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 comes with a unique set of costs, taxes, and fees that can catch you off guard if you're not prepared.
We constantly update this blog post to reflect the latest regulations and market conditions in Ghana's capital city.
Understanding these expenses upfront will help you budget accurately and avoid surprises at closing.
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.
Overall, how much extra should I budget on top of the purchase price in Accra in 2026?
How much are total buyer closing costs in Accra in 2026?
As of early 2026, total buyer closing costs in Accra typically range from 3% to 6% for resale properties (roughly GHS 45,000 to GHS 90,000, or $3,600 to $7,200 USD, or €3,300 to €6,600 EUR on a $120,000 property), but can jump to 9% to 13% if you're buying from an estate developer where VAT applies.
The minimum extra budget you'll need in Accra is around 2% to 3.5% of the purchase price (approximately GHS 30,000 to GHS 52,500, $2,400 to $4,200 USD, or €2,200 to €3,850 EUR) if you're doing a cash purchase with clean title and no developer VAT.
For maximum peace of mind, you should plan for up to 10% for resales or 16% for developer new-builds in Accra (up to GHS 240,000, $19,200 USD, or €17,600 EUR on a $120,000 property) to cover all potential fees including complex title situations or unexpected documentation costs.
The main factors that push your Accra closing costs higher include whether you're buying from an estate developer (VAT applies), whether the title has complications requiring extra searches, and whether you need to pay the agent commission as the buyer.
What's the usual total % of fees and taxes over the purchase price in Accra?
The usual total percentage of fees and taxes over the purchase price in Accra is around 4.5% for resales and approximately 11% when buying a new-build from an estate developer where VAT is charged.
This percentage can realistically range from 3% on the low end (simple resale, clean title, minimal legal work) to 16% on the high end (developer sale with VAT, complex documentation, buyer-paid agent commission) in Accra property transactions.
Of this total, government taxes like stamp duty and potential VAT typically account for 1% to 6%, while professional service fees including lawyers, valuations, and agents make up the remaining 2% to 10% depending on your Accra transaction.
By the way, you will find much more detailed data in our property pack covering the real estate market in Accra.
What costs are always mandatory when buying in Accra in 2026?
As of early 2026, the mandatory costs when buying property in Accra include stamp duty on your deed (0.25% to 1% depending on value), Lands Commission search and registration fees, and conveyancing lawyer fees which are practically essential for foreigners to manage documentation and risk properly.
Optional but highly recommended costs for foreign buyers in Accra include independent title and litigation checks beyond the basic search, survey or site plan verification (especially for standalone houses), professional property valuation, and translation services if you're not fully comfortable signing legal documents in English.
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What taxes do I pay when buying a property in Accra in 2026?
What is the property transfer tax rate in Accra in 2026?
As of early 2026, Ghana doesn't have a separate "property transfer tax" like some countries, but the main purchase tax in Accra is stamp duty on the conveyance instrument, which runs from 0.25% for lower-value properties up to 1% for most Accra transactions (since prices usually exceed the top threshold).
There is no special foreigner surcharge or extra transfer tax for foreign buyers in Accra, though your main additional cost driver comes from tenure structure since foreigners typically can't hold freehold and must buy long leaseholds, which can mean extra documentation and consent fees.
Buyers in Accra may pay VAT on residential property purchases if the seller is a VAT-registered estate developer, in which case a flat-rate of 5% VAT plus 1% COVID-19 levy applies to the taxable value of the property.
Stamp duty in Accra is typically paid before you can register the deed because the stamped instrument is what you officially lodge with the Lands Commission, so you'll need to settle this early in the closing process.
Are there tax exemptions or reduced rates for first-time buyers in Accra?
As of early 2026, there is no broad first-time buyer stamp duty discount or tax exemption in Accra like you might find in some Western countries, so foreign first-time buyers pay the same rates as everyone else.
Buying property through a company in Accra doesn't significantly change the purchase stamp duty itself, but it can affect your ongoing tax position especially if you plan to rent the property, since corporate income tax rules and filing requirements differ from individual treatment.
There is a meaningful tax difference between new-build and resale properties in Accra because new-builds from estate developers often trigger the 5% VAT plus 1% levy, while resales from private individuals typically don't fall under this VAT regime.
Since Ghana doesn't offer a specific first-time buyer relief program for stamp duty, there's no particular documentation or conditions to meet for exemptions, though case-specific relief might apply based on instrument type or valuation.
