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
Yes, foreigners can buy residential property in Ghana, but the rules differ significantly from what you might expect in Western countries.
The key limitation is that non-citizens cannot hold freehold land and are restricted to leasehold arrangements lasting a maximum of 50 years.
This article covers everything from visa requirements to closing costs, and we constantly update it with the latest data on property prices and regulations in Ghana.
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 Ghana.
Insights
- Foreigners in Ghana are constitutionally limited to 50-year leaseholds while Ghanaian citizens can hold 99-year leases, creating a significant gap in long-term property security for international buyers.
- Land litigation makes up roughly 80% of all cases in Ghana's high courts, which explains why thorough title verification at the Lands Commission is not optional but essential for foreign buyers.
- Non-resident foreigners face a 15% withholding tax on rental income in Ghana, compared to just 8% for residents, making residency status a meaningful financial consideration for property investors.
- The property registration timeline in Ghana has improved from 5 to 12 months down to around 3 months for straightforward applications, with the government targeting 30 working days by late 2025.
- Ghana's mortgage rates for local currency loans typically range from 22% to 30% annually in 2026, while foreign currency mortgages through banks like Absa can offer rates around 10% to 12%.
- Total closing costs for foreign buyers in Ghana typically run between 4% and 7% of the purchase price, with stamp duty, legal fees, and Lands Commission registration being the main components.
- Approximately 90% of land in Ghana remains unregistered, which makes proper title verification through the Lands Commission even more critical for protecting your investment.
- Buying property in Ghana does not automatically grant residency or citizenship, and immigration permits are handled entirely separately through the Ghana Immigration Service.
What can I legally buy and truly own as a foreigner in Ghana?
What property types can foreigners legally buy in Ghana right now?
In January 2026, foreigners can legally buy apartments, townhouses, detached houses, villas, and other residential properties in Ghana without restrictions on the type of building itself.
However, the critical limitation is that non-citizens cannot own freehold land and are constitutionally restricted to leasehold interests with a maximum duration of 50 years, which is half the 99-year lease that Ghanaian citizens can hold.
What this means in practice is that when you buy a home in Ghana as a foreigner, you are acquiring a time-limited lease on the land plus ownership rights over the building or structure attached to it.
This leasehold arrangement still gives you full control to live in the property, rent it out, sell your interest, or pass it to heirs, but you will need to renew the lease when it expires to maintain your rights.
Finally, please note that our pack about the property market in Ghana is specifically tailored to foreigners.
Can I own land in my own name in Ghana right now?
No, foreigners cannot hold freehold land in their own name in Ghana because the 1992 Constitution explicitly prohibits non-citizens from acquiring freehold or any interest greater than a 50-year leasehold.
The legal alternative that foreign buyers commonly use is to hold a registered leasehold interest in their own name, which is fully legitimate and gives you enforceable property rights that can be sold, inherited, or used as collateral.
Some foreign investors also choose to set up a Ghanaian company to hold property, though this does not extend the lease term beyond 50 years and adds corporate tax obligations that you should weigh carefully.
As of 2026, what other key foreign-ownership rules or limits should I know in Ghana?
As of early 2026, the most important additional rule affecting foreign buyers in Ghana involves customary land, which makes up about 80% of all land and requires consent from traditional authorities (stool, skin, or family heads) before any valid transfer can occur.
There is no foreign ownership quota system for apartments or condos in Ghana, so unlike some countries, you do not face limits on how many units foreigners can own in a particular building.
Foreign buyers must register their property transaction with the Lands Commission and pay stamp duty to the Ghana Revenue Authority, and any purchase through a company structure requires registration with the Ghana Investment Promotion Centre if the foreign investment exceeds certain thresholds.
There have been no major regulatory changes to foreign ownership rules in Ghana recently, though the Land Act 2020 modernized registration processes and the government continues pushing to reduce registration timelines to 30 working days.
If you're interested, we go much more into details about the foreign ownership rights in Ghana here.
What's the biggest ownership mistake foreigners make in Ghana right now?
The single biggest mistake foreigners make when buying property in Ghana is paying substantial money before verifying that the seller actually has a clean, registrable title through an official Lands Commission search.
