What's the purchase process to buy a property in Ghana?

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.

How do I check if foreigners are legally allowed to buy property in Ghana?

Foreigners are legally permitted to buy property in Ghana, but only under specific leasehold arrangements, not freehold ownership.

As of September 2025, foreign nationals can purchase property through leasehold agreements that typically extend for up to 50 years and can be renewed upon expiration. This legal framework means you cannot own land outright in Ghana as a non-citizen, but you can secure long-term exclusive use rights that provide substantial property control and investment potential.

The Ghana government reserves freehold land ownership exclusively for Ghanaian citizens, particularly for customary or stool lands that form the majority of available property. However, foreigners can fully own buildings, apartments, condominiums, and townhouses constructed on leased land, giving you complete ownership of the physical structures while leasing the underlying land rights.

You can also establish a Ghanaian company to purchase property through that legal entity, which some foreign investors use as an alternative ownership structure. This approach requires compliance with local company registration requirements and ongoing corporate obligations, but it can provide additional flexibility in property acquisition and management.

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

What types of property ownership are recognized in Ghana, like leasehold or freehold?

Ghana recognizes two primary property ownership types: freehold and leasehold, with distinct rights and limitations for each structure.

Freehold ownership grants indefinite ownership rights and complete control over both land and any buildings, but this ownership type remains available exclusively to Ghanaian citizens. Freehold owners can use, sell, lease, or develop their property without time limitations, making it the most comprehensive form of property ownership in the country.

Leasehold ownership provides exclusive use rights for a predetermined period, with foreigners typically receiving 50-year terms while Ghanaian citizens can secure up to 99-year leasehold agreements. Leasehold properties are legally transferable, meaning you can sell your leasehold rights to other qualified buyers, and these agreements can be renewed upon expiration subject to current market conditions and legal requirements.

Within residential developments, apartments and houses are often sold through leasehold arrangements or through share ownership structures where you purchase shares in a development company that owns the underlying land. These ownership models provide foreigners with practical property control while complying with Ghana's land ownership restrictions.

Ground rent obligations typically accompany leasehold properties, requiring annual payments to the land's ultimate owner, and these costs should be factored into your total ownership expenses.

How do I find and choose a reliable real estate agent or lawyer in Ghana?

Finding reliable real estate professionals in Ghana requires verification of credentials, experience assessment, and careful reference checking to avoid costly mistakes.

Seek agents with proven experience in foreign transactions, as these professionals understand the specific legal requirements, documentation needs, and potential complications that affect non-citizen buyers. Established agencies like Rehoboth Properties or Regimanuel Grey have track records with international clients and can provide references from previous foreign purchasers.

Request detailed references from recent clients, particularly other foreign buyers who can provide insights into the agent's competence, reliability, and ethical practices. Contact these references directly to discuss their experiences, including whether transactions completed on schedule, if all legal requirements were properly handled, and whether any unexpected issues arose during the process.

Ensure your chosen lawyer specializes in property law and has extensive experience with cross-border real estate transactions, as Ghana's property laws include specific requirements that general practice lawyers may not fully understand.

What documents do I need to verify before agreeing to buy a property in Ghana?

Property purchases in Ghana require verification of eight essential documents to ensure legal ownership and avoid fraudulent transactions.

1. Title Deed from Lands Commission: The official document proving legal ownership registered with government authorities
2. Survey Plan: Detailed property boundaries and measurements certified by a licensed surveyor
3. Certificate of Occupancy: Government approval confirming the property's legal occupancy status
4. Building Permit: Municipal approval for any structures on developed properties
5. Sale and Purchase Agreement: The contract outlining transaction terms, conditions, and obligations
6. Property Tax Receipt: Proof of current tax payments and compliance with local obligations
7. Consent Letter: Required for stool, family, or state land transactions showing proper authorization
8. VAT and Transfer Tax Receipts: Evidence of required tax payments for legal property transfer

Each document must be current, authentic, and properly executed with all required signatures and official stamps. Request original documents for inspection rather than accepting photocopies, as fraudulent sellers often provide falsified copies of legitimate documents.

Power of attorney documents require special attention if the seller is using an agent, as these must be properly notarized and registered with appropriate authorities. Verify that any power of attorney grants specific authority for the property sale and hasn't exceeded its validity period.

Cross-reference all documents to ensure consistency in property descriptions, boundaries, ownership details, and legal status, as discrepancies often indicate potential legal complications or fraudulent activity.

How do I confirm that the seller is the rightful owner of the property?

Confirming rightful ownership requires comprehensive verification through official records, supporting documentation, and third-party validation to prevent ownership disputes.

