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The full list of property taxes in Ghana in 2025

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Authored by the expert who managed and guided the team behind the Ghana Property Pack

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Property taxes in Ghana for 2025 involve multiple fees collected by different authorities, with rates varying significantly across cities and property types.

As of September 2025, property owners in Ghana face annual property rates from local assemblies, stamp duty at purchase, rental income tax withholding by GRA, and potential capital gains tax when selling. Understanding these exact rates, deadlines, and exemptions is crucial for both investment decisions and budget planning in the Ghanaian real estate market.

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.

How this content was created 🔎📝

At The AfricanVestor, we explore the Ghanaian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Accra, Kumasi, and Takoradi. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What are all the property-related taxes and fees in Ghana for 2025, and which authority collects each one?

Ghana's property tax system in 2025 involves five main taxes collected by different government authorities.

Property rates represent the primary annual tax collected by Metropolitan, Municipal, and District Assemblies (MMDAs) across all 260 local government areas in Ghana. This tax applies to both residential and commercial properties based on assessed values.

Stamp duty is collected by the Ghana Revenue Authority (GRA) but assessed and processed through the Lands Commission during property transactions. This one-time fee applies to all property purchases and transfers.

VAT on developer properties is collected by GRA and applies specifically to new properties sold directly by developers, including both the standard 5% VAT and an additional 1% levy.

Capital gains tax is collected by GRA when properties are sold for profit, applying a flat rate to the difference between purchase and sale prices after allowable deductions.

Rental income tax is collected by GRA through a withholding system, where landlords must remit portions of rental income quarterly based on whether they operate as individuals or companies.

What are the exact 2025 rates, amounts, and any minimum or maximum limits for each tax?

Property rates vary significantly between residential and commercial properties, with local assemblies setting rates within prescribed ranges.

Residential property rates range from 0.5% to 2% of assessed value annually, with no fixed minimum or maximum caps established by central government. Commercial and industrial properties face higher rates of 1.5% to 3% of assessed value.

Stamp duty operates on a banded system ranging from 0.25% to 1% of the declared sale price, with rates increasing based on property value brackets but no absolute minimum or maximum amounts.

Capital gains tax is fixed at 15% of realized gains with no minimum threshold or maximum cap, applying to all profitable property sales regardless of holding period.

VAT on developer properties consists of 5% standard VAT plus 1% levy, totaling 6% of sale price for new residential developments. Commercial land transactions face 15% VAT plus 1% levy.

Rental income tax rates differ by taxpayer type: individuals pay 8% of gross rental income while companies pay 15%, both without minimum thresholds or maximum caps.

What property values do these tax rates apply to, and who determines these values?

Each tax applies to different valuation bases determined by specific government agencies and updated according to different schedules.

Property rates apply to "assessed values" established annually by the Lands Valuation Division, which considers location, property size, construction quality, and improvements when setting valuations for each district.

Stamp duty applies to the higher of declared sale price or current market value as determined by Lands Commission valuers at the time of transaction, ensuring accuracy in property transfer documents.

Capital gains tax applies to profit calculations using original purchase price minus sale price, with allowable deductions for improvements, legal fees, and other qualifying expenses verified by GRA.

Rental income tax applies to gross rental amounts as stated in lease agreements, with landlords responsible for reporting actual rent received rather than estimated market rates.

VAT calculations use final sale prices for developer properties or current market values for commercial land as determined by registered valuers approved by GRA.

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How often must each tax be paid, and what are the specific 2025 deadlines?

Payment frequencies vary significantly between taxes, with some requiring annual payments while others are transaction-based or quarterly.

Property rates must be paid annually, with most assemblies setting deadlines by March 31, 2025, though individual districts may establish different dates within their fiscal calendars.

Stamp duty is due immediately at property closing and deed registration, with no specific calendar deadline since it coincides with transaction completion dates.

Capital gains tax becomes due upon property sale completion, typically within 30 days of receiving sale proceeds, making it transaction-dependent rather than calendar-based.

