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
Buying property in Ghana as a foreigner comes with costs that go well beyond the purchase price, and knowing these upfront can save you from expensive surprises.
This guide breaks down every tax, fee, and hidden cost you should expect when purchasing residential real estate in Ghana in 2026.
We constantly update this blog post to reflect the latest rates and regulations, so you always have accurate information.
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.
Overall, how much extra should I budget on top of the purchase price in Ghana in 2026?
How much are total buyer closing costs in Ghana in 2026?
As of early 2026, total buyer closing costs in Ghana typically range from 6% to 8% of the purchase price, which means on a GH₵1,500,000 property (around $100,000 or €95,000) you should expect to pay roughly GH₵90,000 to GH₵120,000 ($6,000 to $8,000 or €5,700 to €7,600) in additional costs.
If you keep expenses to the bare minimum by negotiating legal fees aggressively, skipping buyer-side agent fees, and dealing with a clean title, you might get closing costs down to around 3% to 5% of the property price, or about GH₵45,000 to GH₵75,000 ($3,000 to $5,000 or €2,850 to €4,750) on that same property.
On the high end, if you need premium legal support, pay a buyer-side agent commission, or face a complex title history requiring extra due diligence, your closing costs in Ghana could reach 10% to 15%, meaning GH₵150,000 to GH₵225,000 ($10,000 to $15,000 or €9,500 to €14,250) on a GH₵1,500,000 purchase.
The main factors that push your costs toward the low or high end in Ghana include how much negotiating power you have with your lawyer, whether you use a buyer-side agent, how clean the property's title history is, and how many repeat searches or additional consents the Lands Commission requires.
What's the usual total % of fees and taxes over the purchase price in Ghana?
The usual total percentage of fees and taxes when buying property in Ghana sits at around 6% to 8% of the purchase price for most straightforward residential transactions.
This range can stretch from about 3% for the most streamlined deals with negotiated fees, up to 15% when agent commissions and complex legal work are involved, so most buyers in Ghana fall somewhere in between.
Of that total, government taxes like stamp duty typically account for around 1% or less, while professional service fees, especially legal and conveyancing costs, make up the bulk at around 3% to 5% of the property value in Ghana.
By the way, you will find much more detailed data in our property pack covering the real estate market in Ghana.
What costs are always mandatory when buying in Ghana in 2026?
As of early 2026, the mandatory costs when buying property in Ghana include stamp duty on the transfer document (up to 1% for most property values), Lands Commission fees for searches, processing, and registration, and legal or conveyancing work to handle documentation and due diligence properly.
While not legally required, costs that are highly recommended for foreign buyers in Ghana include an independent property valuation, extra due diligence beyond basic registry searches to verify site plans and occupancy claims, and translation or interpreter support if you are not comfortable with local documents and processes.
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What taxes do I pay when buying a property in Ghana in 2026?
What is the property transfer tax rate in Ghana in 2026?
As of early 2026, Ghana's main transfer tax for property buyers is stamp duty, which is charged at 0.25% for properties valued up to GH₵10,000, 0.5% for values between GH₵10,000 and GH₵50,000, and 1% for properties worth more than GH₵50,000.
There is no additional stamp duty surcharge for foreigners buying property in Ghana, although foreigners typically can only acquire leasehold interests rather than freehold titles due to constitutional restrictions on land ownership.
VAT on residential property purchases in Ghana can apply when you buy from a developer or VAT-registered supplier, particularly for new-build properties, so you should always get written confirmation from the seller about whether VAT is included or added to the price.
Stamp duty in Ghana is assessed and paid during the Lands Commission registration process, specifically through the Land Valuation Division, and you cannot complete your registration without settling this tax.
Are there tax exemptions or reduced rates for first-time buyers in Ghana?
As of early 2026, Ghana does not have a widely available first-time buyer stamp duty exemption or reduced rate comparable to programs in other countries, so stamp duty is applied based purely on property value bands regardless of buyer history.
Buying property through a company in Ghana does not reduce your stamp duty, but it can change how rental income is taxed, affect your capital gains position later, and add compliance overhead that may not be worthwhile for individual non-professional buyers.
There is no stamp duty difference between buying a new-build versus a resale property in Ghana, but new-build purchases from developers carry higher VAT risk since these transactions may be treated as taxable supplies of immovable property.
Since Ghana lacks a formal first-time buyer program, there are no specific documentation requirements or conditions to qualify for such exemptions, and all buyers pay stamp duty according to the same value-based schedule.
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.
Which professional fees will I pay as a buyer in Ghana in 2026?
How much does a notary or conveyancing lawyer cost in Ghana in 2026?
