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 US citizen is possible, but you need to understand the leasehold system and some key rules before you commit.
We constantly update this blog post to keep it accurate and helpful for Americans exploring the Ghana real estate market in 2026.
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.
Can a US citizen legally buy residential property in Ghana right now?
Can I buy a home in Ghana as a US citizen in 2026?
As of early 2026, US citizens can legally buy residential property in Ghana, but they receive leasehold interests (up to 50 years) rather than permanent freehold ownership because Ghana's Constitution prohibits non-citizens from owning land outright.
The standard buying process involves hiring a local lawyer, conducting a title search through the Ghana Lands Commission, negotiating with the seller, signing a sale agreement, and then registering the lease at the Lands Commission, which typically takes a few months from start to finish.
This process is well-established, and many Americans have successfully completed it, though you should expect to rely heavily on your lawyer if you are managing things from abroad.
By the way, we've written a blog article detailing all the foreigner rights regarding properties in Ghana.
Are there many Americans buying property and living in Ghana in 2026?
As of early 2026, over 1,500 African Americans have obtained residency in Ghana since 2019 according to immigration data, and the actual number of Americans living there (including those on extended visas) is believed to be significantly higher.
Most American expats and property owners settle in Accra neighborhoods like East Legon, Cantonments, Airport Residential Area, and Osu, which offer international schools, reliable infrastructure, and vibrant expat communities.
The top three reasons Americans choose Ghana are the cultural connection and heritage ties (especially following the "Year of Return" campaign in 2019), the significantly lower cost of living compared to US cities, and the welcoming social environment where English is widely spoken.
The American expat community in Ghana is growing, driven by continued interest from the African diaspora, remote work opportunities that let people earn in dollars while spending in cedis, and Ghana's ongoing "Beyond the Return" initiative that actively encourages diaspora settlement.
Do foreigners have the same buying rights as locals in Ghana?
Foreigners, including US citizens, do not have the same land rights as Ghanaian citizens because Ghana's Constitution blocks non-citizens from holding freehold interests and caps their leasehold terms at 50 years maximum, whereas citizens can hold longer leases or freehold land.
There are no specific property types or locations off-limits exclusively to foreigners, but all non-citizens face the same 50-year leasehold restriction regardless of whether they are American, European, or from elsewhere.
We cover all these things in length in our pack about the property market in Ghana.
Can I buy property in Ghana without a residence permit?
You do not need a residence permit to buy property in Ghana because property ownership and immigration status are treated as separate matters under Ghanaian law.
Non-residents can complete a property purchase while living abroad by appointing a local lawyer with power of attorney, conducting the Lands Commission title search remotely, and using secure document handling for signatures and payments.
Buying a home in Ghana does not automatically grant you a visa or residency rights, so you should treat property purchase and immigration planning as two separate tracks unless you receive specific professional advice otherwise.
The main practical challenge for remote buyers is verifying title authenticity and managing the paperwork from a distance, which is why having a trustworthy local lawyer and using the Lands Commission online portal for tracking applications is essential.
Can US citizens own land in Ghana?
US citizens cannot own land outright (freehold) in Ghana because the Constitution explicitly prohibits non-citizens from holding freehold interests, and any attempt to grant freehold to a foreigner is legally void.
The key difference is that freehold means permanent ownership that can pass to heirs indefinitely, while leasehold means you hold the right to use the property for a fixed period (maximum 50 years for non-citizens in Ghana), after which the lease can often be renewed.
There are no specific geographic zones where foreigners face additional land restrictions beyond the constitutional 50-year cap, but stool lands and family lands may have their own customary requirements that apply equally to all buyers.
If you want to go into more details, we also have a page explaining how to buy land in Ghana.
What documents will I need to buy in Ghana?
The essential documents for a US citizen buying property in Ghana include a valid passport, proof of funds (bank statements or income documentation), the seller's proof of land interest, a Lands Commission search report confirming clear title, and a properly drafted sale and purchase agreement reviewed by a qualified lawyer.
A Ghana Tax Identification Number (TIN) is not always required for the purchase itself, but you may need one if you plan to rent out the property, sell it later, or conduct banking transactions, so registering for a TIN early is a practical step.