Request the official title deed and compare all details with Lands Commission records through a formal land title search. The title deed should clearly identify the current owner, property boundaries, any encumbrances or liens, and the ownership history that establishes clear legal title to the property.

Obtain recent utility bills, property tax receipts, and municipal service payments in the seller's name, as these documents provide additional evidence of ongoing ownership and property control. Legitimate owners typically maintain current accounts for electricity, water, waste collection, and property taxes, while fraudulent sellers often cannot provide these supporting documents.

For properties involving customary or stool land, request properly executed consent letters from traditional authorities, family heads, or community leaders who hold ultimate ownership rights. These consent letters must bear authentic signatures and official seals, as customary land sales without proper consent are legally invalid.

Verify the seller's identity through official identification documents such as Ghana Card, passport, or voter ID, and ensure these match exactly with names on the title deed and other property documents. Request certified copies of identification documents and cross-reference with property ownership records.

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

What steps are involved in conducting a land title search at the Lands Commission?

Land title searches at the Lands Commission involve a formal application process, fee payment, and comprehensive record review to verify legal ownership and identify potential complications.

Visit the appropriate regional Lands Commission office where the property is located and complete a formal land title search application form. Provide detailed property information including the plot number, location description, approximate size, and any known reference numbers from existing documentation.

Pay the required search fees, which vary based on property value and location, and obtain official receipts for all payments made. The commission typically requires several days to complete thorough searches, so plan accordingly and avoid rushing this critical verification step.

The official search report will confirm legal title ownership, reveal any outstanding liens or encumbrances, identify property boundaries and size, and provide ownership history that establishes clear title chain. Review this report carefully with your legal counsel to understand any potential complications or restrictions.

Request additional verification for any discrepancies or concerns identified in the search report, as incomplete or conflicting records can indicate potential legal disputes or ownership challenges that could affect your purchase decision.

Don't lose money on your property in Ghana

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

How do I negotiate and draft a sale and purchase agreement in Ghana?

Sale and purchase agreement negotiation and drafting requires legal expertise, clear terms specification, and comprehensive risk protection for successful property transactions.

Engage a qualified property lawyer to draft or thoroughly review the purchase agreement, as these contracts must comply with Ghanaian property laws and include specific clauses that protect foreign buyers' interests. Never attempt to draft legal agreements independently, as missing clauses or incorrect language can create costly legal complications.

Include detailed price terms, payment schedules, deposit requirements, and possession timelines in the agreement, along with specific conditions that must be met before the sale completes. Specify consequences for contract breaches, dispute resolution procedures, and procedures for handling unexpected complications that might arise during the transaction process.

Incorporate contingency clauses that protect your interests, such as satisfactory completion of land title searches, clear ownership verification, building inspections for developed properties, and financing arrangements if applicable. These contingencies allow you to withdraw from the purchase if critical conditions aren't met without forfeiting your deposit.

Review all agreement terms carefully with your lawyer before signing, ensuring you understand every clause, obligation, and timeline specified in the contract. Request modifications for any terms that seem unfavorable or unclear, as signed agreements become legally binding and difficult to change.

Only sign the final agreement after completing thorough due diligence, title verification, and legal review to ensure all conditions favor a safe and successful property purchase.

What is the process for paying the purchase price, and how should payments be structured?

Property purchase payments in Ghana should follow secure banking procedures with structured payment schedules that protect both buyer and seller interests throughout the transaction process.

Structure payments as an initial deposit (typically 10-20% of purchase price) followed by the remaining balance after completing all legal verifications, title searches, and document reviews. This payment structure ensures you retain financial leverage while legal due diligence proceeds and provides security against premature payment for incomplete transactions.

Make all payments through official bank transfers with complete documentation and receipts rather than cash transactions, which provide no legal protection and can complicate ownership verification. Bank transfers create official records that support legal ownership claims and provide evidence for tax and legal purposes.

Consider using escrow services where available, particularly for larger transactions, as these services hold funds securely until all transaction conditions are met. Escrow arrangements protect both parties by ensuring funds are available for legitimate transactions while preventing premature payment release before legal requirements are satisfied.

Retain detailed receipts and confirmations for all payments made, including deposits, legal fees, tax payments, and final purchase payments. These documents serve as crucial evidence for property registration, tax compliance, and potential dispute resolution.

Avoid payments to intermediaries or agents without proper documentation and legal oversight, as fraudulent sellers often request payments to unofficial accounts that cannot be recovered if transactions fail.

What government taxes, fees, or stamp duties do I need to budget for when buying property in Ghana?

Property purchases in Ghana incur several government taxes and fees that typically total 2-4% of the property's purchase price, depending on location and property value.

