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
Are you considering investing in Ghana’s real estate market? What are the legal steps, tax implications, and cultural differences you need to understand before taking the plunge? What challenges do foreign investors typically face, and how can you overcome them?
These are the questions we hear most often from foreign investors because we’re actively connected to this market. We’ve spent time working with local agents, developers, and investors, so we know what works—and what doesn’t. That’s why we’ve written this article: to provide a clear guide that answers the questions we get asked daily.
Our goal is to help you, as a foreigner, to navigate the property buying process with confidence. If you think there’s something we missed or want more details, let us know (please do!). Your input helps us refine and improve our advice for everyone.
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1) Foreigners can lease land in Ghana for up to 50 years, but freehold ownership is not allowed
In Ghana, foreigners cannot own land outright.
Instead, they can lease land for up to 50 years, as per the Lands Act, 2020. This means you can enjoy the property for a long time, but you'll need to renew the lease if you want to keep it longer. The renewal depends on the lease terms and the landowner's decision.
Ghana's policy aims to protect national interests, ensuring that land primarily benefits Ghanaians. This approach has been consistent over the years, reflecting the country's commitment to its citizens.
Real estate experts in Ghana stress the importance of understanding these rules. They recommend that foreigners opt for leasehold ownership and include a renewal clause in their agreements to avoid future legal issues.
It's crucial to work with knowledgeable professionals who can guide you through the process. They can help you navigate the legal landscape and ensure that your investment is secure.
Remember, while you can't own land forever, leasing offers a viable way to enjoy property in Ghana. With the right advice, you can make the most of this opportunity and enjoy a piece of Ghana for years to come.
Sources: Understanding Land Ownership in Ghana, Foreign Ownership of Freehold Interest in Ghana, Key Highlights of Ghana's Land Act 2020
2) Be patient and persistent, as real estate transactions in Ghana often progress slower than expected
In Ghana, real estate transactions have been moving at a slow pace in recent years.
One reason for this is the 1.2% growth in the real estate sector during the second quarter of 2023, as noted by the Ghana Real Estate Developers Association (GREDA). This modest growth suggests that the market is expanding, but it requires patience. If you're considering buying property, be prepared for a wait.
Many expatriates and locals have shared stories about the long waits for property registration. In Accra, dealing with family and stool land can be particularly time-consuming. This is mainly due to the traditional land ownership systems, which involve both customary and state tenure systems, making the process more complex.
Legal firms in Ghana often mention that obtaining necessary permits and approvals can take several weeks. This includes work and residence permits, which involve multiple steps. These bureaucratic hurdles are a common part of the property acquisition process and contribute to the slow pace of transactions.
Buyers often face prolonged negotiations due to the involvement of multiple stakeholders like family, stool, and state authorities. Title disputes are also frequent, and resolving them can take time, as many land rights are not formally registered. This leads to complex interactions between land registration actors and landowners.
Understanding these challenges can help you avoid common mistakes. The pace of real estate transactions in Ghana can be slower than expected, so patience and persistence are key.
Sources: The Business & Financial Times, University of Twente Essay, Firmus Advisory
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.
3) Consider eco-friendly housing investments, as demand for green buildings is rising in urban areas
Investing in eco-friendly and sustainable housing is a smart move, especially with the rising demand for green buildings in urban areas.
In Ghana, real estate developers like the Afreh Group and Rehoboth are leading the charge with projects such as the Lahagu Housing Project, which has boosted energy and water efficiency by over 30%. This is a significant step forward in the country's real estate landscape.
The Ghanaian government is playing a supportive role by promoting green building practices and offering economic incentives like tax breaks and grants to developers. This strategy is inspired by successful models from other countries, making it easier for developers to embrace sustainable practices.
Homebuyers are increasingly interested in sustainable living options, aiming to reduce their environmental impact and cut down on utility bills. This shift in consumer preferences is driving the market towards more eco-friendly homes.
In 2023, the residential segment dominated the green building market, underscoring the growing demand for sustainable housing. This trend is not just a passing phase but a significant shift in how people view their living spaces.
For those considering property investment, this is an opportune moment to explore eco-friendly options, as the market is ripe with potential and backed by both consumer interest and government support.
