How to buy land 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 Ghana 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 do you start the process of buying land in Ghana?

Starting the land buying process in Ghana requires a systematic approach beginning with proper property identification and legal verification.

First, identify the specific land you want to purchase through physical inspection or virtual tours, preferably with a qualified real estate agent or lawyer. Next, conduct a mandatory land search at the Lands Commission to verify true ownership and check for any existing disputes or encumbrances on the property.

Once you've confirmed the land's legal status, engage directly with the landowner through your lawyer or agent to negotiate the price and terms. The negotiation should result in a written agreement outlining all conditions, including the lease duration, payment schedule, and any specific obligations.

After reaching an agreement, have a qualified lawyer draft a comprehensive Sale/Lease Agreement that protects your interests and complies with Ghana's land laws. Finally, arrange payment through secure bank transfers or escrow services to maintain transparency and create proper documentation trails.

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

Can foreigners buy land in Ghana without being physically present in the country?

Yes, foreigners can successfully purchase land in Ghana without being physically present through a legal Power of Attorney arrangement.

The remote purchase process requires appointing a qualified lawyer in Ghana using a notarized Power of Attorney document that must be authenticated by the Ghanaian consulate in your home country. This legal representative will have the authority to handle all aspects of the transaction on your behalf.

Your appointed lawyer will conduct the necessary legal checks, including land searches at the Lands Commission, negotiate with sellers, manage payments through secure channels, and complete the registration process. The Power of Attorney must specifically outline the scope of authority granted to your representative and include clear instructions about the transaction limits.

Remote purchases typically follow the same timeline as in-person transactions, taking 2-4 months from initiation to completion. However, you must ensure your lawyer provides regular updates and maintains transparent communication throughout the process to monitor progress and address any issues that arise.

What are the legal requirements for purchasing land as a foreigner in Ghana?

Foreigners face specific legal restrictions when purchasing land in Ghana, with the most significant being the prohibition on freehold ownership.

Foreign buyers can only acquire leasehold interests in land, with maximum lease terms of 50 years that are renewable upon expiration. This leasehold arrangement means you gain the right to use and develop the land for the specified period but do not own the land outright.

Certain areas are restricted or require special governmental approval, including military zones, environmentally sensitive coastal areas, and customary or stool lands controlled by traditional authorities. Additionally, there are size limitations typically restricting foreign acquisition to 50 acres without special governmental approval.

All foreign land acquisitions must be registered with the Lands Commission to ensure legal protection and enforceability. The registration process involves submitting proper documentation, paying required fees, and obtaining official certificates that serve as legal proof of your leasehold rights.

What documents do you need to buy land in Ghana?

Document Category	Specific Requirements	Additional Notes
Personal Identification	Valid passport with visa status	Must be current and show legal entry
Legal Authorization	Power of Attorney (if remote purchase)	Notarized and consulate-authenticated
Property Documents	Original title deed/lease and site plan	Verified through Lands Commission search
Financial Proof	Bank statements and solicitor's letter	Shows legitimacy of fund sources
Tax Documentation	Tax clearance certificate	Required for registration process
Purchase Agreement	Signed sale/lease agreement	Drafted by qualified lawyer
Survey Documents	Site plan and survey reports	Confirms boundaries and measurements

Can you buy land with cash in Ghana, or are mortgages available to foreigners?

Cash transactions dominate Ghana's land market, with most foreign buyers relying on personal funds rather than mortgage financing.

While cash purchases are common and often preferred by sellers, all payments should be made through legitimate bank transfers to create proper documentation and ensure transparency. Avoid direct cash handovers to sellers, as bank transfer records provide essential legal protection and proof of payment.

Mortgage options for foreign buyers are extremely limited, with most Ghanaian banks requiring residency status or significant local ties before considering loan applications. Non-resident foreigners typically cannot access traditional mortgage products from local financial institutions, making cash purchases the primary option.

Some foreign buyers arrange private financing through international lenders or use home equity from their countries of residence to fund Ghana land purchases. Alternative financing might include partnerships with local investors or developer payment plans, though these arrangements require careful legal structuring to protect all parties' interests.

How long does it typically take to complete the land purchase process in Ghana?

The typical land purchase process in Ghana takes 2-4 months from property selection to final registration, assuming all documentation is properly prepared and no major complications arise.

The initial phase involving property identification, land searches, and due diligence usually requires 3-6 weeks, depending on the responsiveness of the Lands Commission and the complexity of the property's ownership history. Negotiation and agreement drafting typically add another 2-3 weeks to the timeline.

The final registration phase with the Lands Commission can take 4-8 weeks, depending on the workload of government offices and the completeness of submitted documentation. Complications such as ownership disputes, incomplete title records, or missing documentation can extend the process to 6 months or longer.

Remote purchases generally follow the same timeline as in-person transactions, provided the Power of Attorney documentation is properly prepared and authenticated beforehand. Engaging experienced legal professionals familiar with Ghana's land registration system can help minimize delays and ensure efficient processing.

What are the typical taxes, costs, and fees involved in buying land in Ghana?