As of early 2026, legal and conveyancing fees in Ghana typically range from 3% to 5% of the purchase price, which on a GH₵1,500,000 property (around $100,000 or €95,000) means you would pay roughly GH₵45,000 to GH₵75,000 ($3,000 to $5,000 or €2,850 to €4,750).
Lawyer fees in Ghana are usually charged as a percentage of the property price rather than a flat rate, though the Ghana Bar Association provides guideline fees that are frequently negotiated down in practice.
Translation and interpreter services for foreign buyers in Ghana typically cost a few hundred dollars equivalent, roughly GH₵3,000 to GH₵7,500 ($200 to $500 or €190 to €475), depending on how many documents need review and how many in-person sessions you require.
A tax advisor in Ghana is worth considering if you plan to rent out the property, buy through a company, or have non-resident tax questions, and you should budget a fixed-fee engagement of around GH₵7,500 to GH₵22,500 ($500 to $1,500 or €475 to €1,425) for this service.
We have a whole part dedicated to these topics in our our real estate pack about Ghana.
What's the typical real estate agent fee in Ghana in 2026?
As of early 2026, real estate agent fees in Ghana typically range from 3% to 10% of the purchase price, with many transactions clustering around 5% to 7%, meaning GH₵75,000 to GH₵150,000 ($5,000 to $10,000 or €4,750 to €9,500) on a GH₵1,500,000 property.
In Ghana, either the buyer or the seller can pay the agent fee depending on how the deal is structured, so you should clarify this in writing before viewing properties or making an offer to avoid surprises at closing.
The realistic range for agent fees in Ghana stretches from 3% on the low end when negotiated firmly or when dealing directly, up to 10% on the high end when multiple agents are involved or in certain neighborhoods where higher commissions are standard practice.
How much do legal checks cost (title, liens, permits) in Ghana?
Legal checks in Ghana including title searches, liens verification, and permits review through the Lands Commission typically cost between GH₵1,500 and GH₵7,500 ($100 to $500 or €95 to €475) in total, depending on how many searches you need and whether any require repetition.
Property valuation fees in Ghana, which are often required if you are financing through a bank, typically cost around GH₵3,000 to GH₵15,000 ($200 to $1,000 or €190 to €950) depending on the property size, location, and the valuation firm you use.
The most critical legal check you should never skip in Ghana is the title search at the Lands Commission, because title disputes and competing ownership claims are among the most common problems foreign buyers encounter, especially outside of established developments in Accra.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Ghana.
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What hidden or surprise costs should I watch for in Ghana right now?
What are the most common unexpected fees buyers discover in Ghana?
The most common unexpected fees foreign buyers discover in Ghana include higher than expected legal fees when the title history is messy, repeat submission charges at the Lands Commission when documents are incomplete, VAT appearing late in developer transactions, and extra consent or regularization steps when seller documentation does not match the on-ground reality.
While you do not automatically inherit unpaid property taxes in Ghana, outstanding local rate issues can complicate your ownership administration, so you should confirm the property is clear of such problems before completing your purchase.
Scams involving fake listings and fake fees do occur in Ghana, and the safest approach is to never pay any processing money to informal intermediaries and to only pay fees that are receipted, paid to identifiable institutions, and consistent with published schedules like those from the Lands Commission.
Fees that are usually not disclosed upfront in Ghana include developer VAT handling details, the true extent of legal cleanup work needed, and potential repeat administrative charges if your file bounces at any stage of the registration process.
In our property pack covering the property buying process in Ghana, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Ghana?
When buying a property with a tenant in Ghana, you may face extra costs of around GH₵3,000 to GH₵15,000 ($200 to $1,000 or €190 to €950) for handover logistics, legal drafting of new tenancy agreements, and rental tax compliance setup if you continue renting the property.
As a buyer of a tenanted property in Ghana, you generally inherit the existing lease obligations and must honor the terms until the lease expires, which means you step into the landlord's shoes with all associated responsibilities.
Terminating an existing lease immediately after purchase in Ghana is typically not possible unless the lease agreement specifically allows it or you negotiate a buyout with the tenant, as tenant rights are protected under Ghanaian rental law.
A sitting tenant in Ghana can either reduce the property's market appeal to buyers who want vacant possession, or increase it for investors seeking immediate rental income, so the effect on price depends heavily on the buyer profile and whether the current rent is at market rate.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Ghana.
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.
Which fees are negotiable, and who really pays what in Ghana?
Which closing costs are negotiable in Ghana right now?
The closing costs that are typically negotiable in Ghana include legal and conveyancing fees, real estate agent commissions, and some service provider fees like valuation charges, all of which can be discussed and potentially reduced through negotiation.