Sources: BFT Online, ACTA, Precedence Research
4) Don’t overlook community relations, as local acceptance is crucial for investment success
In 2023, overlooking community relations in Ghana's real estate sector led to significant setbacks.
Take, for example, a residential project in Accra that faced major opposition from locals due to noise concerns and lack of engagement. This resulted in protests and legal challenges, which stalled the project.
On the other hand, Landmark Homes' The Madison in Accra showed how prioritizing community engagement can pay off. By hosting community events and creating shared spaces, they fostered a sense of belonging, leading to high satisfaction and positive word-of-mouth.
In 2024, surveys revealed that 80% of respondents believed community acceptance was crucial for property investment success. Developers who engaged early with locals were more likely to avoid disputes and ensure smooth project execution.
Research from the University of Ghana in 2023 found that projects focusing on community engagement saw higher property values and rental income. Community-supported projects reduced risks and ensured smoother execution, leading to better economic outcomes.
Failing to consider community relations can significantly impact your investment's success, as local acceptance is key. Community engagement not only prevents disputes but also enhances property value and income potential.
Sources: Landmark Homes, ENMAA Ghana
5) Avoid properties in Ghana without thorough due diligence, as they may have unresolved disputes or multiple ownership claims
When considering buying property in Ghana, it's essential to do your homework first.
The Supreme Court of Ghana has highlighted the chaos in land ownership records, which often leads to disputes. A notable case, Dora Boateng v Mackeown Investments, exemplifies the confusion and inaccuracies in these records.
In Ghana, land ownership disputes are common and can be lengthy and costly. News reports frequently mention situations where multiple people claim ownership of the same property, complicating transactions.
Real estate professionals often encounter issues like unclear titles and boundary disputes. The government has issued warnings about these challenges, advising potential buyers to plan carefully and conduct thorough due diligence.
It's not uncommon for properties to have unresolved disputes or multiple ownership claims. This makes it crucial to verify all documents and consult with local experts before making a purchase.
Understanding the local context and seeking advice from professionals can help navigate the complex landscape of property ownership in Ghana.
Sources: AfricanLII, Taylor & Francis Online
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6) Attend local real estate expos and networking events in Ghana to gain insights and connect with industry professionals and investors
Local real estate expos and networking events are a goldmine for property enthusiasts.
In recent years, events like the Ghana Property & Lifestyle Expo (GPLE) have seen a surge in attendance, tripling since their inception. This uptick highlights a growing interest in the property market and offers a chance to mingle with a vast network of professionals and investors.
These expos are not just local affairs; they attract international investors, particularly from the diaspora, eager to explore Ghana's real estate opportunities. This global participation means you can gain a wide range of insights and even collaborate with investors from around the world.
Industry leaders, such as Victoria Agyekum, often share exclusive opportunities and expert insights at these events, making them invaluable for making informed investment decisions. The GPLE, in particular, has been pivotal in forming successful partnerships, bridging the gap between global investors and Ghana's property sector.
Such collaborations have led to sustainable growth and wealth creation, underscoring the importance of networking in real estate. Media coverage and endorsements from industry leaders further emphasize the critical role these events play in providing accurate information and fostering connections.
Attending these expos can be a game-changer, offering a platform to connect with key players and gain insider knowledge that can shape your investment strategy.
Sources: The BFT Online, Beyond the Return GH, Ghana Property Expo
7) Verify land titles with Ghana's Lands Commission before buying, as customary land rights can complicate ownership
Buying land in Ghana can be tricky due to customary land rights.
In recent years, especially around 2023 and 2024, land disputes have been common in Ghana, often leading to conflicts in rural areas. Here, local chiefs manage land issues based on traditional laws, making it essential to verify land titles with the Lands Commission before purchasing.
Fraudulent land sales are a real concern, as the market's complexity and lack of accessible information make it tough to confirm legitimate titles. This is why checking with the Lands Commission is crucial.
Ghanaian courts have seen a high number of land cases, highlighting the need for a reliable system to verify land titles. The government is working on initiatives like the Land Administration Project to streamline land registration and improve dispute resolution.
Experts stress the importance of systematic land registration to prevent fraud, pointing to historical conflicts over land ownership as evidence of ongoing challenges with customary land rights.
