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 get a mortgage in Ghana, but the process is selective and banks will want clean documentation, a verifiable property title, and a solid down payment.
In this guide, we break down exactly who qualifies, what income and deposit you need, which banks say yes to foreigners, and insider tips to boost your approval chances in Ghana in 2026.
We constantly update this blog post to reflect the latest mortgage conditions 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.
Can foreigners get a mortgage in Ghana right now?
Can a foreigner get a residential mortgage in Ghana right now?
Yes, foreigners can get a residential mortgage in Ghana, but it is selective and banks will scrutinize your income, deposit size, and the property's title status before saying yes.
Foreigners who have the easiest access to mortgages in Ghana are those in diaspora programs or those with stable foreign income paid into a verifiable bank account, because banks can document and trace that money clearly.
The most common restriction banks impose on foreign applicants in Ghana is requiring a larger down payment (often 20% to 40%) and stricter documentation to compensate for the added risk of lending to someone without deep local ties.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Ghana.
Can I get a mortgage in Ghana without residency?
Getting a mortgage in Ghana without residency is possible, but it is harder because banks treat non-residents as higher-risk borrowers and compensate by requiring more documentation and equity.
Non-residents who typically qualify for a mortgage in Ghana are those who apply through diaspora-focused mortgage programs, which are specifically designed to underwrite borrowers living abroad with foreign income.
Banks most commonly impose a larger down payment requirement (often 20% or more) and stricter income verification on applicants without permanent residency in Ghana to offset the added risk.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Ghana.
Do banks require a local work contract in Ghana right now?
Banks in Ghana do not always require a local work contract, but having one is the easiest and fastest path to mortgage approval because it simplifies income verification.
If you do not have a local work contract, banks in Ghana typically accept proof of foreign income through consistent bank statements, employment contracts from abroad, and clear source-of-funds documentation.
When a local work contract is present, banks in Ghana usually want to see at least 6 to 12 months of employment history to confirm income stability before approving a mortgage.
Can self-employed foreigners qualify for a mortgage in Ghana?
Yes, self-employed foreigners can qualify for a mortgage in Ghana, but they should expect extra scrutiny and will need to provide more documentation than salaried applicants.
Banks in Ghana typically require self-employed applicants to show 6 to 12 months of bank statements, and ideally tax filings or audited accounts, to prove consistent income over time.
Is foreign income accepted for mortgages in Ghana right now?
Yes, foreign income is accepted for mortgages in Ghana, and it is often the most practical route for foreigners, especially when applying for a USD-denominated mortgage that matches your income currency.
When earning income abroad, banks in Ghana typically require consistent bank statements showing regular inflows, employment contracts or business documentation, and clear proof of the source of funds for anti-money laundering compliance.
Can I buy a primary home (and an investment property?) with a mortgage in Ghana as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in Ghana, and this is the standard use case that banks are most comfortable approving.
Getting a mortgage for an investment property in Ghana is also possible, but banks may tighten terms with a bigger deposit requirement and more conservative affordability calculations because they assume higher default risk when the property is not your main residence.
If you're buying for investment, you might want to check our blog article about buying and renting out in Ghana.
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 the eligibility rules banks actually use in Ghana?
What minimum monthly income do I need in Ghana as of 2026?
As of early 2026, there is no single published minimum income for mortgage approval in Ghana, but banks calculate affordability using a debt-service ratio, meaning your mortgage payment should not exceed about 45% to 50% of your net monthly income.
For a realistic example, if you want a USD mortgage of $120,000 over 15 years at around 11%, your monthly payment would be about $1,360, which means you would need a net monthly income of at least $3,000 (roughly GHS 45,000 or EUR 2,800) to qualify.
The minimum income requirement scales directly with the loan amount and property price in Ghana, so a more expensive property simply requires higher provable income to keep your debt-service ratio within the bank's limit.
Yes, banks in Ghana generally allow combining household incomes from multiple applicants (such as spouses) to meet the minimum threshold, which can make higher-value properties more accessible.
