Foreign ownership in Ghana: all the rules explained (2026)

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?

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 Ghana. If you’d like to learn more about us, you can check our presentation page.

Do foreigners have the same rights as locals in Ghana right now?

Can foreigners legally buy residential property in Ghana in 2026?

As of early 2026, foreigners can legally acquire residential property rights in Ghana, but they are restricted to leasehold interests rather than full ownership of the land.

Foreign buyers in Ghana can purchase apartments, houses, and other residential buildings, though the underlying land interest will always be a lease with a maximum term of 50 years.

This means you can own the structure itself and have exclusive use of the property, but the land beneath it remains under a time-limited arrangement that can be renewed.

The practical effect is that foreigners enjoy similar day-to-day property rights as locals when it comes to living in, renting out, or selling their homes, with the main difference being how long they can hold onto the land interest.

We cover all these things in length in our pack about the property market in Ghana.

Do foreigners have the exact same ownership rights as locals in Ghana in 2026?

As of early 2026, foreigners do not have the same ownership rights as Ghanaian citizens when it comes to land, and the gap is significant for anyone planning a long-term investment.

The single biggest difference is that Ghanaian citizens can hold freehold interests in land (meaning permanent ownership), while foreigners are constitutionally prohibited from doing so and must settle for leases capped at 50 years.

However, both foreigners and locals share equal rights when it comes to registering their interests at the Lands Commission, accessing the courts for disputes, entering into rental agreements, and selling their property interests to others.

Are there any foreigner-only restrictions in Ghana in 2026?

As of early 2026, there are two main restrictions that apply specifically to foreigners buying property in Ghana: no freehold ownership of land, and a maximum lease term of 50 years at any one time.

The most impactful restriction for foreign buyers is the 50-year lease cap, because it means your land interest has an expiration date and requires renewal negotiations, which adds uncertainty to long-term planning and inheritance.

These restrictions exist because the Ghanaian Constitution aims to protect national land resources and ensure that ultimate control over land remains with Ghanaian citizens and the state.

The most common legal workaround foreigners consider is setting up a Ghanaian company to hold the property, but this only works if Ghanaians own more than 60% of the company, otherwise the company is still treated as foreign under the Land Act 2020.

Can foreigners buy property freely anywhere in Ghana, or only specific areas in 2026?

As of early 2026, Ghana does not have geographic "foreign zones" or restricted neighborhoods, so the foreigner restriction is about the type of ownership (leasehold only) rather than where you can buy.

There are no officially designated areas where foreigners are banned from purchasing property, unlike some countries that restrict foreign ownership near borders, coastlines, or military installations.

What does vary significantly by location is the quality of land documentation and the risk of disputes, especially in fast-growing peri-urban areas where customary land administration can create overlapping claims.

The most popular areas where foreigners commonly purchase property in Greater Accra include Cantonments, Labone, Airport Residential Area, East Legon, Ridge, Roman Ridge, and Osu, with more value-oriented options in Dzorwulu, Spintex Road corridor, Tema Community 25, and Sakumono.

Can foreigners own property 100% under their own name in Ghana in 2026?

As of early 2026, foreigners can hold their leasehold interest 100% under their own name in Ghana without needing a local partner, nominee, or spouse on the title.

Foreign buyers can register apartments, houses, and any residential leasehold fully in their own name at the Lands Commission, and this single-name ownership is legally recognized and protected.

To register property in your name, you will need your passport, the executed lease agreement, consent from the landowner (if customary land), payment of stamp duty, and submission of documents to the Lands Commission for title registration or deed recording.

Is freehold ownership possible for foreigners in Ghana right now in 2026?

As of early 2026, freehold ownership is not possible for foreigners in Ghana, and any agreement that attempts to grant freehold to a non-citizen is automatically void under the Constitution.

The key difference is that freehold means permanent, indefinite ownership of land that you can pass to heirs forever, while leasehold in Ghana gives you exclusive rights for up to 50 years, after which you must negotiate a renewal or lose the land interest.

