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
Ghana's property market is accessible to foreigners, but it comes with specific legal structures and risks that can catch newcomers off guard.
We constantly update this blog post to reflect the latest regulations, scam patterns, and practical insights from foreign buyers in Ghana.
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.
How risky is buying property in Ghana as a foreigner in 2026?
Can foreigners legally own properties in Ghana in 2026?
As of early 2026, foreigners cannot own freehold land in Ghana, but they can legally hold leasehold interests for up to 50 years at a time under the country's constitutional framework.
The main restriction is that Ghana's 1992 Constitution reserves freehold land ownership for Ghanaian citizens, so foreigners must structure their purchases as leaseholds, which can be renewed upon expiration.
To work within these rules, foreigners typically acquire a leasehold interest in the land combined with ownership rights over the building itself, and this structure is recognized and enforceable when properly registered with the Lands Commission in Ghana.
This leasehold approach is not a workaround or grey area; it is the standard legal structure that the Ghanaian system expects foreigners to use, and understanding this from the start will help you avoid scammers who promise "full ownership" or "freehold rights."
What buyer rights do foreigners actually have in Ghana in 2026?
As of early 2026, foreigners holding a properly registered leasehold in Ghana have enforceable rights to occupy, use, and transfer their interest during the lease term, but these rights depend entirely on having correct documentation registered with the Lands Commission.
If a seller breaches a contract in Ghana, foreign buyers can pursue remedies through the court system, but enforcement can be slow and costly, so your best protection is thorough due diligence before signing rather than relying on litigation afterward.
The most common mistake foreigners make in Ghana is assuming that a signed contract or a handshake deal gives them the same security as a registered lease, when in reality, unregistered interests are extremely difficult to enforce and leave you vulnerable to competing claims.
How strong is contract enforcement in Ghana right now?
Contract enforcement in Ghana exists and functions, but it is slower and less predictable than in markets like the UK, Germany, or the United States, meaning you should design your transaction to avoid ever needing a courtroom.
The main weakness foreigners should know is that civil justice delays can stretch disputes over months or years, and the World Justice Project data for Ghana highlights stress in this area, so the practical rule is: if you cannot verify it before you pay, do not pay.
By the way, we detail all the documents you need and what they mean in our property pack covering Ghana.
Buying real estate in Ghana can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Ghana right now?
Are scams against foreigners common in Ghana right now?
Property scams targeting foreigners in Ghana are common enough that the Ghana Police Service has a dedicated Property Fraud function within its Commercial Crime Unit, which signals this is a recognized and ongoing enforcement priority.
The type of transaction most frequently targeted by scammers in Ghana is land purchases, especially plots in peri-urban areas around Accra and Kumasi where customary land systems create documentation gaps that fraudsters exploit.
Foreign buyers who are most commonly targeted in Ghana tend to be diaspora Ghanaians or first-time investors who rely on family connections or a single agent without independent verification, often because they trust personal relationships over institutional processes.
The single biggest warning sign that a deal may be a scam in Ghana is pressure to pay quickly, especially if the seller or agent asks you to skip official Lands Commission verification or routes your payment through a personal bank account instead of official channels.
What are the top three scams foreigners face in Ghana right now?
The top three scams foreigners face when buying property in Ghana are: (1) multiple-sale fraud where the same plot is sold to several buyers, (2) land guard intimidation where armed groups appear after purchase to demand payments or challenge your claim, and (3) fake documentation scams involving forged site plans, indentures, or payment receipts.
The most common scam, multiple-sale fraud, typically unfolds like this in Ghana: a seller with partial or disputed authority over family or stool land shows you convincing paperwork, collects your deposit, and then disappears or claims the "real" owner has now surfaced, leaving you with nothing but unenforceable documents.
The single most effective protection against each scam in Ghana is the same: insist on an official Lands Commission search before paying anything, verify all payments go through official Ghana.GOV channels with receipts, and never accept "we will register later" as an answer.
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.
How do I verify the seller and ownership in Ghana without getting fooled?
How do I confirm the seller is the real owner in Ghana?
The standard verification process in Ghana involves requesting the seller's identity documents and proof of authority, then independently conducting an official search through the Lands Commission to confirm the seller's name matches the registered interest holder.
The official document foreigners should check to verify ownership in Ghana is a Certified True Copy of the land instrument from the Lands Commission, which confirms what is actually on record rather than what the seller claims.
The most common trick fake sellers use to appear legitimate in Ghana is presenting authentic-looking but unregistered documents, or claiming family authority over customary land without the required consent from all relevant parties, and this is unfortunately common in land transactions around Accra.
Where do I check liens or mortgages on a property in Ghana?
The official place to check for liens or mortgages on a property in Ghana is the Lands Commission, where you can request a search to reveal any encumbrances, caveats, or restrictions registered against the land interest.