What debt-to-income limit do banks use in Ghana right now?
Banks in Ghana typically cap your total monthly debt repayments at around 45% to 50% of your net income, with the lower end (45%) usually applied to foreign currency mortgages because banks treat currency risk more conservatively.
When calculating your debt-to-income ratio, banks in Ghana include all existing debts such as car loans, personal loans, credit card payments, and any other mortgage obligations you may have.
Do I need a local credit score in Ghana right now?
You do not need a US-style credit score to get a mortgage in Ghana, but banks do use credit reference bureau data to check your borrowing history, and if you have never borrowed locally, you will likely have a thin file.
Banks in Ghana can accept foreign credit reports as supporting evidence of your creditworthiness, but they will still rely primarily on your income documentation, bank statements, and the property security to make their decision.
Do banks require a local guarantor in Ghana right now?
Banks in Ghana usually do not require a local guarantor if your income is clear and stable, your deposit is strong, and the property title is clean and can be properly registered.
Banks are most likely to request a guarantor or additional security when one of those three elements is weak, for example if your income is hard to verify, your deposit is small, or the property has title issues.
If a guarantor is required, they typically need to have solid financial standing themselves, often demonstrated through stable income, assets, or property that could serve as additional security for the bank.
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How much cash do I need upfront in Ghana as of 2026?
What's the minimum down payment in Ghana right now?
Foreign buyers in Ghana should realistically plan for a minimum down payment of 20% to 40% of the property price, with non-residents typically at the higher end of that range.
The realistic range of down payments across different banks and buyer profiles in Ghana is 10% for strong local-currency borrowers with excellent profiles, 20% for foreign currency mortgages, and 30% or more for non-residents or buyers with weaker documentation.
A buyer might secure a lower down payment requirement in Ghana if they have a very strong income profile, stable employment, a long banking relationship with the lender, or if they are applying through a diaspora program with favorable terms.
What loan terms can I realistically get in Ghana as of 2026?
What mortgage interest rates are typical in Ghana as of 2026?
As of early 2026, GHS mortgage rates in Ghana typically range from about 20% to 35% APR depending on the borrower's risk profile, while USD mortgages (for those earning in foreign currency) often fall in the high single digits to low teens.
The factors that most significantly influence the interest rate a foreign borrower receives in Ghana are the loan currency, the borrower's risk profile, the size of the down payment, and the bank's own margin on top of the Ghana Reference Rate (which was 15.68% in January 2026).
Foreigners do not necessarily receive higher interest rates than local residents in Ghana if their profile is strong, but they may face slightly higher rates if their income is harder to verify or if they opt for a foreign currency loan with different risk pricing.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Ghana.
Are fixed-rate mortgages available in Ghana right now?
Fixed-rate mortgages in the traditional sense are rare in Ghana because most loans are priced as a reference rate (like the Ghana Reference Rate) plus a bank margin, meaning your rate can change when the reference rate moves.
Some lenders in Ghana may offer short fixed periods or semi-fixed structures, especially in foreign currency products, but you should always ask the bank specifically when and how often they can reprice your loan.
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.
How do I maximize approval chances in Ghana right now?
What financial profile gets "yes" fastest in Ghana right now?
The ideal financial profile that gets mortgage approval fastest in Ghana is someone with a clean income trail, a deposit of 30% or more, low existing debts, and a property with paperwork ready for title registration.
Banks in Ghana consider an ideal profile to have net monthly income of at least $3,000 (roughly GHS 45,000 or EUR 2,800) for a typical loan size, with a debt-to-income ratio comfortably below 45%.
Employment type and history most favored by banks in Ghana is stable salaried employment with at least 6 to 12 months of documented payslips, though consistent self-employment income can also work with proper documentation.
A down payment of 30% or more typically signals a strong applicant profile in Ghana, especially for foreign buyers, because it reduces the bank's risk and often leads to faster approvals and better terms.
We give more detailed tips in our pack covering the property buying process in Ghana.
What mistakes make foreigners get rejected in Ghana right now?
