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
Foreigners can legally buy property in Ghana, though with specific restrictions that differ from what Ghanaian citizens enjoy. While you can purchase houses and apartments outright, land ownership is limited to leasehold arrangements of up to 50 years, renewable upon expiration. The process requires proper legal guidance, document verification, and compliance with local regulations to ensure a secure investment.
If you want to go deeper, you can check our pack of documents related to the real estate market in Ghana, based on reliable facts and data, not opinions or rumors.
Foreign property buyers in Ghana can purchase residential and commercial properties but are restricted to 50-year renewable leaseholds for land ownership, unlike locals who can secure 99-year leases.
The buying process involves title verification, legal documentation, survey work, and registration with the Lands Commission, with total costs including 0.5% stamp duty and various fees ranging from GHS 12,000-20,000 plus legal and survey expenses.
| Aspect | Foreigners | Ghanaian Citizens |
|---|---|---|
| Property ownership | Houses/apartments - full ownership | Houses/apartments - full ownership |
| Land ownership | Leasehold only (max 50 years) | Leasehold up to 99 years or freehold |
| Lease renewal | Renewable upon expiration | Renewable upon expiration |
| Residency requirement | Valid residence visa expected | Citizen by birth/naturalization |
| Physical presence | Not required (Power of Attorney) | Not required |
| Stamp duty | 0.5% of property value | 0.5% of property value |
| Registration fee | 0.25% or ~GHS 10,000 | 0.25% or ~GHS 10,000 |
Can foreigners legally buy property in Ghana, and how does this differ from what locals can do?
Yes, foreigners can legally buy property in Ghana, but with important restrictions that distinguish them from Ghanaian citizens.
Foreigners can purchase houses, apartments, and other structures outright, gaining full ownership of the buildings themselves. However, when it comes to land ownership, foreigners are restricted to leasehold arrangements only, with a maximum term of 50 years that can be renewed upon expiration.
Ghanaian citizens enjoy significantly more flexibility in land ownership. They can secure leaseholds of up to 99 years and may even obtain freehold ownership in certain cases, giving them perpetual ownership rights. This difference in land tenure is the most significant distinction between foreign and local property ownership rights.
Foreigners can own multiple properties across different categories including residential, commercial, and agricultural properties. However, large agricultural land deals or properties in strategic locations near borders, coastlines, or military zones may face additional restrictions and require special government approvals.
Establishing a local company can provide additional flexibility for foreign buyers, potentially offering more favorable ownership structures and longer lease terms.
Do foreigners need residency, a visa, or special permits to buy property in Ghana?
A valid residence visa is generally expected for foreigners looking to purchase property in Ghana, along with meeting the minimum age requirement of 18 years and providing proof of income.
No special permit is typically required solely for property ownership purposes. The residence visa serves as the primary documentation demonstrating your legal status in the country and your ability to engage in property transactions.
For large-scale land deals or properties in sensitive strategic areas, additional clearances from relevant government authorities may be necessary. These situations are evaluated on a case-by-case basis and typically involve commercial or agricultural investments of significant scale.
The proof of income requirement ensures that foreign buyers have the financial capacity to complete the purchase and maintain the property. This documentation helps prevent speculative buying and ensures serious investment intent.
It's something we develop in our Ghana property pack.
Is it necessary to be physically present in Ghana to complete a property purchase?
Physical presence in Ghana is not strictly required to complete a property purchase, as transactions can be conducted remotely through proper legal arrangements.
You can complete the entire buying process through a Power of Attorney, which allows a trusted representative to act on your behalf throughout the transaction. This legal document must be properly executed and notarized to be valid for property transactions in Ghana.
However, engaging a reputable local lawyer is highly recommended regardless of whether you're present or buying remotely. The lawyer will handle due diligence, verify documentation, manage the transaction process, and ensure all legal requirements are met.
While remote purchasing is possible, many foreign buyers choose to visit Ghana at least once during the process to personally inspect the property and meet with their legal representatives. This provides additional confidence in the investment and allows for direct oversight of the transaction.
All payments should be made through formal banking channels with proper documentation, whether you're present or completing the purchase remotely.
