Authored by the expert who managed and guided the team behind the Ghana Property Pack
Yes, the analysis of Accra's property market is included in our pack
Buying a house in Accra requires careful planning and legal attention, especially for foreigners.
The process differs in several ways from Western countries, but with proper precautions, it is manageable and increasingly accessible, even to non-residents.
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.
Foreign nationals can legally buy houses in Accra but only on leasehold land (typically 50-year renewable terms), not freehold ownership.
The complete buying process takes 2-3 months and includes mandatory documents like Land Title Certificate, Building Permit, and Property Tax Clearance Certificate.
| Process Step | Time Required | Key Requirements |
|---|---|---|
| Research & Agent Selection | 1-2 weeks | Verify agent credentials with GREPA/GARBE |
| Property Viewing & Due Diligence | 2-4 weeks | Lands Commission search, title verification |
| Legal Review & Financing | 3-6 weeks | Property lawyer, mortgage pre-approval |
| Offer & Contract Negotiation | 1-2 weeks | Written offer, earnest deposit |
| Final Registration & Transfer | 2-4 weeks | Title registration, tax payments |
| Total Costs (excluding property price) | - | 5-10% of property value |
| Mortgage Rates for Foreigners | - | 20-30% annual interest (as of 2025) |
What's the exact step-by-step process to buy a house in Accra?
The house buying process in Accra follows eight distinct steps that typically take 2-3 months to complete.
First, you need to research the market and establish your budget, deciding on property type and preferred neighborhoods in Accra. Second, engage a reliable, registered real estate agent—always verify their credentials with professional bodies like GREPA (Ghana Real Estate Professionals Association) or GARBE (Ghana Association of Real Estate Brokers).
Third, conduct property viewings either in person or through virtual tours if you're overseas. Fourth, perform due diligence by conducting searches at the Lands Commission to verify clear title, check for encumbrances, and identify any existing disputes. Fifth, engage a qualified property lawyer to review all documentation, draft or review contracts, and guide negotiations.
Sixth, secure your financing through cash payment, mortgage approval, or developer installment plans. Seventh, make a written offer with a possible earnest deposit and negotiate terms. Finally, sign the purchase agreement, settle all fees and taxes, and complete the legal transfer and registration of ownership at the Lands Commission.
Each step requires careful documentation and verification to avoid common pitfalls that plague foreign buyers in Ghana's property market.
How easy is the process compared to buying a home in Western countries?
Buying property in Accra is significantly more complex and bureaucratic compared to Western countries, particularly regarding land ownership and documentation requirements.
The main difference lies in land ownership structure—foreigners can only acquire leasehold interests (typically 50-year renewable terms) rather than freehold ownership available in most Western markets. The documentation process is also more extensive, requiring multiple certificates and clearances that don't exist in Western systems.
Title verification is more challenging in Ghana because the land registration system is less digitized and standardized compared to Western countries. You'll need to physically visit the Lands Commission for searches and verification, whereas Western countries often provide online property records and automated systems.
The legal framework offers less consumer protection than Western markets, making due diligence absolutely critical. Western buyers are accustomed to standardized contracts and strong regulatory oversight, while Ghana's market requires more personal verification and legal scrutiny.
However, the process has become more accessible for foreigners, with many developers and agents now experienced in serving international clients.
What documents are mandatory and which ones are optional?
| Document Type | Status | Purpose |
|---|---|---|
| Land Title Certificate/Deed of Assignment | Mandatory | Proves legal ownership of land |
| Site/Plot Plan (licensed surveyor) | Mandatory | Defines exact property boundaries |
| Property Tax Clearance Certificate | Mandatory | Confirms all taxes are current |
| Building Permit | Mandatory | Authorizes construction on the land |
| Lands Commission Search Report | Mandatory | Verifies clear title and ownership |
| Sale and Purchase Agreement | Mandatory | Legal contract between parties |
| Recent Utility Bills | Optional | Facilitates utility transfers |
| Consent Letters | Optional | Required for stool/family lands |
Can you complete the purchase without physically being in Ghana?
Yes, you can legally purchase property in Accra without physically being present in Ghana through a power of attorney arrangement.
You'll need to appoint a trusted representative, typically a local lawyer or registered agent, who will act on your behalf throughout the transaction. This power of attorney must be properly notarized and legally compliant with Ghana's requirements.
All agreements, contracts, and legal documents must be reviewed and signed through this representative. The power of attorney should be specific to the property transaction and include clear limitations and instructions.