If you skip this step and buy from someone who lacks proper authority or has already sold the land to someone else, you could lose your entire investment with limited legal recourse, since land litigation accounts for roughly 80% of cases in Ghana's high courts.
Other classic pitfalls include accepting documents that cannot be registered (missing stamp duty, missing site plans, or incorrect signatures), buying based on verbal promises instead of written contracts, and failing to confirm that the site plan boundaries actually match the physical property you inspected.
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 Ghana?
Do I need a specific visa to buy property in Ghana right now?
No, you do not need a special visa to buy property in Ghana, and yes, you can legally purchase residential property while on a tourist visa since Ghanaian law does not require residency to acquire leasehold interests.
The main practical barrier for non-residents is not the law but the friction you may face opening bank accounts, completing identity verification, and managing ongoing compliance, all of which become smoother if you have formal residency or a Non-Citizen Ghana Card from the National Identification Authority.
While a tax identification number is not strictly required before buying, you should plan to register with the Ghana Revenue Authority because you will need a tax identity to pay stamp duty, file rental income taxes, and interact with formal financial systems.
The typical document set a foreign buyer must present includes a valid passport, proof of address, site plan and indenture from the seller, a lawyer-drafted sale agreement, and the Lands Commission search certificate confirming the title is clean.
Does buying property help me get residency and citizenship in Ghana in 2026?
As of early 2026, buying property in Ghana does not automatically grant you residency or citizenship, since immigration status is handled separately through the Ghana Immigration Service and is not tied to real estate ownership.
Ghana does not have a formal "golden visa" or investment-for-residency program linked to property purchases like some other countries offer.
If you want to become a permanent resident or citizen of Ghana, you will need to pursue standard immigration pathways such as work permits, dependent visas, the Right of Abode program (available to people of African descent), or the naturalization process after several years of legal residence.
Can I legally rent out property on my visa in Ghana right now?
Yes, your visa status does not prevent you from legally renting out property you own in Ghana, since the ability to earn rental income is tied to your property rights rather than your immigration category.
You do not need to live in Ghana to rent out your property, and many foreign owners manage their investments from abroad through local property managers or authorized representatives.
The most important compliance requirement is paying rent income tax to the Ghana Revenue Authority, which is 8% of gross rental income for residential properties if you are a resident, but 15% if you are classified as a non-resident for tax purposes.
We cover everything there is to know about buying and renting out in Ghana here.
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How does the buying process actually work step-by-step in Ghana?
What are the exact steps to buy property in Ghana right now?
The standard property buying sequence in Ghana involves seven main steps: engage a lawyer and agent, conduct a Lands Commission title search, confirm boundaries with a licensed surveyor, negotiate and sign a sale agreement, pay stamp duty and complete payment, submit documents for registration, and finally collect your registered title or lease certificate.
You do not have to be physically present for most steps because Ghana allows you to grant power of attorney to a lawyer who can sign documents, handle payments, and complete registration on your behalf, though visiting for the property inspection is strongly recommended.
The step that makes the deal legally binding in Ghana is typically the signing of the sale agreement (indenture or deed of conveyance) combined with payment of the deposit, after which both parties have enforceable contractual obligations.
The typical end-to-end timeline from accepted offer to final registration ranges from 2 to 4 months for straightforward transactions, though complex cases involving title disputes or missing documentation can extend to 6 months or longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Ghana.
Is it mandatory to get a lawyer or a notary to buy a property in Ghana right now?
Using a lawyer is not technically mandatory under Ghanaian law, but it is effectively essential because the Lands Commission requires instruments to be properly drafted, witnessed, and endorsed by a legal practitioner before they can be registered.
Ghana does not have a notary-based conveyancing system like some European countries, so the lawyer handles both the legal drafting and the authentication of documents, while notaries are mainly used for overseas signings or apostille requirements.
One key item that should be explicitly included in your lawyer's scope is conducting a full title search at the Lands Commission and providing a written legal opinion on whether the seller can legally transfer the interest and whether your documents are registrable.
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 Ghana?
How do I verify title and ownership history in Ghana right now?
The official authority for verifying title and ownership history in Ghana is the Lands Commission, which maintains the registry of registered instruments and can conduct a search to confirm who holds the recorded interest in a particular parcel.
