How to buy land and pay monthly in Ghana (guide)

Authored by the expert who managed and guided the team behind the Ghana Property Pack

Everything you need to know before buying real estate is included in our Ghana Property Pack

Who is the author of this content?

THEAFRICANVESTOR

A team specialized in real estate investing in African countries (Ghana, Nigeria, Kenya, South Africa, etc.).

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 Ghana. 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 Tema. 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.

What kinds of land can foreigners legally buy in Ghana, and are there any restrictions?

Foreigners cannot own land outright in Ghana under the freehold system, which remains exclusively reserved for Ghanaian citizens.

Foreign investors are limited to leasehold arrangements with a maximum term of 50 years, compared to the 99-year leases available to Ghanaian nationals. These leasehold agreements can be renewed upon expiration, subject to negotiation with the landowner and compliance with current regulations.

The leasehold system grants foreigners substantial rights during the lease period, including the ability to develop, rent, sell, or transfer the leasehold interest to other parties. Foreigners can lease residential, commercial, or industrial land without restrictions on the type of development, provided they obtain the necessary permits and approvals.

Land acquisition by foreigners must be registered with the Ghana Lands Commission to ensure legal recognition and protection. The Commission maintains detailed records of all registered leasehold agreements and provides certification that serves as proof of legal occupancy rights.

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

Are there specific areas in Ghana where foreigners are more commonly buying land, and why?

Greater Accra Region dominates foreign land acquisitions, with East Legon, Airport Residential Area, and Cantonments representing the most sought-after neighborhoods among international buyers.

East Legon has emerged as the premium choice for foreign investors, with land prices ranging from $80-200 per square meter as of mid-2025. The area offers superior infrastructure, reliable electricity and water supply, proximity to international schools, and strong security presence that appeals to expatriate families and diaspora investors.

Airport Residential Area and Cantonments attract foreign buyers due to their strategic location near Kotoka International Airport, established diplomatic quarters, and mature infrastructure. These neighborhoods have recorded consistent annual appreciation rates of 10-15% over the past five years, making them attractive for both residential and investment purposes.

Tema Industrial Area and its surrounding residential zones have gained popularity among foreign investors interested in commercial and mixed-use developments. The proximity to Ghana's main port and industrial facilities provides strong rental demand from international businesses and expatriate workers.

Emerging areas like Adjiringanor, Ayi Mensah, and parts of West Legon offer more affordable entry points for foreign buyers, with land prices starting from $50-80 per square meter while still providing access to quality infrastructure and development potential.

What are the different types of land ownership or tenure systems in Ghana that a buyer needs to understand?

Ghana operates multiple land tenure systems that foreign buyers must understand before making any purchase decisions.

Tenure System	Description	Foreign Access
Stool/Skin Lands	Controlled by traditional chiefs, covers 78% of Ghana's land	Leasehold up to 50 years
Family Lands	Owned by extended families, requires family consent	Leasehold with family approval
Individual Lands	Privately owned with clear title documentation	Leasehold arrangements possible
State Lands	Government-owned, often former stool lands	Government leases available
Vested Lands	Traditional lands under government management	Limited leasehold opportunities
Customary Lands	Based on traditional arrangements and customs	Complex procedures, legal advice essential
Corporate Lands	Owned by registered companies or institutions	Commercial leasehold arrangements

Can foreigners actually get residency or citizenship in Ghana through land ownership, and what's the process?

Land ownership in Ghana does not provide any pathway to residency or citizenship for foreign nationals.

Ghana maintains separate requirements for residency and citizenship that are completely independent of property ownership status. Foreign land lessees must pursue residency through other established channels, including employment-based permits, investor visas, or family reunification programs.

The Ghana Investment Promotion Centre offers investor residency options for foreign nationals who invest a minimum of $200,000 in non-traditional export sectors or $500,000 in other qualifying business activities. However, land acquisition alone does not qualify for these investment thresholds unless it's part of a larger commercial development project.

Citizenship applications require a minimum of seven years of continuous residency for most foreign nationals, demonstrating integration into Ghanaian society, and meeting specific financial and character requirements. Property ownership may serve as supporting evidence of commitment to Ghana but is not a determining factor in citizenship decisions.

Foreign land lessees should consult with the Ghana Immigration Service for current residency requirements and maintain valid immigration status throughout their lease period to avoid complications with their land rights.

What is the full, step-by-step process to buy land in Ghana legally and safely?

The land acquisition process in Ghana requires systematic execution of ten critical steps to ensure legal compliance and protect your investment.