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.
Which professional fees will I pay as a buyer in Accra in 2026?
How much does a notary or conveyancing lawyer cost in Accra in 2026?
As of early 2026, conveyancing lawyer fees in Accra typically range from 1% to 3% of the purchase price (GHS 15,000 to GHS 45,000, $1,200 to $3,600 USD, or €1,100 to €3,300 EUR on a $120,000 property), with simple apartment resales closer to 1% and complex title situations pushing toward 3%.
Lawyer fees in Accra are typically charged as a percentage of the property price rather than a flat rate, though you can sometimes negotiate a fixed fee for straightforward transactions.
Translation or interpreter services for foreign buyers in Accra cost approximately GHS 500 to GHS 2,000 ($40 to $160 USD, €37 to €147 EUR) for in-person signing day interpretation, and GHS 800 to GHS 4,000 ($64 to $320 USD, €59 to €293 EUR) per batch for document translation depending on language and urgency.
A tax advisor in Accra is optional if you're buying personally and not renting, but if you plan to rent or face VAT questions, budget GHS 2,000 to GHS 10,000 ($160 to $800 USD, €147 to €733 EUR) for a one-off advisory package covering structure and filing requirements.
We have a whole part dedicated to these topics in our our real estate pack about Accra.
What's the typical real estate agent fee in Accra in 2026?
As of early 2026, the typical real estate agent commission in Accra is around 5% of the sale price (GHS 75,000, $6,000 USD, or €5,500 EUR on a $120,000 property), though this is often framed as a seller-paid expense.
In most Accra transactions the seller pays the agent fee, but you'll sometimes see buyers asked to pay a "finder's fee," agents attempting to charge both sides, or the commission effectively built into the asking price.
The realistic range for agent fees in Accra runs from 3% to 6% depending on the property type, negotiation, and whether one agent represents both parties or separate agents are involved.
How much do legal checks cost (title, liens, permits) in Accra?
Legal checks in Accra including basic official search fees and processing typically cost GHS 500 to GHS 3,000 ($40 to $240 USD, €37 to €220 EUR) for straightforward cases, while a deeper due diligence package with extra lawyer time can run GHS 5,000 to GHS 25,000 ($400 to $2,000 USD, €367 to €1,833 EUR) or be included in your percentage-based legal fee.
Property valuation fees in Accra range from GHS 1,500 to GHS 5,000 ($120 to $400 USD, €110 to €367 EUR) for optional cash buyer valuations, with mortgage-required valuations sometimes running higher depending on the bank and property value.
The most critical legal check you should never skip in Accra is the title search at the Lands Commission, because fake or disputed titles are a real risk and confirming clear ownership is essential before you hand over any money.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Accra.
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What hidden or surprise costs should I watch for in Accra right now?
What are the most common unexpected fees buyers discover in Accra?
The most common unexpected fees buyers discover in Accra include VAT and levy surprises when buying from estate developers (5% plus 1% that many buyers don't anticipate), extra documentation costs because foreigners must buy leasehold rather than freehold, and informal "facilitation" pressure to speed up processes.
You can inherit trouble rather than direct tax liability in Accra if the seller has unpaid property rates, service charges, or assembly bills, so you should insist these are cleared at closing or reflected in the purchase price.
Scams with fake listings, requests for "reservation fees" without documentation, and "agent fee first" pressure definitely happen in Accra, so never pay anything significant until your lawyer has verified identity, authority, title, and that the specific property actually exists.
Fees usually not disclosed upfront in Accra include whether the developer's price includes or excludes VAT, the exact Lands Commission processing costs until searches actually begin, and the level of service charges for apartments in gated communities.
In our property pack covering the property buying process in Accra, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Accra?
If the property has a tenant in Accra, you may face extra legal costs of GHS 2,000 to GHS 8,000 ($160 to $640 USD, €147 to €587 EUR) to review tenancy terms and ensure proper transfer of landlord status, plus potential settlement costs if you want vacant possession.
When purchasing a tenanted property in Accra, you typically inherit the existing lease obligations, meaning you must honor the remaining term and can only modify terms at renewal unless there's a valid reason for early termination under Ghanaian tenancy law.
Terminating an existing lease immediately after purchase in Accra is generally not possible unless the tenant agrees, the lease contains a break clause, or you have grounds under the Rent Act, so factor in the remaining tenancy period when planning.