Closing costs that are fixed by law and cannot be negotiated in Ghana include stamp duty, which follows statutory value bands, and core Lands Commission processing fees, which are set according to a published government schedule.
Buyers in Ghana can realistically achieve discounts of around 20% to 40% on negotiable fees, particularly legal fees where the World Bank explicitly notes that guideline rates are commonly negotiated down from advertised levels.
Can I ask the seller to cover some closing costs in Ghana?
Asking sellers to cover some closing costs in Ghana is possible and happens regularly, though success depends heavily on how motivated the seller is and how competitive the market conditions are at the time of your purchase.
The closing costs that sellers in Ghana are most commonly willing to cover include agent commissions and sometimes a portion of administrative convenience costs, especially when they are eager to close quickly or have had the property on the market for a long time.
Sellers in Ghana are more likely to accept covering closing costs in a buyer's market, when properties have sat unsold for extended periods, or when the seller needs cash quickly, so you should assess market conditions before making such requests.
Is price bargaining common in Ghana in 2026?
As of early 2026, price bargaining is very common when buying property in Ghana, and sellers generally expect buyers to negotiate rather than accept the asking price immediately.
Buyers in Ghana typically negotiate around 5% to 15% below the asking price, which on a GH₵1,500,000 property means potential savings of GH₵75,000 to GH₵225,000 ($5,000 to $15,000 or €4,750 to €14,250), though discounts can be tighter in prime Accra neighborhoods or for high-demand properties.
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What monthly, quarterly or annual costs will I pay as an owner in Ghana?
What's the realistic monthly owner budget in Ghana right now?
A realistic monthly owner budget for a typical residential property in Ghana ranges from GH₵1,500 to GH₵7,500 ($100 to $500 or €95 to €475), depending on property size, location, and whether you are part of a gated community with service charges.
The main recurring expense categories that make up this monthly budget in Ghana include utilities like electricity and water, basic property maintenance and repairs, service charges if applicable, and setting aside money for your annual property rates.
The low-to-high range for monthly owner costs in Ghana stretches from about GH₵1,000 ($65 or €60) for a modest standalone property with minimal services, up to GH₵15,000 ($1,000 or €950) or more for a large home in a premium gated community in areas like East Legon or Airport Residential in Accra.
Utility costs, especially electricity, tend to vary the most in Ghana because power consumption for air conditioning can fluctuate dramatically with the seasons, and electricity tariffs have experienced increases in recent years.
You can see how this budget affect your gross and rental yields in Ghana here.
What is the annual property tax amount in Ghana in 2026?
As of early 2026, annual property tax in Ghana, known as the District Assembly property rate, typically ranges from GH₵200 to GH₵1,500 ($13 to $100 or €12 to €95) per year for most ordinary residential properties, though this varies significantly by municipality and property assessment.
The low-to-high range for annual property taxes in Ghana can stretch from around GH₵200 ($13 or €12) for modest homes in less expensive municipalities, up to GH₵5,000 ($330 or €310) or more for larger or premium properties in areas like Accra's prime neighborhoods.
Property tax in Ghana is calculated by local District Assemblies using either a per-room minimum charge for unassessed properties or a rate impost based on the property's assessed value, with different municipalities applying different formulas under the Local Governance framework.
Some exemptions or reductions may be available for certain property types or owners in specific municipalities in Ghana, but these vary by district and are not standardized nationally, so you should check with your local assembly for applicable relief.
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.
If I rent it out, what extra taxes and fees apply in Ghana in 2026?
What tax rate applies to rental income in Ghana in 2026?
As of early 2026, rental income tax in Ghana depends on your residency status and chosen tax regime, with rates ranging from 8% final withholding tax on gross rent for resident individuals up to 25% for non-residents, as specified by the Ghana Revenue Authority.
Whether landlords in Ghana can deduct expenses from rental income depends on the tax regime that applies to them, and foreign owners should not assume they can automatically deduct all expenses as they might in their home country, because the gross rent taxation approach limits deductions.
The realistic effective tax rate after deductions for typical landlords in Ghana ranges from 8% to 25% depending on residency status and regime, though those on the assessment basis may achieve lower effective rates if they have significant qualifying expenses.
Foreign property owners in Ghana typically pay a different rental income tax rate than residents, often the flat non-resident rate of 25% on gross rent, so you should confirm your specific treatment with a tax advisor before setting your rental price.
Do I pay tax on short-term rentals in Ghana in 2026?
As of early 2026, short-term rental income in Ghana is subject to tax under the same income tax principles as other rental income, and depending on how you operate, VAT questions may also arise if you provide services in a business-like manner.