VAT on developer properties is collected at the time of purchase completion, usually handled through developer payment systems integrated with GRA collection mechanisms.

Rental income tax requires quarterly payments due within 30 days after receiving each quarter's rent, meaning landlords must remit payments by January 30, April 30, July 30, and October 30, 2025.

What penalties and interest apply for missing tax deadlines?

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Late payment penalties vary by tax type and collecting authority, with most applying compound interest plus flat penalty fees.

Property rate penalties are set individually by each assembly, typically ranging from 10% to 20% of outstanding tax per month, compounded monthly until full payment is received.

Rental income tax penalties follow GRA's standard formula of 125% of the statutory rate compounded monthly, meaning if Bank of Ghana's reference rate is 24%, the penalty rate becomes 30% per month on unpaid amounts.

Stamp duty late payments incur flat fines of typically 10% of duty owed plus interest at the statutory rate per Lands Commission guidelines, which can accumulate significantly over time.

Capital gains tax and VAT penalties apply GRA's default rate of 3% per month plus potential flat penalties up to 100% of the overdue amount, depending on delay duration and circumstances.

Maximum penalty limits vary by authority, with some assemblies capping total penalties at 200% of original tax owed, while GRA penalties can theoretically exceed the original tax amount indefinitely.

Who qualifies for tax exemptions, reliefs, or rebates in 2025?

Various categories of property owners qualify for partial or complete tax relief based on property use, owner characteristics, and property values.

Owner-occupied homes often receive partial or full exemption from property rates, especially for first-time buyers and pensioners, with local assemblies typically exempting properties valued up to GHS 100,000 or providing 50% to 100% rate reductions.

Agricultural land usually receives preferential treatment with rates between 0% to 1%, significantly lower than residential or commercial rates, encouraging food production and rural development.

Charitable organizations and religious institutions receive complete exemption from property rates for properties used exclusively for charitable or religious purposes, verified through annual certification processes.

Pensioners qualify for 50% rate rebates in major cities like Accra and Kumasi, though specific thresholds and application procedures vary by assembly jurisdiction.

First-time buyers may receive reduced stamp duty rates or property rate concessions in select assemblies, though availability and requirements differ significantly across districts.

How do tax rates vary between major cities and districts in 2025?

Tax rates demonstrate significant regional variation, with major urban centers charging substantially higher rates than rural areas.

Accra Metropolitan Assembly charges property rates of 2% to 3% of assessed value for residential properties and 2.5% to 3% for commercial properties, reflecting the capital city's premium real estate market.

Kumasi Metropolitan Assembly applies rates of 1.5% to 2% for residential properties and 2% to 2.5% for commercial properties, positioned between Accra's premium rates and rural area charges.

Takoradi and surrounding Sekondi-Takoradi Metropolitan areas charge 1.5% to 2.5% for both residential and commercial properties, reflecting the region's industrial and port-based economy.

Rural and smaller municipal assemblies typically charge 0.5% to 1.5% across all property types, making these areas significantly more affordable for property ownership and investment.

District-level variations also apply to exemption thresholds and penalty structures, with urban assemblies generally offering fewer exemptions but more sophisticated online payment systems.

Which taxes apply when buying or selling property, and who pays what?

Property transactions trigger several immediate taxes and fees split between buyers and sellers according to established conventions.

Stamp duty of 0.25% to 1% is typically paid by buyers during property purchase, though parties can negotiate alternative arrangements in purchase agreements.

Capital gains tax of 15% applies exclusively to sellers when properties are sold for profit, calculated on the difference between purchase price and sale price minus allowable deductions.

VAT at 5% plus 1% levy applies to buyers purchasing new properties directly from developers, while second-hand property sales between individuals are generally VAT-exempt.

Legal fees, valuation costs, and registration fees are usually split between parties or assigned based on purchase agreement terms, though these aren't technically taxes.

Some assemblies charge property transfer fees separately from stamp duty, typically ranging from GHS 500 to GHS 2,000 depending on property value and location.

What are the rental income tax requirements for 2025?