Stamp duty represents the largest single tax obligation, calculated as a percentage of the property's declared value and paid to Ghana Revenue Authority during the contract execution phase. Higher-value properties may incur stamp duty rates toward the upper end of the range, while smaller residential properties typically fall toward the lower percentage rates.

Legal fees cover your lawyer's services for contract review, due diligence, negotiations, and transaction completion, with experienced property lawyers typically charging 1-2% of purchase price for comprehensive legal representation. These fees often include document preparation, title searches, registration assistance, and legal advice throughout the purchase process.

Budget for ongoing costs including annual ground rent for leasehold properties, property taxes, and maintenance fees that continue after purchase completion. These recurring costs vary significantly based on property location, size, and local municipal requirements.

How do I register the property in my name after the purchase is completed?

Property registration in Ghana requires submission of completed transaction documents to the Lands Commission along with required fees and forms to establish legal ownership in your name.

Submit the executed sale and purchase agreement, proof of full payment, title deed transfer documents, and your identification to the appropriate regional Lands Commission office within the required timeframe after purchase completion. Include all supporting documents such as tax payment receipts, legal clearances, and survey plans that support your ownership claim.

Pay the required registration fees based on property value and location, obtaining official receipts for all payments made. The registration process typically takes several weeks to complete, during which the commission verifies all submitted documents and updates their official ownership records.

The commission will issue a registered title deed in your name upon successful completion of the registration process, confirming your legal ownership rights to the property. This registered title deed serves as the definitive proof of your property ownership and should be stored securely with copies maintained in separate locations.

Ensure all registration documents reflect accurate property descriptions, boundaries, and ownership terms, as errors in registered titles can create future legal complications and may require costly correction procedures through the commission.

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 most common mistakes or scams foreigners fall into when buying property in Ghana?

Foreign property buyers in Ghana frequently encounter specific scams and make preventable mistakes that result in financial losses and legal complications.

1. Buying without physical inspection: Many foreigners purchase properties sight-unseen based on photos or virtual tours, only to discover misrepresented conditions, locations, or even non-existent properties
2. Sending money to intermediaries: Fraudulent sellers request payments to unofficial accounts or through money transfer services without proper documentation, making fund recovery impossible
3. Skipping title verification: Buyers who don't conduct proper Lands Commission searches often discover their purchased properties have disputed ownership, outstanding liens, or invalid titles
4. Working without legal representation: Attempting property purchases without qualified legal counsel leads to contract problems, missed legal requirements, and vulnerability to fraud
5. Accepting verbal agreements: Relying on verbal promises or informal agreements rather than proper written contracts leaves buyers without legal recourse when problems arise

Double sales represent a particularly common scam where fraudulent sellers accept payments from multiple buyers for the same property, creating legal disputes and financial losses for legitimate purchasers. These scams often target foreign buyers who may be unfamiliar with local verification procedures and legal requirements.

Identity fraud occurs when scammers impersonate legitimate property owners or agents, using falsified documents to conduct fraudulent sales. Foreign buyers should always verify seller identities through official identification documents and cross-reference with property ownership records.

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

How do I protect myself against double sales, land disputes, or fake documentation?

Protection against property fraud requires systematic verification procedures, legal oversight, and documentation security measures throughout the entire purchase process.

Conduct mandatory title searches at the Lands Commission for every property purchase, as these official searches reveal ownership history, outstanding disputes, liens, or encumbrances that could affect your purchase. Never rely solely on documents provided by sellers, as fraudulent sellers often present convincing forgeries of legitimate title documents.

Insist on registering the property in your name immediately after purchase completion rather than accepting verbal promises for future registration. Unregistered property transfers provide no legal protection and make it difficult to establish ownership rights if disputes arise later.

Secure and maintain original copies of all transaction documents including contracts, payment receipts, title deeds, tax payments, and legal clearances in multiple secure locations. Create certified copies of all documents and consider digital storage with proper backup procedures for additional security.

Engage qualified legal counsel throughout the entire purchase process rather than attempting independent transactions, as experienced property lawyers understand common fraud patterns and can identify suspicious documentation or procedures. Legal representation provides essential protection against sophisticated scams that target foreign buyers.

Use escrow services or secure banking procedures for all payments rather than cash transactions or payments to unofficial accounts, ensuring you retain financial leverage until all legal requirements are satisfied and ownership is properly transferred.

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. Rehoboth Properties Ghana - Complete 2025 Guide
2. Rehoboth Social Housing - Foreign Property Purchase
3. Vaal Properties - Leasehold vs Freehold
4. Vaal Properties - Overseas Property Ownership
5. Apartments Ghana - Property Types
6. The Africanvestor - Ghana Real Estate for Foreigners
7. Onoaburi - Legal Documents Required
8. Lakeside Estate - Foreign Buyer Guidelines