1. **Define Investment Objectives and Budget**: Establish clear goals for land use (residential, commercial, or investment) and set a comprehensive budget including all associated costs, which typically add 15-25% to the base land price.2. **Engage Verified Real Estate Professionals**: Select licensed real estate agents or developers with proven track records and current registration with the Ghana Real Estate Developers Association (GREDA) or similar professional bodies.3. **Retain Qualified Legal Representation**: Hire a property lawyer licensed by the Ghana Bar Association with specific experience in land transactions and foreign buyer regulations.4. **Conduct Comprehensive Due Diligence**: Verify land title authenticity at the Lands Commission, conduct customary land secretariat searches, check for existing encumbrances, and confirm the seller's legal authority to transfer the lease.5. **Perform Physical Site Inspection**: Visit the property in person or arrange detailed virtual tours with your representative to verify boundaries, access roads, and surrounding developments.6. **Negotiate Purchase Terms**: Finalize price, payment schedule, lease duration, renewal terms, and any development restrictions or obligations in a formal agreement.7. **Execute Secure Payment Arrangements**: Make initial deposits through traceable banking channels, avoid cash transactions, and structure payments according to agreed milestones.8. **Commission Professional Land Survey**: Engage a licensed surveyor to prepare an accurate site plan and confirm exact boundaries to prevent future disputes.9. **Complete Land Registration**: Pay applicable stamp duty (0.25-1% of market value), submit all documentation to the Lands Commission, and obtain your registered lease certificate.10. **Secure Physical Possession**: Install appropriate boundary markers or fencing, arrange regular property inspections, and maintain documentation of your legal rights for future reference.

What documents are mandatory to complete a land purchase, and which ones are optional but useful?

Land transactions in Ghana require specific mandatory documentation while several optional documents provide additional legal protection and verification.

Mandatory documents include your valid passport for identity verification, a Tax Identification Number (TIN) from the Ghana Revenue Authority, the original Land Title Certificate proving current ownership, a certified site or cadastral plan showing exact boundaries, the executed Indenture or Sale Agreement containing all transaction terms, a current Lands Commission Search Report confirming ownership status, and the formal Land Lease Agreement specifying your rights and obligations.

For remote purchases, a notarized Power of Attorney becomes mandatory, allowing your appointed representative to execute documents and complete transactions on your behalf. If you plan to construct buildings, obtaining a Building Permit from the local assembly becomes a legal requirement before commencement of any development activities.

Optional but highly recommended documents include utility bills to verify active connections and check for outstanding arrears, comprehensive property insurance policies for protection against various risks, an independent surveyor's report for additional boundary verification, and tax clearance certificates demonstrating the seller's compliance with revenue obligations.

Commercial transactions may require additional documentation such as environmental impact assessments, development approvals from relevant authorities, and certificates of occupancy for existing structures on the land.

Can you buy land in Ghana without physically being in the country, and what are the safest ways to do it remotely?

Remote land acquisition in Ghana is completely legal and increasingly common among diaspora investors and international buyers.

The process requires appointing a trusted representative through a properly executed Power of Attorney, which must be notarized at a Ghanaian embassy or consulate in your country of residence. Your appointed agent gains legal authority to conduct due diligence, negotiate terms, execute agreements, and complete registration procedures on your behalf.

Virtual property inspections have become standard practice, with professional real estate agents providing comprehensive video tours, drone footage, and detailed photographic documentation of the land and surrounding areas. Many developers now offer 360-degree virtual reality tours that allow remote buyers to examine properties thoroughly before making decisions.

All transaction documents can be signed electronically or at Ghanaian diplomatic missions abroad, with secure international banking channels facilitating payments and fund transfers. Major Ghanaian banks maintain correspondent relationships with international financial institutions, enabling seamless and traceable payment processing.

Despite remote capabilities, arranging at least one physical inspection by a trusted local representative remains the safest approach to verify property conditions, confirm boundaries, and assess the surrounding development potential before finalizing any purchase agreement.

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

What are the typical costs, taxes, fees, and hidden charges involved in buying and registering land in Ghana?

Land acquisition costs in Ghana extend significantly beyond the base purchase price, typically adding 15-25% to your total investment.

Agent commissions range from 5-10% of the sale price, with established agencies in prime areas charging premium rates for their services and local market knowledge. Stamp duty represents a significant cost at 0.25-1% of the property's assessed market value, paid by the purchaser to the Ghana Revenue Authority.

Legal fees vary considerably based on transaction complexity and lawyer experience, typically ranging from $1,000-5,000 for standard residential land purchases in Greater Accra. Professional surveying services cost $500-2,000 depending on land size and location complexity, while Lands Commission registration fees scale according to property value and administrative requirements.

Property taxes impose ongoing annual obligations of 0.5-3% of assessed property value, determined by local district assemblies with varying rates across different municipalities. Utility connection fees and any outstanding bill clearances can add unexpected costs, particularly for properties with existing service connections.

Hidden charges often emerge from informal fee requests, duplicated documentation requirements, or expedited processing payments. These can be minimized by working exclusively with licensed professionals, maintaining transparent documentation, and avoiding cash transactions that lack proper receipts and legal protection.

Can foreigners pay for land in monthly installments, and how do those arrangements usually work in practice?

Monthly installment plans are widely available to foreign land buyers in Ghana, particularly through established developers and gated community projects.