The most common mistake that leads to mortgage rejection for foreigners in Ghana is choosing a property with title problems, because banks will not lend against a property that cannot pass a Lands Commission search or be properly registered.
The financial red flag that most often disqualifies foreign applicants in Ghana is a currency mismatch, such as earning in USD but trying to take a high-interest GHS loan without matching the repayment currency to the income currency, which makes banks nervous about repayment risk.
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Which banks say yes to foreigners in Ghana right now?
Which banks are most foreigner-friendly in Ghana as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in Ghana are Absa Bank Ghana, First National Bank Ghana (FNB), Stanbic Bank Ghana, CalBank, Ecobank Ghana, and Access Bank Ghana, because they all publish mortgage products or diaspora programs accessible to foreign buyers.
What makes these banks more accessible to foreign applicants in Ghana is that they explicitly offer diaspora mortgage programs with defined underwriting criteria, accept foreign income, and in some cases offer USD-denominated mortgages that match foreign currency earnings.
Which banks accept non-resident borrowers in Ghana right now?
Banks that accept non-resident borrowers for mortgages in Ghana include Absa Bank Ghana (through its diaspora mortgage framework), Ecobank Ghana (with offshore advisory structure), and Access Bank Ghana (which publishes a diaspora mortgage brochure).
These banks typically impose additional requirements on non-resident applicants in Ghana, including larger down payments (often 20% or more), stricter income verification with clear source-of-funds documentation, and sometimes shorter loan tenors.
Do international banks lend more easily in Ghana right now?
International banks do not automatically lend more easily to foreigners in Ghana, but they can be stronger on process, more comfortable with foreign income evidence, and more standardized in their underwriting approach.
International banks with a presence offering mortgages to foreigners in Ghana include Absa Bank Ghana (part of Absa Group), Stanbic Bank Ghana (part of Standard Bank Group), and First National Bank Ghana (part of FirstRand Group).
The main advantage of using an international bank for a mortgage in Ghana is that they often have more experience processing foreign income documentation and may offer products in multiple currencies, making the application smoother for international buyers.
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 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 |
|---|---|---|
| Bank of Ghana MPC Press Release (Nov 2025) | Official central bank statement on policy rate | We used it to anchor the early 2026 rate environment. We then translated the policy rate into realistic mortgage pricing expectations. |
| Ghana Association of Banks | Industry body publishing the Ghana Reference Rate | We used the January 2026 GRR (15.68%) as the base rate floor. We compared it with Bank of Ghana APR data to estimate realistic mortgage rates. |
| Bank of Ghana APR Table (March 2025) | Official publication showing real borrowing costs | We used it to quantify the actual range of household borrowing costs. We built our rate ranges and sanity-checked bank quotes against this data. |
| Absa Bank Ghana Diaspora Solutions | Primary lender publishing concrete LTV and DSR caps | We used it to quantify realistic maximum financing and debt-service limits. We treated it as a benchmark for foreigner-friendly underwriting norms. |
| Lands Commission Title Registration | Government agency responsible for land registration | We used it as the checklist for what banks and lawyers require. We also explained where timelines get stuck in practice. |
| Parliament of Ghana Land Act, 2020 (Act 1036) | Official legal framework for property rights | We used it to explain how property rights work in Ghana. We grounded the ownership section in law rather than blog opinions. |
| Bank of Ghana Credit Reference Bureaux | Regulator explaining credit bureau licensing | We used it to explain how banks verify creditworthiness in Ghana. We showed what local credit history actually means for foreigners. |
| CalBank Mortgage | Primary lender showing currency options and terms | We used it to confirm that both GHS and USD mortgages exist. We highlighted common insurance and prepayment rules borrowers face. |
| Stanbic Bank Ghana Home Loans | Primary lender checklist of required documents | We used it to show what a complete application looks like. We built the approval playbook and identified common rejection reasons. |
| First National Bank Ghana Home Loan | Primary lender confirming active mortgage products | We used it to support the foreigner-friendly banks section. We included it in our shortlist for diaspora pathways. |
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