Since freehold is off the table, the main alternative for foreigners is a well-documented 50-year lease registered with the Lands Commission, ideally with clear renewal terms negotiated upfront in the lease agreement.

Can foreigners buy land in Ghana in 2026?

As of early 2026, foreigners cannot buy land as freehold in Ghana, but they can acquire land rights through leasehold arrangements lasting up to 50 years.

This 50-year leasehold rule applies to all land types that foreigners might want for residential purposes, and importantly, the Land Act 2020 explicitly states that marrying a Ghanaian citizen does not remove or bypass these restrictions.

The most common legal structure foreigners use is to take a direct leasehold in their own name with proper Lands Commission registration, rather than trying to use nominee arrangements or companies, since the company route only works if Ghanaians control more than 60% of the shares.

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.

Does my nationality or residency status change anything in Ghana?

Does my nationality change what I can buy in Ghana right now in 2026?

As of early 2026, your specific nationality generally does not change what you can buy in Ghana, because the law draws the line simply at "citizen versus non-citizen" rather than distinguishing between different foreign passports.

Ghana does not maintain a list of banned nationalities or countries whose citizens face additional property restrictions, so whether you are from Nigeria, China, the United States, or Germany, the same rules apply.

Similarly, there are no bilateral treaties or special agreements that give citizens of particular countries preferential access to Ghanaian property, so everyone outside Ghana faces the same 50-year leasehold maximum.

Do EU/US/UK citizens get easier property access in Ghana?

EU, US, and UK citizens do not receive any special legal advantages when buying property in Ghana, and they face the exact same restrictions as any other foreigner: no freehold and a maximum 50-year lease.

EU citizens have no treaty-based property privileges in Ghana, since Ghana is not part of any European agreement that would extend such rights, so French, German, or Dutch buyers follow the same rules as everyone else.

US and UK citizens similarly have no bilateral agreements granting easier property access, though in practice they may find the process slightly smoother because banks and lawyers are often more familiar with documentation from these countries.

If you're American, we have a dedicated blog article about US citizens buying property in Ghana.

Can I buy property in Ghana without local residency?

Yes, you can legally buy property in Ghana without being a resident and even while holding only a tourist visa, because the main restriction is based on citizenship rather than residency status.

Residents do have some practical advantages, such as easier access to bank accounts, simpler document verification, and the ability to handle paperwork in person, but these are operational conveniences rather than additional legal rights.

If you are buying from abroad or during a short visit, you will typically need to set up a Power of Attorney so a local representative can sign documents, attend meetings, and complete registration steps on your behalf.

What are the biggest legal grey areas for foreigners in Ghana?

What are the biggest legal grey zones for foreigners in Ghana in 2026?

As of early 2026, the biggest legal grey zones for foreign property buyers in Ghana are not about your passport but rather about gaps in land documentation, overlapping claims, and the complexity of customary land administration.

The single most risky grey zone is buying land in fast-developing peri-urban areas where multiple people may claim ownership of the same plot, because customary land systems and formal registration have not always kept pace with rapid development.

The best precaution you can take is to insist on a thorough search at the Lands Commission before signing anything, use a qualified lawyer to verify the chain of ownership, and only proceed if the seller can produce clear, registered documentation.

We have built our property pack about Ghana with the intention to clarify all these things.

Can foreigners safely buy property using a local nominee in Ghana?

Using a local nominee to hold property in Ghana is legally risky for foreigners, because you are essentially trusting another person to honor an informal arrangement that may not be enforceable if things go wrong.

The main risk of using a non-spouse nominee is that the legal title sits in their name, so if they decide to sell the property, refuse to transfer it, or pass away without a will naming you, you could lose your entire investment with limited legal recourse.

Buying through a local spouse does not actually provide legal protection either, because the Land Act 2020 explicitly states that marriage to a Ghanaian does not remove the foreigner restrictions on land ownership.