When checking for liens in Ghana, you should specifically request information about any mortgages, court orders, caveats filed by third parties, or pending litigation that could affect your ability to take clear title.
The type of encumbrance most commonly missed by foreign buyers in Ghana is an unregistered family claim or stool land dispute, because these do not always appear in formal records but can still result in costly challenges to your ownership.
It's one of the aspects we cover in our our pack about the real estate market in Ghana.
How do I spot forged documents in Ghana right now?
The most common type of forged document used in property scams in Ghana is a fake site plan or indenture that looks official but has no matching record at the Lands Commission, and this happens commonly enough that you should treat any document as suspect until verified.
The specific red flags that indicate a document may be forged in Ghana include inconsistent signatures, mismatched plot numbers, lack of official stamps or reference numbers, and most importantly, any reluctance from the seller to let you verify the document independently through official channels.
The official verification method you should use in Ghana is to request a Certified True Copy from the Lands Commission and compare it against what the seller provided, or use the Lands Commission Online Services Portal to initiate a search that confirms the document matches official records.
Get the full checklist for your due diligence in Ghana
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Ghana?
What hidden costs surprise foreigners when buying a property in Ghana?
The three most common hidden costs foreigners overlook in Ghana are stamp duty (around 0.5% of property value, roughly 5,000 GHS or $400 USD or 370 EUR on a typical Accra home), Lands Commission registration and search fees (which can total 3,000 to 10,000 GHS or $250 to $800 USD depending on complexity), and legal fees (typically 1% to 2% of the transaction value).
The hidden cost most often deliberately concealed by sellers or agents in Ghana is "facilitation fees" for expedited processing, which sometimes happen and can add thousands of cedis to your transaction without any official receipt or justification.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Ghana.
Are "cash under the table" requests common in Ghana right now?
"Cash under the table" requests in Ghana property transactions happen sometimes, usually framed as "expediting fees" or "facilitation payments" to speed up government processes or secure a deal before other buyers.
The typical reason sellers or agents give for requesting undeclared cash in Ghana is that official processes are slow, and this payment will "move things along," which often means you are paying for something that either should not exist or will not actually speed anything up.
If a foreigner agrees to an undeclared cash payment in Ghana, they risk having no legal recourse if the transaction fails, potential tax evasion liability, and no paper trail to prove what they paid if a dispute arises later.
Are side agreements used to bypass rules in Ghana right now?
Side agreements to bypass official rules in Ghana property transactions happen sometimes, particularly arrangements that promise foreigners "freehold-like rights" outside the registered lease or backdate documents to create a cleaner-looking chain of title.
The most common type of side agreement in Ghana is a private letter or oral promise that contradicts the registered instrument, such as assuring a foreigner they "really own it forever" despite the 50-year constitutional limit on foreign leaseholds.
If a side agreement is discovered by authorities in Ghana, the foreigner risks having the entire transaction voided, losing their investment with no legal remedy, and potentially facing legal consequences for participating in a transaction designed to circumvent constitutional land ownership rules.
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.
Can I trust real estate agents in Ghana in 2026?
Are real estate agents regulated in Ghana in 2026?
As of early 2026, real estate agents in Ghana are regulated by law through the Real Estate Agency Council (REAC), which was established by the Real Estate Agency Act, 2020 (Act 1047) to license and oversee real estate practitioners.
A legitimate real estate agent in Ghana should hold a license from REAC, which requires meeting professional standards, and this license number should be verifiable.
Foreigners can verify whether an agent is properly licensed in Ghana by checking with REAC directly through their official website or office, but be aware that parts of the market still operate informally, so the absence of a license is a serious red flag.
Please note that we have a list of contacts for you in our property pack about Ghana.
What agent fee percentage is normal in Ghana in 2026?
As of early 2026, the normal agent fee for property sales in Ghana typically sits around 5% of the sale price for straightforward transactions.
The typical range of agent fees in Ghana covers 5% to 10% of the transaction value, with higher percentages appearing in smaller deals, harder-to-find properties, or when multiple intermediaries are involved.
In Ghana, the seller traditionally pays the agent fee, but in practice this cost often gets built into the asking price, so buyers should treat it as part of their total deal friction regardless of who technically writes the check.
Get the full checklist for your due diligence in Ghana
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Ghana?
What structural inspection is standard in Ghana right now?
The standard structural inspection process for property purchases in Ghana involves hiring a qualified building professional to assess the property before you commit, though this step is not legally required and many buyers skip it to their regret.
A qualified inspector in Ghana should check the foundation and settlement cracks, roof integrity and waterproofing, plumbing and electrical systems for safety compliance, and evidence of construction shortcuts in concrete and rebar work.
The type of professional qualified to perform structural inspections in Ghana is a licensed civil engineer, structural engineer, or an experienced building surveyor, and you should ask for credentials before hiring.