The key document you should request is the land title certificate (in areas under title registration) or the registered indenture or lease (in areas under deed registration), which shows the current recorded owner and the nature of their interest.
A realistic look-back period for ownership history checks is at least 12 to 30 years, which helps you trace the chain of ownership and confirm that each transfer was properly authorized and documented.
A clear red flag that should stop or pause your purchase is discovering multiple registered claims on the same land, pending litigation, unresolved family disputes, or any notation that suggests the seller lacks proper authority to transfer the interest.
You will find here the list of classic mistakes people make when buying a property in Ghana.
How do I confirm there are no liens in Ghana right now?
The standard way to confirm there are no liens or encumbrances on a property in Ghana is to request a comprehensive search at the Lands Commission, which will reveal any registered mortgages, charges, or competing interests recorded against the land.
One common type of encumbrance that buyers should specifically ask about is an existing bank mortgage or charge, since some sellers attempt to transfer property before fully discharging their loan obligations.
The best form of written proof is the official search report or certificate from the Lands Commission, which your lawyer should obtain and review before you proceed with any payment.
How do I check zoning and permitted use in Ghana right now?
The authority you should use to check zoning and permitted use in Ghana is the local Town and Country Planning Department, which is responsible for spatial planning and can confirm whether a property is designated for residential, commercial, or other uses.
The document that typically confirms zoning classification is the planning scheme or development plan for your area, and you may also need to obtain planning comments or approval documentation as part of the Lands Commission registration requirements.
A common zoning pitfall that foreign buyers miss in Ghana is purchasing a property in an area earmarked for road expansion, public infrastructure, or that sits in a flood zone or right-of-way, which could lead to forced demolition or restrictions on your use.
Buying real estate in Ghana 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 Ghana, and on what terms?
Do banks lend to foreigners for homes in Ghana in 2026?
As of early 2026, yes, some banks in Ghana do lend to foreigners for home purchases, though the terms are typically stricter than what Ghanaian citizens receive, with higher down payments and more extensive documentation requirements.
The realistic loan-to-value ratio range for foreign borrowers in Ghana is around 50% to 70%, meaning you should expect to put down 30% to 50% of the purchase price as your own equity.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, which banks verify through employment letters, salary statements, or tax returns, and some lenders also require that you have an existing banking relationship with them.
You can also read our latest update about mortgage and interest rates in Ghana.
Which banks are most foreigner-friendly in Ghana in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Ghana include Republic Bank (which has a dedicated diaspora mortgage platform), Absa Ghana (which offers both local and foreign currency loans), and Stanbic Bank (which has clear published requirements for foreign buyers).
What makes these banks more foreigner-friendly is their willingness to accept income documentation from abroad, offer foreign currency denominated loans that reduce exchange rate risk, and provide structured products specifically designed for diaspora or non-resident buyers.
These banks generally do lend to non-residents, though the process may require additional documentation such as consularized powers of attorney and stronger proof of income and assets.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Ghana.
What mortgage rates are foreigners offered in Ghana in 2026?
As of early 2026, foreigners taking mortgages in Ghana cedi can expect interest rates in the range of 22% to 30% per year, while those opting for foreign currency loans (typically USD) may see rates around 10% to 12% per year.
The typical difference between fixed and variable rate mortgages in Ghana is that variable rates track the Bank of Ghana policy rate and can fluctuate significantly, while fixed rates offer predictability but may start slightly higher to compensate lenders for the rate lock.
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 Ghana?
What are the total closing costs as a percent in Ghana in 2026?
The typical total closing cost percentage for buyers in Ghana in 2026 is around 4% to 7% of the purchase price for most standard residential transactions.
The realistic low-to-high range that covers most transactions is 4% to 12%, with the higher end applying when you factor in buyer-side agent commissions or encounter complex registration situations.
The specific fee categories that make up total closing costs in Ghana include stamp duty (around 0.25% to 1%), legal fees (typically 1% to 2%), Lands Commission registration and search fees (around 0.5% to 2%), and survey or valuation costs (another 0.5% to 2%).
The single biggest contributor to closing costs is usually the combination of legal fees and registration costs, though stamp duty rates are set by law and apply uniformly based on property value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Ghana.