Many international buyers successfully complete purchases remotely, particularly when working with reputable developers who have experience with overseas clients. However, you'll still need to ensure all documentation is properly executed and that your representative has the legal authority to complete the transaction.
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What are the classic mistakes or pitfalls foreigners often make?
The most common and costly mistake is failing to verify land title and ownership through official Lands Commission channels.
- Relying solely on verbal agreements instead of demanding comprehensive written contracts with legal review
- Not hiring a competent lawyer experienced specifically in Ghanaian real estate transactions
- Falling for deals that seem too good to be true, which are often elaborate scams targeting foreign buyers
- Sending funds to intermediaries or friends without proper legal documentation and safeguards
- Neglecting to register the property properly in their name, risking double sales or ownership disputes
- Skipping due diligence on real estate agents and failing to verify their professional credentials
- Assuming Western property standards apply to Ghana's legal and regulatory framework
It's something we develop in our Ghana property pack.
Are real estate agents in Accra generally reliable?
Real estate agents in Accra vary significantly in terms of reliability, professionalism, and competence.
The most reliable agents are those certified and affiliated with professional associations such as GREPA (Ghana Real Estate Professionals Association) or GARBE (Ghana Association of Real Estate Brokers). These organizations provide some level of professional standards and accountability.
Look for agents with strong online presence, verifiable client testimonials, and established office locations. Agents working with reputable developers or international firms tend to have higher standards and better processes.
However, the industry includes many unregistered operators, so due diligence on your chosen agent is absolutely critical. Request proof of registration, ask for references from recent clients, and verify their track record before committing to any property or payments.
Never work with agents who demand upfront payments for property searches or who cannot provide proper documentation of their credentials.
Will the legal system protect a buyer if something goes wrong?
Ghana's legal system provides some protection for property buyers, but the process can be slow and bureaucratic compared to Western standards.
If you follow all proper procedures—including title registration, proper contracts, and legal documentation—you have recourse through Ghana's court system. The country has established property laws and legal frameworks that recognize foreign ownership rights on leasehold properties.
However, legal proceedings can be lengthy and expensive, with cases sometimes taking years to resolve. The system also relies heavily on proper documentation, so any shortcuts or informal agreements significantly weaken your legal position.
Prevention is far better than legal remedies—ensure all transactions follow official procedures, use qualified lawyers, and maintain complete documentation. The legal system works best when you've followed all proper channels from the beginning.
Title insurance is not commonly available in Ghana, making proper due diligence even more critical for buyer protection.
What precautions should you take before committing to a property?
The most critical precaution is conducting comprehensive title verification through official Lands Commission searches.
Verify the specific land type (stool, state, family, or private land) as each has different ownership rules and transfer requirements. Confirm current zoning laws, allowable property uses, and any development restrictions that might affect your intended use.
Insist on reviewing all original legal documents and conduct independent property assessments. Never rely solely on documents provided by the seller—always verify through official government channels.
Engage a qualified property lawyer early in the process, not just at closing. Have them review all documentation before you make any commitments or payments. Conduct physical property inspections to verify the actual condition matches any representations.
Research the seller's background and verify their legal authority to sell the property. For new developments, investigate the developer's track record and financial stability.
How long does the whole buying process usually take?
The complete house buying process in Accra typically takes 2-3 months, though this can extend significantly if complications arise.
Initial research and agent selection usually require 1-2 weeks. Property viewing and due diligence, including Lands Commission searches, generally take 2-4 weeks depending on bureaucratic efficiency.
Legal review and financing arrangement typically consume 3-6 weeks, particularly if you're securing a mortgage or dealing with complex documentation issues. Offer negotiation and contract finalization usually take 1-2 weeks.
Final registration and title transfer require 2-4 weeks at the Lands Commission, though delays are common due to bureaucratic processing times. Cash transactions generally move faster than mortgage-financed purchases.
Factors that can extend the timeline include title disputes, incomplete documentation, bureaucratic delays, or complications with financing arrangements.
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.
What taxes, fees, and extra costs should you expect — can you give a full breakdown?
| Fee/Tax Type | Amount/Range | Payment Timing |
|---|---|---|
| Legal Fees | 1-2% of property value | At contract signing |
| Real Estate Agent Commission | 3-5% (paid by buyer) | At closing |
| Stamp Duty | 0.25%-1% (sliding scale) | Before registration |
| Title Registration Fee | 0.25%-1% of property value | At registration |
| Annual Property Tax | 0.5%-2% per year | Ongoing annual payment |
| Lands Commission Search | $50-200 | During due diligence |
| Survey and Valuation | $500-2,000 | Before purchase |
| Property Insurance | 0.3%-0.5% annually | Ongoing |
Can you buy property in cash, and how common is that?