A sitting tenant in Accra can reduce the property's market appeal to some buyers, but for investors it might be attractive since you have immediate rental income, and it can give you negotiating leverage on price if the seller is motivated.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Accra.
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 fees are negotiable, and who really pays what in Accra?
Which closing costs are negotiable in Accra right now?
Negotiable closing costs in Accra include the lawyer fee structure (flat versus percentage, scope of due diligence), who pays the agent commission (buyer, seller, or split), who covers the valuation and survey costs, and whether the seller clears outstanding arrears before completion.
Fixed costs that cannot be negotiated in Accra include stamp duty rates (set by law at 0.25% to 1%), VAT and levies if the transaction qualifies as a taxable supply by an estate developer (5% plus 1%), and official Lands Commission registration fees.
On negotiable fees in Accra, buyers can typically achieve 10% to 25% reductions on lawyer quotes by getting multiple proposals, and agent commissions can sometimes be reduced by 0.5% to 1% if you push back or if the agent represents both sides.
Can I ask the seller to cover some closing costs in Accra?
In Accra's current market, sellers are moderately likely to cover some closing costs if you negotiate firmly, especially in slower periods or when the property has been listed for a while.
Sellers in Accra are most commonly willing to cover the agent commission (which is traditionally their responsibility anyway), outstanding service charges or property rate arrears, and costs to obtain missing documents needed for clean title transfer.
Sellers in Accra are more likely to accept covering closing costs when the property has sat on the market for several months, when they need a quick sale due to financial pressure, or when there are multiple similar properties competing for buyers in the same area.
Is price bargaining common in Accra in 2026?
As of early 2026, price bargaining is absolutely common and expected in Accra property transactions, with most sellers building negotiation room into their asking prices.
Buyers in Accra typically negotiate 5% to 12% below the asking price (GHS 7,500 to GHS 18,000, $600 to $1,440 USD, or €550 to €1,320 EUR per GHS 150,000 of asking price), with well-documented premium properties offering less room and distressed or long-listed properties sometimes offering more.
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What monthly, quarterly or annual costs will I pay as an owner in Accra?
What's the realistic monthly owner budget in Accra right now?
A realistic monthly owner budget in Accra ranges from GHS 1,500 to GHS 8,000 ($120 to $640 USD, €110 to €587 EUR) for apartments in managed buildings, with standalone houses often having lower formal service charges but higher ad-hoc maintenance and security costs.
The main recurring expense categories making up this monthly budget in Accra include service charges or estate management fees, utilities including backup generator fuel, security contributions, and routine maintenance or repairs.
The realistic low-to-high range for monthly owner costs in Accra runs from about GHS 800 ($64 USD, €59 EUR) for a modest apartment with minimal amenities up to GHS 15,000 or more ($1,200 USD, €1,100 EUR) for a large house in a premium gated community with 24-hour security and extensive facilities.
The monthly cost that varies most in Accra is the service charge because it depends heavily on the building's amenities, security level, generator capacity, and management quality, with luxury developments charging significantly more than basic apartment blocks.
You can see how this budget affect your gross and rental yields in Accra here.
What is the annual property tax amount in Accra in 2026?
As of early 2026, annual property tax (called "property rate") in Accra typically runs from 0.5% to 3% of the assessed rateable value, with Accra properties generally sitting toward the higher end of this range, translating to roughly GHS 1,500 to GHS 15,000 ($120 to $1,200 USD, €110 to €1,100 EUR) per year for typical residential properties.
The realistic low-to-high range for annual property taxes in Accra spans from GHS 500 ($40 USD, €37 EUR) for modest properties in less central areas to GHS 30,000 or more ($2,400 USD, €2,200 EUR) for high-value homes in premium neighborhoods like Cantonments or Airport Residential Area.
Property tax in Accra is calculated based on the rateable value of the property as assessed by the local assembly (Accra Metropolitan Assembly or the relevant district), with rates varying by property classification and location within Greater Accra.
There are no broad exemptions or automatic reductions for residential property owners in Accra, though specific situations like religious or charitable use may qualify, and elderly or disabled owners can sometimes apply for relief on a case-by-case basis.
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.
If I rent it out, what extra taxes and fees apply in Accra in 2026?
What tax rate applies to rental income in Accra in 2026?