Payment Structure	Typical Terms	Interest/Fees
Developer Installments	6-36 months, 10-30% down payment	0-5% administrative fee
Bank-Assisted Plans	12-60 months, 20-40% down payment	8-15% annual interest
Estate Community Plans	12-24 months, 15-25% down payment	2-8% processing fee
Private Seller Finance	3-18 months, varies by agreement	Negotiable terms
Diaspora Special Plans	24-48 months, 15-30% down payment	3-10% annual fee
Commercial Projects	36-60 months, 25-50% down payment	5-12% annual interest
Land Banking Schemes	12-36 months, 20-35% down payment	Administrative fees vary

Is getting a mortgage or financing option realistic for foreigners buying land in Ghana, and under what terms or interest rates?

Mortgage financing for foreign land buyers in Ghana remains limited but increasingly available through specialized financial institutions and diaspora-focused programs.

Several Ghanaian banks offer diaspora mortgage products specifically designed for foreign nationals and citizens living abroad, requiring minimum down payments of 30-40% and providing loan terms up to 25 years. Interest rates for foreign borrowers typically range from 18-25% annually, significantly higher than rates available to resident Ghanaians.

Qualifying requirements include demonstrating stable foreign income for at least two years, maintaining a Ghanaian bank account with regular deposits, providing comprehensive financial documentation, and often requiring a local guarantor or additional collateral security.

Alternative financing through real estate developers has become more common, with many offering in-house financing at competitive rates ranging from 8-15% annually for qualified buyers. These arrangements often feature more flexible qualification criteria but typically require larger down payments and shorter repayment terms.

Most foreign land buyers continue to rely on cash purchases or developer installment plans rather than traditional mortgage financing, due to the complex qualification requirements and relatively high interest rates associated with foreign borrower programs.

What are the most common mistakes and scams foreigners fall into when trying to buy land in Ghana, and how can they be avoided?

Foreign land buyers in Ghana face several recurring scams and mistakes that can result in significant financial losses and legal complications.

1. **Double Sales Fraud**: Land sold simultaneously to multiple buyers, avoided by conducting thorough Lands Commission searches and verifying current ownership status before making any payments.2. **Fraudulent Documentation**: Fake land titles and forged ownership certificates, prevented by working exclusively with licensed lawyers and verifying all documents directly with the Lands Commission.3. **Unregistered Land Risks**: Purchasing land without proper registration, avoided by insisting on fully registered properties and completing your own registration process immediately after purchase.4. **Boundary Disputes**: Unclear or disputed property boundaries, prevented by commissioning professional surveys and conducting local area inquiries before finalizing agreements.5. **Cash Transaction Vulnerabilities**: Making payments in cash without proper documentation, avoided by using traceable banking channels and maintaining comprehensive payment records.6. **Inadequate Due Diligence**: Skipping legal verification procedures, prevented by engaging qualified legal representation and conducting comprehensive title searches.7. **Excessive Fee Demands**: Unofficial payments and inflated charges, avoided by working with established professionals and refusing undocumented fee requests.8. **Remote Purchase Risks**: Buying without adequate verification, minimized by appointing trusted local representatives and conducting thorough virtual inspections.

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's the long-term outlook for the land market in Ghana, including price trends and what foreigners typically use the land for?

Ghana's land market demonstrates strong fundamentals with positive long-term growth prospects driven by economic stability, population growth, and increasing foreign investment interest.

Price appreciation in Greater Accra has averaged 12-15% annually over the past three years, with premium neighborhoods like East Legon and Airport Residential showing even stronger performance. Suburban areas including Adjiringanor and Ayi Mensah have experienced rapid development and price increases of 20-25% annually as infrastructure improvements expand accessibility.

Foreign investors typically utilize Ghana land for residential development projects, constructing single-family homes or apartment complexes for the growing expatriate and middle-class Ghanaian rental market. Commercial developments including office buildings, retail centers, and mixed-use projects represent significant investment opportunities in major urban areas.

Agricultural and tourism-related land uses have gained popularity among foreign investors, particularly in the Eastern and Volta regions where eco-tourism and sustainable farming projects attract both investment returns and lifestyle benefits. Some foreign buyers acquire land for long-term appreciation, holding undeveloped parcels in anticipation of urban expansion and infrastructure development.

Market outlook remains positive as of mid-2025, supported by government infrastructure investments, stable political environment, and growing recognition of Ghana as a preferred investment destination within West Africa. Demand from diaspora investors continues strengthening, particularly for residential and commercial developments in established urban centers.

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. Ghana Real Estate for Foreigners - TheAfricanVestor
2. Complete 2025 Guide for Foreigners - Rehoboth Properties
3. Popular Neighbourhoods in Accra - Landmark Homes
4. Types of Land Ownership in Ghana - Villa Sharks
5. Step-by-Step Land Buying Process - NAHS
6. How to Invest in Real Estate Ghana - TheAfricanVestor
7. Legal Requirements for Buying Land - Loveridge Property
8. Common Property Buying Fees - Chreston
9. Ghana Real Estate Market Trends 2025 - Rehoboth Properties
10. Land Registration Services - Ghana Lands Commission