghana are inconsistent across official sources as of September 2025.

Some sources indicate that no residency permit, visa, or special status is required to own property in Accra. However, other official guidance suggests that a valid residence visa and additional documentation may be necessary, particularly for land purchases.

Documentation typically required includes a valid passport, proof of funds, and evidence of legal age. In some cases, authorities may also request evidence of a clean criminal record and a residence visa, though this varies by jurisdiction and property type.

Given the inconsistent guidance, it's strongly recommended to consult with a qualified Ghanaian property lawyer who can clarify the current requirements based on your specific situation and the type of property you intend to purchase.

Can I complete the property purchase remotely, or must I be physically present?

Physical presence is recommended for property inspections and initial negotiations, but the final transaction can be completed remotely with proper legal representation.

Some aspects of the transaction, including registration at the Lands Commission and finalization of documents, can be handled remotely by a qualified lawyer holding your power of attorney. This arrangement allows you to complete the purchase without being physically present for every step.

However, conducting due diligence is more reliable when you're present for property inspections. This allows you to personally verify the property condition, neighborhood characteristics, and potential issues that might not be apparent in photos or reports.

The remote process typically involves granting power of attorney to your lawyer, who can then represent you in meetings with sellers, handle document signings, and complete registration procedures at the Lands Commission on your behalf.

What are the step-by-step procedures and required documents for foreigners?

The property purchase process in Accra involves eight essential steps that must be followed carefully to ensure legal compliance.

1. **Appoint a qualified property lawyer** - This is highly recommended and often considered essential for navigating the complex legal requirements2. **Identify suitable property** - Work with reputable real estate agents or developers to find properties that meet your investment criteria 3. **Conduct thorough due diligence** - Run a comprehensive title search at the Lands Commission to verify ownership, check for encumbrances, and investigate any existing disputes4. **Negotiate terms and sign agreements** - Finalize the lease/purchase agreement with proper witnessing and notarization5. **Execute secure payment** - Transfer funds through established banking channels and avoid cash transactions6. **Prepare required documentation** - Gather all necessary documents including passport, proof of funds, and seller's title documents7. **Register the transaction** - Complete registration at the Lands Commission and pay all required stamp duty and registration fees8. **Obtain final certificates** - Receive your registered lease certificate and tax clearance documents

Required documents typically include your valid passport, proof of funds and income, potential residence visa or status documentation, the seller's complete title documents, and current tax clearance certificates.

Is hiring a lawyer mandatory, and what role do they play?

While not legally mandatory, hiring a qualified property lawyer is functionally essential for foreign property buyers in Accra.

Property lawyers play several critical roles in the purchase process, including contract review and negotiation, conducting comprehensive due diligence on the property title, and overseeing the registration process at the Lands Commission. They also ensure transaction validity and minimize the substantial fraud risks present in Ghana's property market.

Lawyers can serve as your power of attorney holder when remote processing is necessary, allowing them to represent you in meetings, sign documents, and complete registration procedures on your behalf. This service is particularly valuable for international investors who cannot travel to Ghana for every step of the process.

Legal fees typically range from 2% to 8% of the property value, depending on the complexity of the transaction and the lawyer's experience. This investment is generally considered worthwhile given the legal complexities and potential risks involved in Ghanaian property transactions.

Which neighborhoods in Accra are most popular among foreigners?

Several upscale neighborhoods in Accra have become particularly popular among expatriates and foreign property investors due to their safety, infrastructure, and international amenities.

The Airport Residential Area stands out as a top choice for foreigners, offering high-quality housing, excellent security, and proximity to Kotoka International Airport. This area features modern developments and attracts diplomats, business executives, and expatriate families.

Cantonments is another prime location favored by the international community, known for its embassies, diplomatic residences, and upscale restaurants. The area offers a cosmopolitan atmosphere with excellent infrastructure and security.

East Legon has gained popularity among foreign investors due to its modern developments, shopping centers, and proximity to international schools. The neighborhood offers good rental yields and strong demand from expatriate tenants.

Labone and Osu are also attractive to foreigners, with Labone offering beachfront properties and a relaxed atmosphere, while Osu provides vibrant nightlife, shopping opportunities, and high tourism demand for short-term rentals.

Which areas offer the best investment potential for foreigners?

The best investment areas in Accra combine strong rental yields, capital appreciation potential, and high demand from expatriates and tourists.

Area	Investment Strengths	Target Tenants
Airport Residential	Capital appreciation, International schools	Diplomats, Executives
Cantonments	Long-term stability, Embassy district	Diplomatic staff, Expatriates
East Legon	High rental demand, Modern developments	Business professionals, Families
Labone	Beachfront premium, Tourism appeal	Tourists, Coastal lifestyle seekers
Osu	Short-term rental demand, Nightlife hub	Business travelers, Tourists
Ridge	Government proximity, Established area	Government officials, Professionals
Spintex Road	Business district growth, Accessibility	Corporate employees, Commuters

Gross rental yields in prime areas typically range from 4% to 8%, with the exact yield depending on property type, location within the neighborhood, and management quality. Airport Residential and Cantonments command premium rents but also require higher initial investments.