What are the step-by-step procedures and documents required to purchase property in Ghana as a foreigner?
| Step | Action Required | Estimated Cost (GHS) |
|---|---|---|
| 1. Legal Setup | Hire trusted local agent/developer and property lawyer | Variable (1-2% of property value) |
| 2. Title Search | Verify ownership and encumbrances at Lands Commission | 500 - 1,000 |
| 3. Agreement | Negotiate terms and sign legal agreements with witnesses | Included in legal fees |
| 4. Survey | Independent land survey by licensed surveyor | 2,000 - 5,000 |
| 5. Payment | Transfer funds via bank transfer for security and records | Purchase price + transfer fees |
| 6. Registration | Register transfer/leasehold at Lands Commission | 10,000 + 0.5% stamp duty |
| 7. Final Documents | Obtain registered title and certificate of occupancy | Included in registration |
Is hiring a lawyer mandatory when buying property in Ghana, and what role do they play?
While not always legally mandatory, hiring a lawyer is essential and highly recommended for all foreign property buyers in Ghana.
A qualified property lawyer serves multiple critical functions throughout the transaction process. They verify the authenticity of land titles, conduct thorough due diligence on the property's legal status, and identify any potential encumbrances or disputes that could affect ownership.
The lawyer reviews all purchase agreements and contracts to ensure your interests are protected and all terms are clearly defined. They also manage the registration process with the Lands Commission and ensure all required documentation is properly filed and fees are paid.
Legal representation becomes even more crucial for foreigners who may not be familiar with Ghana's property laws and procedures. Lawyers help navigate the complex bureaucratic processes and ensure compliance with all regulatory requirements.
Most importantly, lawyers help prevent common fraudulent schemes that target foreign buyers, such as double sales of the same property or sales of disputed or untitled land. Their involvement significantly reduces the risk of financial loss due to fraudulent transactions.
What are the taxes, fees, and other costs involved in buying and reselling property in Ghana?
Property transactions in Ghana involve several mandatory fees and taxes that buyers must budget for beyond the purchase price.
The primary costs include stamp duty at 0.5% of the property value and a registration fee of approximately 0.25% of the property value or a fixed fee of around GHS 10,000, whichever is higher. Survey fees typically range from GHS 2,000 to GHS 5,000 depending on the property size and complexity.
Legal fees are variable but typically range from 1-2% of the property value, while real estate agent fees are often negotiable within similar ranges. Property tax clearance certificates may be required to finalize transactions, adding additional costs.
When reselling property, similar taxes and registration fees apply, along with capital gains tax at 15% on any profit realized from the sale. Annual property taxes must also be paid to local authorities based on assessed annual value, which varies by location.
It's something we develop in our Ghana property pack.
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.
Are mortgages available to foreigners in Ghana, and what are the conditions?
Mortgages are available to foreigners in Ghana but with significant limitations and stricter requirements compared to what Ghanaian citizens can access.
Several Ghanaian banks offer mortgage facilities to foreign buyers, but they typically require larger down payments ranging from 20-40% of the property value. Interest rates for foreign borrowers are generally higher, currently ranging from 18-30% APR depending on economic conditions and the specific bank's policies.
Foreign applicants must provide comprehensive proof of income, employment verification, and demonstrate their ability to service the loan throughout its term. Banks also require extensive documentation including residence permits, tax clearances, and bank statements spanning several months.
The approval process for foreign mortgage applicants is typically longer and more stringent than for local buyers. Many banks prefer foreign applicants who have established banking relationships in Ghana and can demonstrate stable income sources within the country.
Given these challenges, many foreigners opt for alternative financing methods such as private funding, developer financing arrangements, or cash purchases. Consulting with multiple banks and mortgage brokers is advisable to find the most favorable terms available.
Which neighborhoods or regions are most popular among foreigners, and why?
Accra's high-end neighborhoods consistently attract the highest concentration of foreign property buyers due to their superior amenities and infrastructure.
Airport Residential Area, East Legon, Cantonments, Labone, and Osu are the most favored locations among expatriates. These areas offer proximity to international schools, modern healthcare facilities, shopping centers, and diplomatic missions, making them ideal for foreign professionals and their families.
Kumasi, the capital of the Ashanti Region, and Takoradi in the Western Region are increasingly popular with investors and expatriate residents. Kumasi offers business opportunities in the country's commercial hub, while Takoradi benefits from oil industry development and associated infrastructure investments.
Coastal areas including Prampram, Tema, Ada, Cape Coast, and Elmina attract foreign buyers seeking vacation homes, rental properties, or retirement locations. These regions offer tourism potential, growing short-term rental markets, and appeal strongly to the Ghanaian diaspora investing in their homeland.
Security considerations heavily influence foreign buyers' location preferences, with gated communities and areas with established expatriate populations being particularly attractive for their perceived safety and familiar amenities.