What annual property tax should I budget in Ghana in 2026?
As of early 2026, the typical annual property tax (called property rate) for a standard residential home in Ghana ranges from about GHS 500 to GHS 3,000 per year for apartments and townhouses (roughly USD 30 to USD 200, or EUR 28 to EUR 185), while higher-value homes in prime areas like Accra can reach GHS 5,000 to GHS 15,000 or more per year.
Property rates in Ghana are assessed by your local Metropolitan, Municipal, or District Assembly based on factors like location, property size, building condition, and use, rather than a single national percentage applied to market value.
How is rental income taxed for foreigners in Ghana in 2026?
As of early 2026, the effective tax rate on rental income for foreigners in Ghana is 8% of gross rent for residential properties if you qualify as a tax resident, but 15% if you are classified as a non-resident for tax purposes.
The basic filing requirement is that rental income tax must be submitted quarterly to the Ghana Revenue Authority, with payments due by the 15th of the month following each quarter, and most foreign owners appoint a local property manager or tax agent to handle these filings on their behalf.
What insurance is common and how much in Ghana in 2026?
As of early 2026, a typical annual home insurance premium in Ghana ranges from about GHS 200 to GHS 600 per year for a standard residential property valued around GHS 150,000 (roughly USD 15 to USD 40, or EUR 14 to EUR 37), with rates scaling up for higher-value homes.
The most common type of property insurance coverage that homeowners carry in Ghana is building insurance, which covers damage from fire, flood, theft, vandalism, and other named perils, and banks require this coverage if you have a mortgage.
The biggest factor that makes insurance premiums higher or lower for the same property type in Ghana is the property's location and exposure to specific risks like flooding, which is a significant concern in certain parts of Accra and other low-lying areas.
Get the full checklist for your due diligence in Ghana
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Ghana, 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 | Ghana's supreme law that all property and land rules must comply with. | We used it to confirm the 50-year leasehold cap for non-citizens. We treated it as the foundation for all foreign ownership analysis. |
| Land Act 2020 (Act 1036) | The main modern statute that consolidates Ghana's land administration rules. | We used it to ground the practical rules around registrable instruments. We triangulated it with Lands Commission guidance for real-life steps. |
| Lands Commission Registration Service | The state agency responsible for registering and recording land interests in Ghana. | We used it to list the actual document checklist and procedural requirements. We relied on it as the operational reference for what gets accepted. |
| Lands Commission Certificate Search | The official channel for checking registered land information in Ghana. | We used it to explain how buyers verify title at the source. We paired it with due diligence best practices for foreign buyers. |
| Ghana Revenue Authority Stamp Duty | Ghana's tax authority with official guidance on property transfer taxes. | We used it to confirm stamp duty rates and requirements. We anchored our closing cost estimates around this source. |
| Ghana Revenue Authority Rent Income Tax | The tax authority stating actual rent tax rates for property owners. | We used it to provide the 8% residential rate clearly. We also used it to shape the rental compliance checklist. |
| Ghana Immigration Service Permits | The official body that issues residence permits and manages visa categories. | We used it to confirm that property ownership does not grant residency. We anchored visa statements in official immigration pathways. |
| Bank of Ghana Policy Rate Trends | The central bank is the authoritative source for Ghana's benchmark interest rates. | We used it to anchor mortgage rate expectations in the current rate environment. We translated policy rates into realistic borrowing cost ranges. |
| Absa Ghana Home Loans | A primary-source bank page showing example mortgage terms including foreign currency options. | We used it to give grounded estimates of rates foreigners may see. We used it as a triangulation point for market conditions. |
| Republic Bank Diaspora Mortgage | A primary-source bank statement describing a real mortgage channel for diaspora buyers. | We used it to identify a concrete foreigner-relevant mortgage pathway. We treated it as product evidence rather than market-wide averages. |
| Stanbic Bank Home Loans | A primary-source bank checklist showing what lenders require from borrowers. | We used it to show the documentation reality for mortgage applicants. We used it to support the importance of formal ID and property documentation. |
| Accra Metropolitan Assembly FAQs | The local authority that sets and collects property rates in Accra. | We used it to explain how property tax is assessed in Ghana. We based our annual property tax budget ranges on their valuation approach. |
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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