A local bank account is not strictly mandatory, but it is highly practical for paying fees, handling registration costs, and receiving rental income if applicable, and opening one will likely trigger US reporting obligations (FBAR) if your balance exceeds $10,000.
Banks and sellers will typically ask for proof of funds showing where your money comes from, and having a local address (or using your lawyer's address) helps with official correspondence and registration notices.
We have a whole section dedicated to all the documents you need in our Ghana property pack.
Can a foreign-owned company buy property in Ghana?
A foreign-owned company can buy property in Ghana, but the constitutional 50-year leasehold restriction still applies if the beneficial owners are non-citizens, so setting up a company does not give you a workaround to permanent ownership.
Some Americans do use company structures (similar to LLCs) to hold property in Ghana, typically for estate planning, joint ownership, or rental business purposes, but for a simple personal home purchase it usually adds unnecessary complexity.
Owning through a company can sometimes change the tax treatment, especially if you operate a rental business, but it does not automatically lower taxes and may actually increase your compliance burden with annual filings and corporate tax returns.
The main drawback of company ownership for residential property in Ghana is the added cost and complexity of maintaining corporate compliance, including annual filings, separate bank accounts, and potentially higher scrutiny during the purchase process.
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What taxes and fees will I pay in Ghana in 2026?
What are buyer taxes in Ghana in 2026?
As of early 2026, the main buyer tax in Ghana is stamp duty, which typically ranges from 0.5% to 1% of the property's declared purchase price, so on a GHS 1,400,000 property (around $127,000 or €110,000) you would pay roughly GHS 7,000 to GHS 14,000 ($635 to $1,270 or €550 to €1,100) in stamp duty.
Stamp duty is the primary tax component for buyers, calculated on the conveyance instrument at ad-valorem rates set in Ghana's Stamp Duty Act, with lower-value transactions closer to 0.25% to 0.5% and higher-value ones reaching 1%.
There is no special higher stamp duty rate for foreigners compared to locals, and primary residences versus investment properties are generally treated the same for stamp duty purposes in Ghana.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Ghana.
What are other closing costs in Ghana in 2026?
As of early 2026, total closing costs (excluding stamp duty) typically range from 3% to 6% of the purchase price, so on a GHS 1,400,000 property ($127,000 or €110,000), budget roughly GHS 42,000 to GHS 84,000 ($3,800 to $7,600 or €3,300 to €6,600) for these additional costs.
The main closing cost categories include legal fees at 1% to 2% of purchase price (GHS 14,000 to GHS 28,000 or $1,270 to $2,540), Lands Commission search and registration at 1% to 3% (GHS 14,000 to GHS 42,000 or $1,270 to $3,800), and valuation or survey fees at 0.5% to 1% (GHS 7,000 to GHS 14,000 or $635 to $1,270).
Legal fees are often negotiable, especially for straightforward transactions, and agent commissions (typically 2% to 5%) are usually paid by the seller in Ghana, though you should confirm this in your purchase agreement.
The closing cost that surprises foreign buyers most is often the "title perfection" expense, meaning the fees and legal work required to clean up incomplete documentation or register a property that was never properly recorded at the Lands Commission.
Are there hidden fees foreigners miss in Ghana right now?
Foreign buyers in Ghana commonly overlook fees totaling GHS 30,000 to GHS 100,000 ($2,700 to $9,100 or €2,350 to €7,900), depending on property complexity, which can significantly blow out their budget if not planned for.
The top three hidden fees are title perfection costs if the property has incomplete documentation (GHS 15,000 to GHS 50,000 or $1,360 to $4,550), clearing ground rent or property rate arrears that the seller left unpaid (GHS 5,000 to GHS 20,000 or $450 to $1,800), and unexpected legal work when title problems or competing claims surface during due diligence (GHS 10,000 to GHS 30,000 or $900 to $2,700).
Annual costs that foreign owners often underestimate include property rates (municipal taxes), ground rent payments to stool or family landholders, security expenses, and utility backup systems (generators and boreholes) which can add GHS 15,000 to GHS 60,000 ($1,360 to $5,450 or €1,180 to €4,720) per year depending on your property type and location.
Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in Ghana.
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.
Can I get a mortgage as a US citizen in Ghana in 2026?
Do banks lend to US citizens in Ghana in 2026?
As of early 2026, several major banks in Ghana do lend to US citizens, especially through diaspora-focused mortgage products designed for non-residents earning income abroad.
US citizens are generally treated the same as other foreign nationals when applying for mortgages in Ghana, meaning your approval depends more on documentation quality and income stability than on your specific nationality.
The main reason some banks hesitate with American borrowers is FATCA compliance complexity, since US persons trigger additional reporting requirements that smaller banks may not want to handle, though major banks with diaspora programs have systems in place for this.
Approval rates for US citizens are not publicly reported, but if you have clean documentation, stable income, and work with a diaspora-focused bank, your chances are reasonable, though expect more scrutiny than a local buyer would face.
There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Ghana.
What down payment do American people need in Ghana in 2026?
As of early 2026, US citizens typically need a minimum down payment of 20% to obtain a mortgage in Ghana, so for a GHS 1,400,000 property ($127,000 or €110,000), plan to bring at least GHS 280,000 ($25,400 or €22,000) as your deposit.
The typical down payment range for foreign buyers is 20% to 30%, with 20% being achievable if your documents are excellent and the bank is comfortable with both your profile and the property's title quality.
A larger down payment (closer to 30% or more) can improve your mortgage terms and may help you secure a slightly lower interest rate, though the effect is less dramatic than in some Western markets because Ghana lending rates are already high.
You can also read our latest update about mortgage and interest rates in Ghana.
What interest rates do US citizens get in Ghana in 2026?
As of early 2026, US citizens can expect mortgage interest rates of roughly 25% to 32% per year for Ghana cedi loans, or around 10% to 14% per year for US dollar-denominated mortgages if available through diaspora products.
Foreign buyers generally pay similar rates to local residents, with the key difference being currency: cedi mortgages carry Ghana's high local lending rates, while dollar mortgages (where offered) reflect lower US-linked rates but expose you to currency risk if your income is in cedis.
Variable-rate mortgages are more common for foreign buyers in Ghana, meaning your rate can change over the loan term, and typical loan terms range from 5 to 15 years rather than the 30-year terms common in the US.
The single biggest factor affecting your interest rate is the currency you borrow in, with cedi loans priced off Ghana's high policy rate environment (reflected in average lending rates around 30%) and dollar loans priced significantly lower but requiring foreign currency income for comfort.
Can I use US income to qualify in Ghana right now?
Yes, banks with diaspora mortgage products specifically accept US-sourced income, and this is actually the intended use case for these products since they target non-residents earning abroad.
Banks in Ghana typically require employment contracts or offer letters, recent pay slips (usually 3 to 6 months), US tax returns, and bank statements showing consistent salary deposits to verify your US income.
If standard US documentation is insufficient, some banks may accept alternative verification such as CPA-prepared income statements, business financial records for self-employed applicants, or investment account statements showing consistent income flows.
Which banks are easiest for foreigners in Ghana right now?
The banks that are easiest for US citizens in Ghana as of early 2026 are those with dedicated diaspora mortgage programs, including Absa Bank Ghana, Ecobank Ghana, and Stanbic Bank Ghana.
Absa Bank Ghana offers diaspora finance solutions with up to 80% financing on foreign currency mortgages, making it a strong option for Americans with dollar income.
Ecobank Ghana has a specific diaspora mortgage product and a pan-African presence that can simplify banking if you have connections elsewhere on the continent.
Stanbic Bank Ghana publishes clear home loan documentation requirements and has experience with international buyers.
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How do US taxes interact with owning property in Ghana?
Do I have to declare the property to the IRS from Ghana?
Simply owning real estate in Ghana does not trigger a standalone IRS form requirement, but generating rental income, selling the property at a gain, or holding Ghana bank accounts can create US tax reporting obligations.
The most common forms US citizens with Ghana property may need to file are Schedule E (rental income), Form 4797 or Schedule D (if you sell), FinCEN Form 114 (FBAR) for foreign bank accounts over $10,000, and Form 8938 (FATCA) if your foreign financial assets exceed IRS thresholds.