Short-term rental income in Ghana is not taxed at a fundamentally different rate than long-term rental income, but the way you structure and report your income, plus potential VAT obligations, can create additional complexity compared to standard residential leases.
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If I sell later, what taxes and fees will I pay in Ghana in 2026?
What's the total cost of selling as a % of price in Ghana in 2026?
As of early 2026, the total cost of selling a property in Ghana typically ranges from 3% to 10% of the sale price, depending on whether you use an agent and how much legal work is required to close the transaction.
The realistic low-to-high percentage range for total selling costs in Ghana stretches from about 3% if you sell without an agent and have straightforward paperwork, up to 10% or more if you pay a full agent commission and need substantial legal support.
The specific cost categories that make up total selling costs in Ghana include real estate agent commission, legal and conveyancing fees, administrative costs for any final documentation, and potentially early mortgage repayment fees if you financed the property.
The single largest contributor to selling expenses in Ghana is typically the real estate agent commission, which can reach 5% to 10% of the sale price and often represents more than half of your total selling costs.
What capital gains tax applies when selling in Ghana in 2026?
As of early 2026, capital gains tax in Ghana is charged at a rate of 15% on the chargeable gain from the sale of property, including for non-residents who sell Ghana-situated real estate.
Exemptions to capital gains tax in Ghana exist for certain situations, though foreign owners should verify their specific eligibility with a tax professional rather than assuming they qualify, as conditions apply and documentation requirements must be met.
Foreign property owners in Ghana do not pay an extra capital gains tax rate just for being non-resident, but they are fully taxable on gains from Ghana-situated assets and may face additional compliance requirements and currency transfer logistics when repatriating proceeds.
Capital gains in Ghana are calculated as the sale price minus the purchase price, and you may be able to factor in certain improvement costs, though you should work with a tax advisor to ensure your calculation complies with GRA requirements.
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 |
|---|---|---|
| Parliament of Ghana (Stamp Duty Act, 2005) | It's the actual law that sets stamp duty rates for property transfers in Ghana. | We used the schedule in the Act to pull the buyer's stamp duty rates by value band. We then translated those bands into practical budget ranges for residential buyers. |
| World Bank Group (Doing Business 2020 Ghana) | It's a standardized, globally comparable dataset built from local legal and practitioner inputs. | We used the Registering Property cost breakdown to see what people typically pay in practice. We used its 6.1% total cost estimate as an anchor for typical closing costs in Accra. |
| Lands Commission (Official Fees Schedule) | It's the public fee schedule of the government agency that registers land in Ghana. | We used it to list the common registry, search, and processing fees a buyer should expect. We also used the listed amounts to check the small-fee items in other cost breakdowns. |
| Ghana Revenue Authority (Rental Income Tax) | It's the tax authority's official guidance on how rental income is taxed in Ghana. | We used it to state the applicable rental income tax rates accurately. We also used it to explain how gross rent taxation can surprise foreign landlords. |
| Ghana Revenue Authority (Capital Gains Tax) | It's the tax authority's official guidance on capital gains rules and compliance. | We used it to identify the headline CGT rate and confirm that non-residents are taxable on Ghana assets. We then used that to estimate sell-later tax exposure for foreign owners. |
| Ghana Revenue Authority (VAT on Immovable Property) | It's the official VAT position from the tax authority for real estate transactions. | We used it to explain when VAT can appear, especially with developer sales. We turned that into a checklist so buyers can avoid surprises at closing. |
| 1992 Constitution of Ghana | It's the constitutional text setting the core landholding rules, including foreigner limits. | We used it to explain why foreigners typically buy leaseholds, not freeholds in Ghana. We also used it to clarify why lease terms matter for renewal budgeting. |
| Ga West Municipal Assembly (Fee Fixing Document) | It's an official municipal document showing how property rates are actually applied. | We used it to convert property rates into real, nameable line items with per-room minimums. We then used those figures to produce a realistic annual property tax budget range. |
| PwC Worldwide Tax Summaries (Ghana) | It's a widely used professional reference that is transparent about rates and categories. | We used it to triangulate personal income tax brackets and the non-resident flat rate concept. We used it as a sanity check against GRA pages so we rely on multiple sources. |
| Deloitte International Tax (Ghana Highlights 2025) | It's a major professional firm's maintained country tax snapshot used by investors. | We used it as a cross-reference for policy direction and common headline tax rates in Ghana. We used it to support triangulation where GRA pages are brief. |
| General Legal Council (GBA Approved Fees) | It's an official legal-sector body publishing fee guidance used in Ghana's legal market. | We used it to justify why legal fees are guideline-based but negotiable in practice. We paired it with World Bank data to estimate realistic fee ranges. |
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