Setting up a Ghanaian company is sometimes considered, but under the Land Act 2020 a company is only treated as Ghanaian if citizens own more than 60%, which means a foreign-controlled company still faces the same restrictions as an individual foreigner.

What happens if a foreigner dies owning property in Ghana?

When a foreigner dies owning property in Ghana, their heirs can generally inherit the property interest, but the process requires significant paperwork and local legal proceedings to transfer the title properly.

Foreign heirs will need to obtain letters of administration or probate (depending on whether there was a will), potentially have foreign documents authenticated, and work with a Ghanaian lawyer to register the transfer at the Lands Commission.

Heirs face no special restrictions on reselling inherited property in Ghana, so once the estate administration is complete and the lease is transferred into their names, they can sell to any buyer willing to take on the remaining lease term.

The most common complication is that heirs inherit whatever lease term remained at the time of death, not a fresh 50 years, so if the original owner held a lease with only 15 years left, that is what passes to the heirs unless they negotiate a renewal with the landowner.

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.

Can foreigners realistically get a mortgage in Ghana in 2026?

Do banks give mortgages to foreigners in Ghana in 2026?

As of early 2026, some Ghanaian banks do offer mortgages to foreigners, but approval is selective and typically requires strong proof of income, with loan amounts commonly ranging from 200,000 to 2,000,000 Ghanaian cedis (roughly 12,500 to 125,000 USD or 11,500 to 115,000 EUR at current exchange rates).

The main eligibility requirements banks impose on foreign applicants include verified income documentation (often from overseas employers), clean source-of-funds evidence, a property with solid registration at the Lands Commission, and sometimes a local representative with Power of Attorney to handle paperwork.

You can also read our latest update about mortgage and interest rates in Ghana.

Are mortgage approvals harder for non-residents in Ghana in 2026?

As of early 2026, mortgage approvals are noticeably harder for non-residents than for Ghanaian residents, not because it is illegal but because banks face more challenges verifying income, chasing documents, and enforcing collateral across borders.

Non-residents typically face lower loan-to-value ratios (often 50% to 60% versus 70% to 80% for residents), meaning you may need a down payment of 500,000 to 1,000,000 cedis (31,000 to 62,500 USD or 29,000 to 58,000 EUR) for a mid-range property instead of the smaller deposits residents might qualify for.

Additional requirements for non-residents commonly include notarized or apostilled income documents, bank statements from your home country, a local Ghanaian bank account, and sometimes a Power of Attorney naming someone who can sign documents on your behalf when you are not in the country.

We have a whole document dedicated to mortgages for foreigners in our Ghana real estate pack.

Are foreigners protected by the law in Ghana during disputes?

Are foreigners legally protected like locals in Ghana right now?

Foreigners in Ghana receive the same legal protections as locals when it comes to property disputes, meaning you have equal access to the courts, can register your interests at the Lands Commission, and can enforce contracts through the legal system.

Both foreigners and Ghanaians share equal rights to file lawsuits, obtain injunctions, seek damages for breach of contract, and have their registered property interests recognized and protected by law.

The main protection gap is not legal but practical: foreigners who are not physically present in Ghana may find it harder to monitor their property, respond quickly to problems, and navigate a legal system conducted primarily in English but with local procedural nuances.

The most important safeguard a foreigner should put in place is ensuring their lease is properly registered with the Lands Commission, because registered interests are far easier to defend in court than informal agreements or unregistered documents.

Do courts treat foreigners fairly in property disputes in Ghana right now?

Ghana's courts are generally considered to treat foreigners fairly in property disputes, with judges applying the same laws to foreign and local parties, though no legal system can guarantee outcomes.

Property disputes in Ghanaian courts typically take 1 to 3 years to resolve and can cost anywhere from 15,000 to 100,000 cedis (roughly 1,000 to 6,200 USD or 900 to 5,800 EUR) in legal fees depending on complexity, which is why prevention through proper documentation is so important.

