How to buy a house in Ghana?

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ghana. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The AfricanVestor, we explore the Ghanaian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Accra, Kumasi, and Tema. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

How easy is it to buy a house in Ghana compared to Western countries?

Purchasing property in Ghana is similar in legal complexity to Western countries, but differs in two major ways.

The most significant difference is that foreigners cannot own land outright in Ghana - you can only obtain leasehold properties with terms up to 50 years, which are renewable. This contrasts with many Western countries where foreigners can acquire freehold ownership.

The Ghanaian real estate market is less regulated compared to Western markets, making greater due diligence and professional guidance essential throughout the process. While the legal framework exists to protect property rights, the enforcement and standardization of procedures can vary significantly between different regions and types of properties.

The documentation requirements are comparable to Western standards, but the verification processes require more hands-on investigation due to less centralized record-keeping systems. As of September 2025, the digitization of land records is ongoing but not yet complete across all regions.

It's something we develop in our Ghana property pack.

What are the exact steps in the buying process from start to finish?

The property buying process in Ghana follows eight distinct steps that must be completed sequentially.

1. **Research and Budget Setting**: Analyze the Ghana property market, identify target locations, and establish a realistic budget including all associated costs2. **Professional Team Assembly**: Hire a licensed real estate agent and qualified real estate lawyer who specialize in foreign buyer transactions3. **Property Search and Due Diligence**: View properties, verify title deeds, conduct official land searches at the Lands Commission, and inspect for any existing disputes or unpaid taxes4. **Offer and Negotiation**: Submit formal offers, negotiate purchase price, payment terms, and specific conditions with the seller5. **Finance Arrangement**: Secure funding through cash preparation, bank mortgage approval, or developer financing arrangements6. **Contract Execution**: Have your lawyer draft the sales contract, ensure both parties sign with proper witnesses present7. **Legal Registration**: Register your leasehold interest at the Lands Commission to secure your legal rights to the property8. **Final Transfer**: Complete all remaining payments and receive official possession of the property with all relevant documentation

Each step requires specific documentation and can take anywhere from one week to several months depending on the complexity of the transaction and any issues discovered during due diligence.

What documents do you need at each stage?

The documentation requirements vary significantly depending on the stage of the transaction and whether you're completing the process remotely.

Transaction Stage	Required Documents	Purpose
Pre-Transaction Setup	Valid passport, residence permit, power of attorney (if remote)	Identity verification and legal representation
Due Diligence Phase	Title Certificate, Site Plan, Lands Commission Search Report, Property Tax Clearance	Verify ownership and legal status
Contract Phase	Indenture/Land Lease Agreement, Building Permit, Consent Letters	Legal transfer documentation
Registration Phase	Sale & Purchase Agreement, Deed of Assignment, Survey Plans	Official ownership registration
Final Transfer	Payment receipts, Utility bills, Final clearance certificates	Complete ownership transfer
Post-Purchase	Registered title documents, Insurance policies, Tax records	Ongoing ownership maintenance
Remote Purchase Additional	Notarized power of attorney, International money transfer records	Legal remote representation

Can the whole process be done without being physically in Ghana?

Yes, the entire property purchase process can be completed remotely with proper legal arrangements and trusted local representation.

The key requirement is establishing a properly notarized power of attorney that allows a trusted lawyer or representative to act on your behalf throughout the transaction. All documentation can be processed electronically, and payments can be made through international banking systems.

Physical property inspections can be conducted by appointed local contacts, professional surveyors, or through detailed video walkthroughs provided by your representative. Many foreign buyers successfully complete purchases without ever visiting Ghana during the transaction period.

However, remote purchases require even more rigorous due diligence and verification processes since you cannot personally inspect the property or meet with sellers face-to-face. The success of remote purchases depends heavily on the quality and trustworthiness of your local legal and real estate professionals.

What types of properties can foreigners buy and what restrictions exist?

Foreigners can purchase leasehold residential, commercial, and agricultural properties in Ghana, but cannot acquire freehold land ownership.

**Properties foreigners CAN buy:**- Residential leasehold properties (houses, apartments, condominiums) with lease terms up to 50 years, renewable- Commercial leasehold properties including office buildings, retail spaces, and warehouses- Agricultural leasehold land for farming or development purposes- Mixed-use properties combining residential and commercial elements**Properties foreigners CANNOT buy:**- Freehold land ownership of any kind- Properties in military or strategically sensitive areas- Certain coastal properties without environmental approval- Customary or stool land unless a formal lease is granted by local authorities

The 50-year lease limitation is the most significant restriction, but these leases are generally renewable and provide substantial property rights similar to ownership. Most foreign buyers find leasehold arrangements sufficient for both investment and residential purposes.