The most common structural issues that inspections reveal in Ghana properties are water ingress from poor waterproofing (especially after rainy season), electrical wiring that does not meet safety standards, and cosmetic repairs that hide underlying cracks or settlement problems.
How do I confirm exact boundaries in Ghana?
The standard process for confirming exact property boundaries in Ghana requires obtaining the official site plan referenced in the land instrument and then physically verifying that the boundaries on the ground match what is shown on paper.
The official document that shows legal boundaries of a property in Ghana is an approved site plan that should be attached to and referenced in your lease or indenture, and this plan should be verifiable through the Lands Commission.
The most common boundary dispute affecting foreign buyers in Ghana is discovering that the physical markers (walls, fences) do not match the official site plan, or that a neighbor has encroached on what the documents say is your land.
The professional you should hire to physically verify boundaries in Ghana is a licensed land surveyor who can measure the plot against the official site plan and identify any discrepancies before you complete the purchase.
What defects are commonly hidden in Ghana right now?
The top three defects that sellers commonly conceal from buyers in Ghana are water ingress and poor waterproofing (common, especially revealed after the first heavy rainy season), dangerous electrical shortcuts (common in budget constructions), and undisclosed boundary or neighbor disputes (common, and the most likely to become expensive or dangerous).
The inspection technique that helps uncover hidden defects in Ghana is a thorough rainy-season check or moisture test for water ingress, a professional electrical safety assessment, and an independent boundary survey that compares physical reality to the official site plan.
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.
What insider lessons do foreigners share after buying in Ghana?
What do foreigners say they did wrong in Ghana right now?
The most common mistake foreigners say they made when buying property in Ghana is trusting a person (a relative, an agent, a friend-of-a-friend) instead of insisting on a verified institutional process through the Lands Commission.
The top three regrets foreigners mention after buying in Ghana are: paying before verification was complete, accepting "we will register later" as an answer, and not treating boundary confirmation as a first-priority task before any money changed hands.
The single piece of advice experienced foreign buyers most often give to newcomers in Ghana is this: no verified records trail plus no official payment trail equals no deal, no matter how trustworthy the seller seems.
The mistake foreigners say cost them the most money or stress in Ghana is discovering a competing claim on the land after they had already paid, which typically happens because they skipped the official Lands Commission search or relied on someone else to do it without independent confirmation.
What do locals do differently when buying in Ghana right now?
The key difference in how locals approach buying property compared to foreigners in Ghana is that locals spend significant time validating the grantor's authority, especially on stool or family land, by consulting with family heads, chiefs, or community elders before any money changes hands.
The verification step locals routinely take that foreigners often skip in Ghana is physically visiting the land multiple times, talking to neighbors, and asking around about any ongoing disputes or prior sales, because local knowledge often reveals problems that official records miss.
The local knowledge advantage that helps Ghanaians get better deals is their awareness of which neighborhoods or specific pockets have cleaner documentation histories, such as Cantonments, Airport Residential Area, Labone, Ridge, Roman Ridge, East Legon, or Osu in Accra, versus areas with more frequent customary land disputes.
Don't buy the wrong property, in the wrong area of Ghana
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Lands Commission Ghana | Ghana's official statutory body for land administration. | We used it to define what official proof of ownership looks like in Ghana. We anchored buyer verification steps in their real, government-run processes. |
| Judiciary of Ghana | The official publication point for Ghana's Constitution. | We used it to confirm foreign ownership limits are constitutional, not market folklore. We anchored the 50-year leasehold structure in law. |
| Real Estate Agency Council (REAC) | The statutory regulator for real estate agents in Ghana. | We used it to explain how to verify agent licensing. We set expectations about regulation versus informal market practice. |
| Parliament of Ghana - Land Act 2020 | The primary legal text for modern Ghana land administration. | We used it to anchor land rules in statute rather than hearsay. We supported scam warnings with law-backed references. |
| World Justice Project | An internationally recognized rule-of-law measurement dataset. | We used it to assess practical contract enforcement and civil justice strength. We avoided anecdotal "courts are slow" claims. |
| Ghana Police Service - Commercial Crime Unit | The police's own description of property fraud enforcement. | We used it to validate that property fraud is a recognized enforcement area. We showed where serious cases can be reported. |
| Ghana Revenue Authority | The tax authority describing stamp duty requirements. | We used it to explain why stamp duty is unavoidable for legitimate transfers. We built cost expectations around official rates. |
| Ghana.GOV Platform | The Government of Ghana's official services and payments portal. | We used it to highlight why paying through official channels matters. We explained how fake payment links and receipts work. |
| ENACT Africa Research | A structured research publication on Ghana's land guard phenomenon. | We used it to explain land guards in a Ghana-specific way foreigners often miss. We connected intimidation risks to due diligence. |
| Ghana Statistical Service | The national statistics office publishing construction cost data. | We used it to explain why build costs can drift quickly. We used it as a reality check for "too-cheap-to-be-true" claims. |
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.
Related blog posts