If you simply own a personal-use home in Ghana with no rental income and no large foreign bank accounts, you may have no additional IRS forms to file beyond your normal tax return, though the situation changes once money flows or account balances grow.
Will I pay tax twice in the US and Ghana in 2026?
As of early 2026, there is a real risk of paying tax on the same income in both Ghana and the US because the United States and Ghana do not have a double tax treaty, meaning no automatic relief mechanism exists between the two countries.
The US and Ghana have no bilateral tax treaty, which you can verify on the Ghana Revenue Authority's DTA list and the IRS treaty page, so you cannot claim treaty-based exemptions or reduced withholding rates.
Without a treaty, your main relief is the US Foreign Tax Credit, which lets you offset taxes you pay in Ghana against your US tax liability on the same income, effectively reducing (but not always eliminating) double taxation.
Foreign property taxes paid on a personal residence in Ghana are generally not deductible on your US federal return under current TCJA rules, though if the property is a rental, Ghana taxes may be treated as business expenses under different rules.
Do I need FATCA reporting when buying in Ghana?
FATCA reporting is primarily about foreign financial accounts and assets, not the physical property itself, so buying a home in Ghana does not directly trigger FATCA, but opening Ghana bank accounts to pay for it can.
Form 8938 (the main FATCA form for individuals) is triggered when your foreign financial assets exceed $50,000 at year-end or $75,000 at any point during the year for US residents, with higher thresholds for those living abroad.
FBAR (FinCEN Form 114) requires reporting if your aggregate foreign bank account balances exceed $10,000 at any time during the year, while Form 8938 covers broader financial assets at higher thresholds and is filed with your tax return, so many people with Ghana accounts end up filing both.
Consulting a US CPA before buying property in Ghana is strongly recommended if you will rent it out, finance through a Ghana bank, hold significant balances in Ghana accounts, or use a company structure, because the compliance costs of getting these filings wrong can far exceed the professional fees.
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.
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 |
|---|---|---|
| 1992 Constitution of Ghana | Ghana's supreme law, the highest authority on land ownership rules. | We quoted the exact constitutional provisions banning freehold for non-citizens and capping leaseholds at 50 years. We used it as our primary legal anchor throughout the article. |
| Ghana Lands Commission | The official government agency that administers all land registration. | We referenced it to explain title searches, registration steps, and verification processes. We also used the online portal as evidence of remote buying capability. |
| Land Act 2020 (Act 1036) | Parliament's official repository entry for Ghana's consolidated land law. | We used it to confirm the modern legal framework exists and governs transactions alongside the Constitution. |
| Stamp Duty Act (Act 689) | Primary legislation setting stamp duty rates on property transfers. | We derived our 0.5% to 1% stamp duty estimates directly from the conveyance schedule in this law. |
| Ghana Revenue Authority DTA List | Official tax authority listing of all Ghana double tax treaties. | We used it to confirm Ghana has no tax treaty with the US and explain what that means for buyers. |
| IRS Tax Treaties A-Z | The IRS official reference for all US tax treaties in force. | We cross-checked the US side to confirm no Ghana treaty exists and explain relief alternatives. |
| Absa Bank Ghana Diaspora Solutions | A major regulated bank publishing diaspora mortgage terms publicly. | We used their 80% financing figure to anchor our down payment estimates for US citizens. |
| Ecobank Ghana Diaspora Mortgage | A pan-African bank with a specific diaspora product for Ghana. | We referenced it to confirm multiple banks actively lend to non-resident Americans. |
| Bank of Ghana Interest Rates | Ghana's central bank, the primary source for benchmark lending rates. | We used it to ground our interest rate estimates in the actual macro rate environment. |
| IRS FBAR Guidance | Official IRS guidance on foreign account reporting requirements. | We used it to explain when Ghana bank accounts trigger FBAR and what gets reported. |
| American Emigration Revue | Research publication citing Ghana Ministry of Interior data on US residents. | We used their immigration statistics to estimate the American expat population in Ghana. |
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