Are there residency or citizenship benefits from property purchase?

Simply purchasing property in Ghana does not automatically confer residency or citizenship benefits for foreigners.

Property ownership and residency permits follow completely separate legal processes with different criteria and requirements. While property ownership may demonstrate financial investment in Ghana, it does not guarantee approval for residency applications.

Foreigners seeking residency must apply through the Ghana Investment Promotion Centre (GIPC) or other relevant government agencies based on investment levels, business activities, or other qualifying criteria independent of property ownership.

Some wealthy foreign investors combine property purchases with other qualifying investments to meet residency requirements, but the property purchase itself is not sufficient. As of September 2025, minimum investment thresholds for foreign residency typically require substantially larger commitments than typical residential property purchases.

Where do foreigners typically buy houses in Ghana?

Foreign property buyers in Ghana concentrate their purchases in specific urban and coastal areas that offer better infrastructure and investment potential.

The Greater Accra region dominates foreign property purchases, particularly in upscale neighborhoods like East Legon, Cantonments, and Airport Residential Area. These areas offer modern amenities, security, and proximity to international business districts.

Tema, Ghana's main port city, attracts foreign buyers due to its industrial significance and relatively modern infrastructure. The area offers both residential and commercial investment opportunities with strong rental demand from expatriate workers.

Kumasi, as Ghana's second-largest city, draws foreign investors interested in the growing Ashanti region economy. Property prices remain more affordable than Accra while offering significant growth potential.

Coastal areas including Cape Coast and Takoradi appeal to foreigners seeking vacation homes or retirement properties. These locations offer beachfront access and tourism potential, though infrastructure may be less developed than major cities.

It's something we develop in our Ghana property pack.

How reliable are Ghanaian real estate agents and how do you find trustworthy ones?

Real estate agent reliability in Ghana varies significantly, making careful selection and verification essential for successful property transactions.

Only work with registered real estate developers and agents who hold valid licenses from the Ghana Real Estate Developers Association (GREDA) or similar recognized professional bodies. Always verify agent credentials and check their reputation within the industry.

Avoid informal sellers or individuals claiming to represent property owners without proper documentation. Land fraud and double-selling schemes remain significant risks in Ghana's property market, particularly when dealing with unregistered agents.

**Finding trustworthy agents:**- Request license verification and professional association membership- Seek recommendations from expatriate networks and previous foreign buyers- Check online reviews and testimonials from international clients - Verify the agent's track record with completed foreign transactions- Ensure they work with reputable legal professionals and can provide references

Established real estate firms with international experience typically provide more reliable service and better protection for foreign buyers than individual agents or informal operators.

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.

Will Ghana's legal system protect foreign property buyers?

Ghana's legal system does provide protection for property rights and foreign buyers when the proper legal processes are followed correctly.

The country's court system handles property disputes through civil litigation and contractual arbitration processes. Foreign buyers have the same legal recourse as Ghanaian citizens for property-related disputes, provided their transactions were properly documented and registered.

However, local legal expertise is crucial for navigating community and customary land deals, which can involve traditional authorities and informal ownership structures. These transactions require specialized knowledge to ensure enforceability.

The strength of legal protection depends heavily on proper documentation, registration with the Lands Commission, and working with qualified legal professionals throughout the transaction. Foreign buyers who cut corners on legal processes or attempt to bypass official registration face significantly higher risks.

Dispute resolution timelines can be lengthy, and enforcement may require persistent legal action. Having comprehensive insurance and working with experienced local lawyers provides the best protection for foreign property investments.

What are the common mistakes foreigners make when buying property?

Foreign property buyers in Ghana frequently make preventable errors that result in financial losses or legal complications.

**Most common mistakes include:**- Not properly verifying title deed ownership before purchase- Failing to register the property in their own name at the Lands Commission - Purchasing properties without physical inspection or professional surveys- Not using qualified legal professionals throughout the transaction- Sending money through informal channels like friends or family members- Falling victim to double-selling schemes or fraudulent land guards- Skipping comprehensive due diligence and land title searches- Relying on verbal agreements without proper written contracts

Many foreigners underestimate the importance of working with local legal experts who understand Ghana's complex land tenure system. The informal nature of some property transactions can trap unwary foreign buyers who assume Western-style procedures apply.