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Rental income taxation in Ghana requires quarterly remittance to GRA with different rates for individuals and companies.

Individual landlords must withhold and remit 8% of gross rental income quarterly, calculated on actual rent received rather than contractual amounts, due within 30 days of each quarter's end.

Corporate landlords face higher withholding rates of 15% of gross rental income, following the same quarterly payment schedule and calculation methods as individual taxpayers.

Payment deadlines fall on January 30, April 30, July 30, and October 30, 2025, with penalties applying immediately after these dates for any unpaid amounts.

Landlords must file quarterly returns even when no rent is collected, reporting zero income to maintain compliance with GRA requirements and avoid penalty assessments.

Both individual and corporate taxpayers can claim this withholding as credit against their annual income tax obligations, preventing double taxation on rental income.

Example calculation: Owner-occupied house worth GHS 480,000, purchased for GHS 600,000 in Accra

This example demonstrates the total tax burden for a typical owner-occupied property in Ghana's capital city.

Property rate calculation uses Accra's 2.5% rate on the GHS 480,000 assessed value, resulting in annual property tax of GHS 12,000.

Stamp duty applies to the GHS 600,000 purchase price at an assumed mid-band rate of 0.5%, creating a one-time cost of GHS 3,000 at closing.

VAT does not apply since this represents a second-hand property sale between individuals rather than a new developer sale, saving GHS 36,000 in potential taxes.

Capital gains tax will only apply if the property is later sold for more than GHS 600,000 plus allowable improvements and transaction costs.

Total first-year costs include GHS 12,000 in annual property rates plus GHS 3,000 in one-time stamp duty, totaling GHS 15,000 in property-related taxes.

Example calculation: Investment apartment costing GHS 1,200,000 earning GHS 9,000 monthly rent

This example shows the complete tax picture for a rental property investment in Ghana's premium market segment.

Annual property rates in Accra calculate to GHS 30,000, using the 2.5% rate applied to the full GHS 1,200,000 property value.

Rental income tax for individual ownership totals GHS 8,640 annually, calculated as GHS 108,000 annual rent × 8% withholding rate.

Corporate ownership would increase rental income tax to GHS 16,200 annually, using the 15% withholding rate on the same GHS 108,000 rental income.

Stamp duty at purchase creates a one-time cost of GHS 6,000, calculated as 0.5% × GHS 1,200,000 purchase price.

If purchased from a developer, VAT would add GHS 72,000 (6% × GHS 1,200,000), significantly increasing initial investment costs.

Total annual recurring taxes range from GHS 38,640 for individual ownership to GHS 46,200 for corporate ownership, plus one-time closing costs of GHS 6,000 to GHS 78,000 depending on seller type.

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What documents and forms are required, and where do you file and pay?

Each tax requires specific documentation and filing procedures through different government agencies and online portals.

Property rates require assessment notices from local assemblies, with payments accepted at assembly offices or through online portals where available, such as Accra Metropolitan's digital platform.

Stamp duty processing requires completed deed of transfer documents and tax forms filed at Lands Commission offices or one-stop shops, with payment receipts mandatory for deed registration.

Rental income tax requires GRA rent income tax forms and supporting rent receipts, filed quarterly at GRA offices or through the official GRA online portal system.

Capital gains and VAT require statement of sale documents and specific tax forms filed directly at GRA offices, with supporting documentation for all claimed deductions and costs.

Official verification sources include individual assembly websites, GRA's official portal at gra.gov.gh, Lands Commission fee schedules at lc.gov.gh, and district assembly websites for local rate schedules and exemption criteria.

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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. The AfricanVestor - Ghana Property Taxes
  2. Landmark Homes - Withholding Tax on Property Income
  3. Ghana Revenue Authority - Rent Income Tax
  4. Lakeside Estate - Property Taxes in Ghana
  5. Lands Commission - Fees and Charges
  6. Tax Law Ghana - Tax Rates
  7. Lands Commission - Stamping Services
  8. VAAL - Understanding Property Taxation