As of early 2026, rental income from residential properties in Accra is subject to 8% withholding tax for resident landlords and 15% withholding tax for non-resident (foreign) landlords, typically deducted at source by the tenant or property manager.
Landlords in Accra can potentially deduct allowable expenses from rental income including maintenance costs, property management fees, insurance, and depreciation, though the practical application depends on whether you're filing full returns or relying on withholding as your final tax.
The realistic effective tax rate for typical Accra landlords after deductions ranges from around 5% to 15% of gross rent depending on your residency status, expense level, and whether you're actively filing or treating withholding as final.
Foreign property owners in Accra do pay a different (higher) rental income tax rate than residents, with the withholding rate set at 15% for non-residents compared to 8% for resident persons.
Do I pay tax on short-term rentals in Accra in 2026?
As of early 2026, short-term rentals in Accra are subject to rental income tax obligations at minimum, and if your activity looks like a hospitality business (serviced stays, regular turnover, additional services), you may face additional compliance requirements beyond simple withholding.
Short-term rental income in Accra isn't formally taxed at a different rate than long-term rentals under the basic withholding framework, but the nature of your operation could trigger business income treatment or VAT registration requirements if you're operating at scale.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Accra.
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If I sell later, what taxes and fees will I pay in Accra in 2026?
What's the total cost of selling as a % of price in Accra in 2026?
As of early 2026, the total cost of selling a property in Accra typically ranges from 6% to 12% of the sale price (GHS 90,000 to GHS 180,000, $7,200 to $14,400 USD, or €6,600 to €13,200 EUR on a $120,000 property).
The realistic low-to-high percentage range for total selling costs in Accra spans from about 5% for straightforward sales with minimal gains to 15% for complex transactions with significant capital gains tax liability.
The specific cost categories making up this total in Accra include real estate agent commission (typically 5%), legal and documentation fees (1% to 2%), capital gains tax on any profit (15% of the gain), and any outstanding property rates or service charges to be cleared.
The single largest contributor to selling expenses in Accra is usually the real estate agent commission at around 5% of the sale price, followed by capital gains tax if you've made a significant profit on the property.
What capital gains tax applies when selling in Accra in 2026?
As of early 2026, capital gains tax in Accra is charged at 15% on the profit you make when selling property, meaning it applies to the gain (sale price minus your cost base) rather than the full sale price.
There is no automatic primary residence exemption or holding period exemption from capital gains tax in Accra under current GRA guidance, though your allowable cost base can include purchase price, stamp duty paid, and documented improvement costs.
Foreigners do not pay an extra or different capital gains tax rate when selling property in Accra according to GRA's published guidance, so the 15% rate applies equally to resident and non-resident sellers.
Capital gains in Accra are calculated by taking your sale price and subtracting your cost base, which includes the original purchase price, stamp duty and registration costs you paid, and capital improvements you made to the property (with documentation required).
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 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 |
|---|---|---|
| Ghana Revenue Authority - Stamp Duty | Official tax authority explaining stamp duty in Ghana. | We used it to confirm stamp duty is governed by the Stamp Duty Act and administered by GRA. We treated it as the official anchor before quoting statutory rates. |
| Stamp Duty Act, 2005 (Act 689) | Primary law text hosted by the tax authority. | We used it to ground the discussion in governing legislation. We treated it as the baseline law before layering amendments on top. |
| Stamp Duty (Amendment) Act, 2023 - Parliament of Ghana | Published by Ghana's Parliament repository. | We used it to confirm the most recent stamp duty rate updates. We cross-checked the schedule wording against other legal transcriptions. |
| Ghana Legal and Regulatory Framework | Structured legal reference reproducing enacted text. | We used it to extract itemized stamp duty rates in readable form. We verified it against the Parliament PDF for accuracy. |
| GRA - VAT on Supply of Immovable Property | Official guidance on VAT for real estate transactions. | We used it to determine when VAT applies to residential purchases. We identified the flat-rate system and developer sale implications. |
| GRA - Withholding Tax | Official table of withholding tax rates by category. | We used it to quantify rental income withholding rates. We separated resident versus non-resident treatment for accuracy. |
| GRA - Capital Gains Tax | Official explanation of CGT rates and application. | We used it to state the headline 15% rate and who pays it. We clarified that it applies to gains, not full sale price. |
| Lands Commission Ghana | Government agency responsible for land administration. | We used it to anchor registration processes and fee structures. We referenced it for title search and documentation requirements. |
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