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 are current property prices in Accra compared to other Ghanaian regions?

Accra's property market commands premium prices compared to other Ghanaian cities and regions, reflecting its status as the economic and political capital.

Prime luxury condominiums and houses in Accra range from $1,500 to $3,500 per square meter, while mid-tier properties typically cost between $800 and $1,300 per square meter. These prices reflect the high demand from expatriates, diplomats, and wealthy Ghanaians in the capital city.

In comparison, peripheral areas of Accra and second-tier cities like Kumasi and Takoradi offer properties at $500 to $900 per square meter, representing significant savings for investors willing to consider locations outside the prime central areas.

Coastal and tourist zones outside Accra, depending on development level and accessibility, typically range from $700 to $1,500 per square meter. These areas can offer good value for investors focused on tourism-related rental income.

It's something we develop in our Ghana property pack.

Are mortgages available to foreigners, and what are the conditions?

Mortgages are available to foreigners from select Ghanaian banks, but the requirements are significantly stricter than those applied to citizens.

Foreign buyers typically face minimum down payment requirements of 20% to 40% of the property value, compared to 10% to 20% for Ghanaian citizens. Mortgage terms are generally limited to 15 years maximum, shorter than the 20-25 year terms often available to locals.

Interest rates for foreign borrowers typically range from 18% to 25% annually, fluctuating with Ghana Cedi rates and the borrower's financial profile. These rates are generally 3-5 percentage points higher than those offered to Ghanaian citizens due to perceived higher risk.

Banks require comprehensive documentation including proof of steady income, employment verification, bank statements, and sometimes proof of legal residency in Ghana. The approval process is notably easier for properties within established developments compared to independent land or older properties.

Practical tips for securing a mortgage include maintaining strong relationships with local banks, providing extensive financial documentation, and considering properties in bank-preferred developments to improve approval chances.

What taxes and fees should foreigners expect when buying property?

Foreign property buyers in Accra face several mandatory taxes and fees that can total 4% to 11% of the property value.

Stamp duty ranges from 1% to 3% of the property value and must be paid during the registration process. Registration fees at the Lands Commission add another 1% of the property value to the total cost.

Legal fees typically constitute the largest expense, usually ranging from 2% to 5% of the property value, though complex transactions may incur fees up to 8%. These fees cover due diligence, contract review, and representation throughout the purchase process.

Annual property taxes range from 0.5% to 2% of the property value, depending on the specific Metropolitan, Municipal, or District Assembly (MMDA) where the property is located. Property owners also pay small annual ground rent fees that vary by land type and district.

Upon resale, sellers face a 15% capital gains tax on realized profits, plus additional agent commissions and legal fees. Planning for these exit costs is important for investment return calculations.

What are the most common mistakes foreigners make when buying property in Accra?

Foreign property buyers frequently encounter several serious pitfalls that can result in significant financial losses or legal complications.

1. **Failing to verify property titles** - Not conducting thorough title searches at the Lands Commission, leaving buyers vulnerable to ownership disputes and fraudulent sales2. **Neglecting proper legal representation** - Attempting to navigate the process without qualified lawyers, increasing exposure to fraud and legal errors3. **Making large upfront payments** - Paying substantial sums before completing full due diligence and securing proper contracts4. **Misunderstanding lease terms** - Failing to fully comprehend the 50-year leasehold limitation and renewal rights5. **Purchasing restricted properties** - Buying land in military zones, sensitive ecological areas, or properties with unresolved encumbrances6. **Using unreliable agents** - Working with unvetted real estate agents who may not have proper credentials or local knowledge7. **Ignoring customary land issues** - Overlooking complications related to stool lands and traditional ownership systems

Title and ownership disputes are particularly common due to unreliable records, especially with customary or stool lands where traditional ownership systems can create complex legal situations. Many foreigners underestimate the importance of verifying that the seller has clear, undisputed title to the property.

To avoid these pitfalls, insist on comprehensive due diligence through the Lands Commission, use only qualified legal representation, verify all approvals and documentation before making payments, and avoid cash transactions in favor of secure banking channels.

It's something we develop in our Ghana property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. TheAfricanvestor - Can Foreigners Buy Land in Ghana
2. Rehoboth Properties - Complete 2025 Guide for Foreigners
3. TheAfricanvestor - How to Buy Land in Ghana
4. TheAfricanvestor - Title Deed in Ghana
5. Lakeside Estate - Guidelines for Foreigners
6. Apartments.com.gh - Buying with Residence Visa
7. TheAfricanvestor - Ghana Real Estate for Foreigners
8. Vaal Properties - First Time Buyers Guide