Public awareness campaigns are suggested to educate people on the importance of verifying land titles. Data from the Lands Commission on disputed titles underscores the complexity of land ownership in Ghana.
Personal stories from those who faced land ownership challenges reveal the real-world impact of not verifying titles, often involving disputes and economic losses due to fraudulent sales.
Sources: Land Links, Ministry of Finance Ghana, Scientific Research Publishing
8) Be prepared for cash transactions in Ghana, and ensure you have secure ways to handle large sums
In Ghana, even in 2025, cash is still king when it comes to transactions.
Many people in Ghana don't have bank accounts, and a big reason is that 64% of them say they don't earn enough to justify having one. Plus, a whopping 90% of unbanked adults can't meet the basic requirements to open an account. This makes cash a more accessible option for many.
When it comes to buying property, cash is often preferred. People feel that cash payments are more reliable and immediate than digital ones. Real estate agents often see cash deals because there's a lack of trust in digital payment systems.
The informal economy in Ghana is another reason cash is so popular. Even though electronic payments are on the rise, cash is still heavily relied upon in this sector. Government reports struggle to measure the underground economy, but cash remains a staple.
So, if you're thinking about buying property in Ghana, be ready to handle cash. It's not uncommon for large sums to be exchanged in cash, so make sure you have a secure way to manage it.
Despite the growth of digital payments, the preference for cash is deeply rooted in the culture and economy. This trend is likely to continue, especially in real estate, where trust in digital systems is still building.
Sources: CGAP, Tandfonline, Paragon Edge
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.
9) Partner with a reputable local agent in Ghana to navigate market nuances and bureaucracy effectively
Teaming up with a reputable local real estate agent in Ghana can be your secret weapon in the property market.
In recent years, Ghana's real estate sector has seen a boom, thanks to political stability and favorable investment policies. Local agents have been at the heart of this growth, helping both local and international investors make savvy moves. For example, Ravi Patel, an Indian investor, bought a commercial property in Accra and saw a 30% profit within two years. Meanwhile, Sarah Wilson from the UK invested in a residential building and made enough from short-term rentals to cover all her expenses and still turn a profit.
These stories show how crucial local market knowledge is for getting high returns. Local agents are invaluable for navigating the tricky parts of buying property, like understanding local laws and dealing with bureaucracy. They help you overcome cultural and language barriers, making the whole process smoother and more satisfying.
Moreover, these agents can connect you with essential services like financing and legal advice, which are key to successful property deals. They know the ins and outs of the market and can guide you through every step, ensuring you get the best deal possible.
In Ghana, the real estate market is buzzing, and having a local expert by your side can make all the difference. They can help you spot opportunities that others might miss and give you the confidence to invest wisely.
So, if you're thinking about buying property in Ghana, consider partnering with a local agent who knows the ropes. Their expertise could be the key to unlocking great returns on your investment.
Sources: Villa Sharks, Apartments.com.gh, The Greens GH
10) Monitor government projects, as new infrastructure like roads or utilities can boost property values significantly
In 2023 and 2024, infrastructure development has significantly boosted property values.
When new roads or utilities pop up, they make areas more accessible and attractive. Take Ghana, for example. Projects like the Pokuase Interchange and Tema Motorway Expansion have opened up fresh real estate opportunities, drawing in home buyers eager for new options.
These improvements aren't just about getting from A to B faster; they spark economic activity too. The Eastern Corridor Road project is a prime example. By enhancing connectivity, it has increased demand for real estate and pushed up property values in nearby areas. It's clear that government investment in infrastructure can unlock the potential of previously overlooked regions.
Surveys show that infrastructure is a big deal for property buyers. Better roads, electricity, and water supply make outlying areas more appealing, driving up demand for both homes and businesses. This trend is especially strong among middle-income buyers, who are drawn to modern amenities at competitive prices.
Developers are catching on, offering attractive packages that include these amenities, which further boosts the appeal of these areas. As a result, peripheral areas are becoming hot spots for real estate investment.
Keep an eye on government projects and plans, as they can significantly impact property values. Infrastructure development is a game-changer, turning once-ignored areas into prime real estate.
Sources: The Beyond Investments, Oxford Business Group, African Property Magazine
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.