Which areas offer the best opportunities for living, rental demand, and capital appreciation?
Accra's suburbs and new developments consistently offer the highest rental yields and strongest appreciation potential in Ghana's property market.
Central and peri-urban zones of Accra generate rental yields ranging from 7-12%, with the highest returns found in business districts and areas with high diplomatic community presence. These locations benefit from strong demand from professionals, expatriates, and international organizations.
Sekondi-Takoradi and emerging oil regions present significant growth opportunities driven by industrial expansion and infrastructure development. As of September 2025, these areas continue to benefit from ongoing oil industry investments and associated economic activity.
Tourism hubs including Cape Coast and Ada show growing potential for short-term rental markets and hospitality investments. The expanding domestic tourism sector and increasing international visitor numbers support rental demand in these coastal locations.
Long-term capital appreciation prospects are strongest in areas with secure land titles, ongoing infrastructure development, and proximity to commercial centers. Properties in well-established neighborhoods with reliable utilities and transportation links typically show the most consistent value growth over time.
It's something we develop in our Ghana property pack.
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 is the current breakdown of property prices across major cities and regions?
Property prices in Ghana vary significantly based on location, with Accra commanding the highest values due to its status as the economic and political capital.
In Accra's prime areas, mid- to high-end houses and apartments typically range from $80,000 to $300,000, while luxury properties can exceed $500,000. Properties in central business districts and prestigious neighborhoods like East Legon and Airport Residential command premium prices due to their superior amenities and location advantages.
Less central or developing regions within Greater Accra offer more affordable options, with basic residential properties starting from $30,000 to $70,000. These areas often present opportunities for buyers seeking entry-level investments or properties with future appreciation potential as infrastructure develops.
Regional cities including Kumasi and Takoradi generally offer properties priced 20-40% lower than comparable properties in Accra. This price differential reflects differences in economic activity, infrastructure development, and market demand between the capital and regional centers.
As of September 2025, rental yields in Accra typically range from 7-12% annually, with the highest returns achieved in business and diplomatic districts where demand from professionals and expatriates remains strong.
What are the most common mistakes foreigners should avoid when buying property in Ghana?
The most critical mistake foreign buyers make is purchasing land without independent title verification, exposing themselves to the widespread "double sales" problem where the same property is sold to multiple buyers.
Sending funds through informal channels or making payments without proper legal documentation represents another major risk. All payments should be made via bank transfers with proper documentation to ensure traceability and legal protection.
Failing to hire a qualified lawyer or not properly registering the transaction in the buyer's name creates significant risks of fraud or complete loss of investment. Professional legal representation is essential for navigating Ghana's complex property laws and procedures.
Many foreign buyers underestimate the importance of timely lease renewals and ongoing property tax compliance. Failing to renew leases on time or ignoring annual property taxes can result in loss of property rights or legal complications.
Assuming all lands in Ghana are properly titled is a dangerous misconception. Many properties, especially those on customary or stool land, may lack clear legal title, significantly increasing legal risks for buyers who don't conduct thorough due diligence.
What are the fiscal implications of owning property in Ghana as a foreigner?
| Tax Type | Rate/Amount | Application |
|---|---|---|
| Rental Income Tax | 8-15% of gross rental income | Annual declaration required |
| Capital Gains Tax | 15% on profit from resales | Applies to sale transactions |
| Property Tax | Based on assessed annual value | Paid annually to local authorities |
| Stamp Duty | 0.5% of property value | Paid at time of purchase |
| Registration Fee | 0.25% or ~GHS 10,000 | Paid during property registration |
| Withholding Tax | Variable rates | May apply to certain transactions |
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.
Ghana offers an accessible property market for foreign investors, with clear legal frameworks and growing opportunities across residential and commercial sectors.
Success requires careful attention to legal procedures, proper documentation, and professional guidance to navigate the leasehold system and ensure secure investments.
Sources
- Ghana Real Estate for Foreigners - The AfricanVestor
- Can Foreigners Buy Property in Ghana - Rehoboth Properties
- How to Buy House in Ghana - The AfricanVestor
- Foreigners Buy Land in Ghana - The AfricanVestor
- Property Rights and Ownership - Eden Heights
- Buying House with Foreigner's Residence Visa - Apartments.com.gh
- Buying Property in Ghana as Foreigner - Rehoboth Social Housing
- Overseas Property Ownership Tax Considerations - VAAL