The most common disputes foreigners bring to court involve boundary disagreements, double-selling of the same plot by unscrupulous sellers, and disputes over lease terms or renewal conditions.

For faster resolution, foreigners can use alternative dispute resolution under Ghana's ADR Act 2010, which allows mediation or arbitration through private channels, and many property contracts now include ADR clauses to avoid lengthy court battles.

We cover all these things in our list of risks and pitfalls people face when buying property in Ghana.

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 do foreigners say after buying in Ghana in 2026?

Do foreigners feel treated differently during buying in Ghana right now?

Based on available feedback and our research, a significant proportion of foreign buyers in Ghana report feeling that the buying process was more "relationship-heavy" than they expected, with success depending heavily on finding trustworthy local contacts.

The most commonly reported way foreigners feel treated differently is being pressured to make quick decisions or accept informal assurances instead of proper documentation, which can feel uncomfortable for buyers used to more standardized processes.

On the positive side, many foreigners report that once they found a reliable lawyer and agent, the process became much smoother, and they appreciated the personal attention and flexibility that smaller-scale Ghanaian real estate transactions can offer.

Find more real-life feedbacks in our our pack covering the property buying process in Ghana.

Do foreigners overpay compared to locals in Ghana in 2026?

As of early 2026, foreigners in Ghana typically pay around 5% to 15% more than well-informed local buyers for comparable properties in popular expat areas like Cantonments, Airport Residential, and East Legon, which translates to a premium of roughly 50,000 to 300,000 cedis (3,000 to 19,000 USD or 2,800 to 17,500 EUR) on a typical mid-range home.

The main reason foreigners pay more is information asymmetry rather than discrimination: local buyers with established networks know which sellers are motivated, can spot documentation problems faster, and negotiate harder using their knowledge of comparable recent sales and remaining lease terms.

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 We Trust It	How We Used It
Constitution of Ghana (1992, rev. 1996)	The highest legal authority in Ghana, available in a stable PDF format.	We used Article 266 to establish the constitutional prohibition on foreign freehold ownership. We relied on it as the foundation for all ownership restriction explanations.
Land Act 2020 (Act 1036)	The current consolidated land law from Ghana's Parliament.	We used Section 10 to confirm the 50-year lease cap and marriage exception rules. We also used it to explain company ownership thresholds for foreign buyers.
Lands Commission of Ghana	The official government body responsible for land administration.	We used their guidance to explain registration procedures and fraud prevention. We referenced their structure to help buyers understand verification processes.
Judicial Service of Ghana	The official judiciary portal for Ghana's court system.	We used it to confirm that foreigners have equal court access for disputes. We also linked to their hosted copies of inheritance legislation.
Alternative Dispute Resolution Act 2010	Official legislation text from GhaLII, a respected legal database.	We used it to explain mediation and arbitration options for property disputes. We referenced it when discussing alternatives to lengthy court cases.
Ghana Revenue Authority	The official tax authority explaining transaction costs.	We used their stamp duty guidance to inform buyers about transaction costs. We referenced it when explaining documentation requirements.
Republic Bank Ghana	A regulated bank publishing actual mortgage requirements.	We used their checklist to show real documentation needs for foreign borrowers. We referenced it for Power of Attorney and ID requirements.
UN-Habitat Ghana Housing Profile	A major international organization with transparent research methods.	We used it to contextualize housing market pressures and financing trends. We referenced it as a neutral check against commercial market narratives.
Ghana Statistical Service (2021 Census)	Ghana's official statistics agency with benchmark housing data.	We used it to verify housing stock and tenure patterns across the country. We relied on it to sanity-check market claims against official data.
Knight Frank Africa Report	A global real estate researcher with consistent methodology.	We used it to understand prime market pricing in expat-heavy areas. We referenced it as secondary context for pricing patterns, not as law.
World Bank Land Administration Project	International development bank with rigorous research standards.	We used it to identify systemic risks in land documentation and registration. We referenced it for understanding information asymmetry challenges.

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.