Another frequent mistake is rushing the purchase process without adequate research into neighborhood conditions, future development plans, or potential legal complications. Taking shortcuts on professional services often results in much larger costs later.

What taxes, fees, and costs should you expect?

Property purchase costs in Ghana extend well beyond the purchase price and require careful budgeting for successful transactions.

Cost Category	Typical Range	Payment Timing
Real Estate Agent Commission	3-5% of sale price	At closing
Legal Fees	1-2% of purchase price	Throughout process
Stamp Duty	0.25-1% of property value	During registration
Lands Commission Fees	Up to 2% of property value	During registration
Registration Fees	GHS 500-2,000	During registration
Due Diligence and Survey	Less than 1% typically	During inspection phase
Property Tax Clearance	Varies by location	Before transfer

Additional costs may include consent fees for customary lands, building permit verification, utility connection transfers, and various administrative fees that can add up to significant amounts.

Is cash payment possible and how realistic are mortgages for foreigners?

Cash payments are the most common and straightforward method for property purchases in Ghana, while mortgage options remain limited for foreign buyers.

Most property transactions in Ghana are completed through cash payments, which simplify the process and reduce financing complications. Cash buyers often receive better negotiating positions and faster transaction completion.

Mortgage access for foreigners is challenging but possible through select local banks including Stanbic, Ecobank, Absa, and Ghana Commercial Bank. These institutions typically require foreign borrowers to maintain local bank accounts, provide proof of Ghana-based income, and make larger down payments than local borrowers.

**Mortgage conditions for foreigners:**- Interest rates typically range from 12-25% annually- Shorter repayment terms compared to Western mortgages- Higher down payment requirements (often 30-50%)- Extensive income verification and collateral requirements- Local employment or business income preferred

Developer financing offers an alternative, with many property developers providing installment payment plans over 1-5 years. These arrangements are often more accessible than traditional bank mortgages and can bridge the gap for buyers without full cash payment capability.

It's something we develop in our Ghana property pack.

How long does the buying process typically take?

The complete property buying process in Ghana typically takes between 2-6 months from initial offer to final ownership transfer.

Simple transactions with clear titles and no complications can be completed in as little as 2 months, while complex cases involving title disputes, extensive due diligence, or financing arrangements may require 6 months or longer.

The timeline depends heavily on several factors including the speed of title verification at the Lands Commission, complexity of the property's ownership history, financing arrangement requirements, and any legal complications discovered during due diligence.

Remote purchases may take additional time due to the need for more extensive verification processes and coordination with local representatives. However, experienced legal teams can often maintain similar timelines for remote and in-person transactions.

As of September 2025, digitization efforts at the Lands Commission have improved processing times in major cities, but rural areas may still experience longer delays for title searches and registration processes.

What safety precautions ensure secure transactions?

Protecting yourself during Ghana property transactions requires implementing multiple layers of verification and security measures.

**Essential safety measures:**- Work exclusively with licensed real estate agents and qualified lawyers- Independently verify all documentation at the Lands Commission - Never make cash payments to individuals without proper receipts and contracts- Always complete comprehensive due diligence and land title searches- Appoint a trusted local representative if purchasing remotely- Use formal banking channels for all money transfers- Obtain comprehensive title insurance where available- Maintain detailed records of all payments and communications

Avoid any transaction that pressures you to skip verification steps or make rapid payments without proper documentation. Legitimate sellers and agents will support thorough due diligence processes.

Consider engaging independent third-party verification services for high-value transactions. Multiple professional opinions on title validity and property conditions provide additional security against fraud or misrepresentation.

Always maintain copies of all documentation both locally and internationally, and ensure your legal representative provides regular updates throughout the transaction process.

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.

Sources

1. LinkedIn - How to Buy Property in Ghana as a Foreigner
2. TheAfricanVestor - Foreigners Buy Land Ghana
3. TheAfricanVestor - How to Buy House Ghana
4. Vaal - First Time Property Buyers Guide
5. Rehoboth Social Housing - Buying Property in Ghana
6. Landmark Homes - Buying Property in Ghana
7. Onoaburi - Legal Documents
8. Vaal - Property Documentation
9. TheAfricanVestor - Ghana Real Estate Foreigner
10. Lakeside Estate - Guidelines for Foreigners