Buying property with cash is completely legal and very common in Accra's real estate market.
Many transactions, particularly in new developments, are completed entirely with cash payments. Developers often prefer cash buyers and may offer discounts for full cash payments upfront.
However, for significant cash transfers, you must provide proper documentation for anti-money laundering compliance. Banks will require source-of-funds documentation for large international transfers.
Cash purchases typically move faster through the system since you don't need mortgage approval or deal with lender requirements. You'll have stronger negotiating position with sellers who prefer the certainty of cash transactions.
It's something we develop in our Ghana property pack.
Do foreigners actually get mortgages in Ghana, and if so, what are the rates, conditions, and tips to secure one?
Yes, foreigners can obtain mortgages in Ghana, though the terms are typically less favorable than those available to Ghanaian citizens.
As of September 2025, mortgage interest rates for foreigners typically range from 20-30% annually, significantly higher than Western markets. Maximum loan terms are usually 15-20 years, and most lenders require leasehold property as collateral.
Key conditions include proof of stable income, bank statements, and employment verification. Having Ghanaian residency status improves your approval chances but isn't always required. Most lenders require a down payment of 20-30% of the property value.
Tips for securing financing include working with international banks or pan-African banks that understand foreign client needs, providing comprehensive documentation, and considering developer financing options which sometimes offer better terms than traditional bank loans.
Some developers offer in-house financing with more flexible terms than commercial banks, making this an attractive alternative for foreign buyers.
What types of properties can foreigners legally buy and what can't they own?
Foreigners can legally buy buildings including houses, apartments, and commercial premises with full ownership rights.
However, foreigners cannot own land on a freehold (absolute title) basis. They can only acquire land through leasehold arrangements, typically for 50-year terms that are renewable.
This means you can own the physical structure completely, but the land underneath remains on lease. Leasehold interests can be bought, sold, and transferred like any other property asset.
There are no restrictions on the type of residential or commercial buildings foreigners can purchase, including single-family homes, condominiums, townhouses, or commercial properties. The key limitation is always the underlying land tenure.
Some traditional or stool lands may have additional restrictions, so always verify the specific land classification and any customary ownership requirements before proceeding.
Does buying property create a path to residency or citizenship?
Buying property in Accra does not create a direct path to residency or citizenship in Ghana as of September 2025.
Property ownership and immigration status are handled through completely separate legal processes. You must apply for residency permits or visas through Ghana's immigration authorities based on their specific requirements.
While property ownership may demonstrate economic ties to the country, it doesn't automatically qualify you for any particular visa category or residency status. Each immigration application is evaluated based on Ghana's current immigration laws and policies.
Some long-term investors may find that substantial property investments support their applications for investor visas or extended residence permits, but this requires meeting specific investment thresholds and following proper immigration procedures.
Always consult with immigration attorneys separately from your property transaction to understand current residency and citizenship pathways.
Where do foreigners most often buy houses in Accra?
Foreign buyers in Accra typically concentrate in five premium neighborhoods known for expat communities and high-quality amenities.
East Legon is the most popular area, offering modern infrastructure, shopping centers, international schools, and a large expatriate community. Cantonments attracts diplomats and international business professionals with its embassy district location and upscale properties.
Airport Residential Area appeals to frequent travelers due to its proximity to Kotoka International Airport and modern housing developments. Labone offers beachfront access and established expatriate communities along the coast.
Ridge provides central location with government offices and business districts nearby, making it attractive for professionals working in downtown Accra. These areas offer better security, reliable utilities, and international standard amenities that foreign buyers typically seek.
It's something we develop in our Ghana property pack.
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.
The process requires legal, financial, and practical due diligence—but purchasing a house in Accra is open to foreigners, with safeguards in place if all official procedures are carefully followed.
Success depends on working with qualified professionals, conducting thorough due diligence, and understanding the unique aspects of Ghana's leasehold property system.
Sources
- 8 Steps to Buying a House in Ghana: What You Should Know
- A Guide to Buying a Home in Accra
- How to Buy House Ghana
- First Time Property Buyers Ultimate Guide
- Evaluating Agent Track Record and Client Testimonials in Ghana
- Buying Property in Ghana as a Foreigner: What You Need to Know
- Buying Land in Ghana: 5 Common Mistakes and How to Avoid Them
- Property Documentation in Ghana
- Guidelines for Foreigners Buying Property in Ghana
- Legal Documents You Need Before Selling Land or a House in Ghana