Total fees for buying land in Ghana typically range from 2-8% of the property value, depending on the land size, location, and complexity of the transaction.

Stamp duty represents the largest single cost, typically ranging from 1-2% of the property value and paid to the government during the registration process. Registration fees paid to the Lands Commission vary based on property value and location but generally constitute a significant portion of closing costs.

Legal fees are negotiable but often follow local bar association guidelines, typically ranging from 1-3% of the property value depending on the complexity of the transaction and the lawyer's experience. Additional costs may include land survey fees, document authentication costs, and ongoing ground rent or property tax obligations.

Foreign buyers should budget an additional 1-2% for currency exchange costs and international wire transfer fees when sending funds from abroad. Some transactions may incur additional costs for dispute resolution, extended due diligence, or specialized legal services if complications arise during the purchase process.

What are some common mistakes that foreigners make when buying land in Ghana?

1. **Skipping proper due diligence** by failing to conduct thorough land title and ownership verification through the Lands Commission, leading to disputes over legitimate ownership2. **Over-relying on real estate agents** without involving qualified lawyers in the transaction process, resulting in inadequate legal protection and documentation3. **Making cash payments directly to sellers** without proper documentation or escrow services, creating risks of fraud and lack of legal recourse4. **Purchasing customary or stool land** without obtaining proper consent from traditional authorities or verifying collective ownership approval5. **Failing to physically inspect property** or engage trusted local representatives for verification, leading to surprises about land conditions or boundaries6. **Ignoring zoning and planning regulations** that may restrict intended land use or development plans7. **Rushing the process** without allowing sufficient time for proper legal checks and documentation verification

Is it safe to rely on real estate agents in Ghana, and how do you verify their reliability?

Ghana's real estate sector remains largely unregulated, making agent verification crucial for safe land transactions.

Verify agent registration with professional organizations such as GREDA (Ghana Real Estate Developers Association) or REIG (Real Estate Investment Ghana), though membership doesn't guarantee competence or integrity. Request and verify recent client references, examine original land documents they present, and check their business registration status with relevant authorities.

Seek agents recommended by established law firms rather than relying solely on online directories or cold contacts, as legal professionals often maintain networks of trusted real estate professionals. Always involve your own independent lawyer regardless of the agent's claims about their legal expertise or connections.

Avoid agents who pressure you to make quick decisions, demand upfront cash payments, or refuse legal oversight of transactions. Reliable agents will encourage legal review, provide transparent documentation, and maintain professional communication throughout the process.

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

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 is the legal process for buying land in Ghana, and will the legal system protect your rights?

Ghana's legal system provides adequate protection for foreign leasehold rights when proper procedures are followed and transactions are properly registered.

The legal process requires mandatory registration with the Lands Commission upon transaction completion, which secures your leasehold rights and provides enforceable legal protection under Ghanaian law. Registered leases carry full legal weight and can be enforced through Ghana's court system if disputes arise.

While Ghana's legal framework protects properly documented leasehold rights, the system moves slowly and bureaucratic delays are common. Court proceedings can be lengthy and expensive, making prevention through proper due diligence and legal representation crucial for protecting your investment.

Foreign investors should understand that Ghana's legal system operates on English common law principles, providing familiar legal frameworks for many international buyers. However, customary land laws may apply in certain situations, requiring specialized legal knowledge to navigate effectively.

What are the common pitfalls and precautions you should take when purchasing land in Ghana?

The most critical precaution involves insisting on complete title verification and comprehensive due diligence before making any payments to sellers.

Avoid purchasing large land tracts or properties in sensitive areas without obtaining required governmental approvals, as retroactive permission-seeking can be costly and uncertain. Ensure all agreements and payments are properly documented with written contracts and maintain detailed records of all transaction steps.

Use independent land surveyors and lawyers for verification rather than relying on seller-provided professionals, as conflicts of interest can lead to incomplete or biased assessments. Verify that customary or stool lands have proper traditional authority consent and that family lands have unanimous family approval before proceeding.

Be cautious of properties offered significantly below market value, as these often involve legal complications, disputed ownership, or hidden restrictions that can create expensive problems later. Always budget for contingencies and allow extra time for problem resolution during the purchase process.

Can foreigners buy land anywhere in Ghana, or are there restrictions on certain areas?

Area Type	Restriction Level	Requirements
Urban Residential Areas	Generally Permitted	Standard leasehold procedures
Commercial Zones	Generally Permitted	May require business registration
Military/Strategic Zones	Prohibited	No foreign acquisition allowed
Coastal Protection Areas	Restricted	Special government approval required
Environmental Reserves	Restricted	EPA approval and compliance needed
Customary/Stool Lands	Limited	Traditional authority consent required
Agricultural Land	Size Restricted	Maximum 50 acres without approval

Can buying land in Ghana lead to residency or citizenship opportunities for foreigners?

Buying land in Ghana does not automatically grant residency status or create pathways to citizenship for foreign purchasers.

Land ownership and immigration status are handled through completely separate legal frameworks, with the Ghana Immigration Service managing all residency permit applications independently of property ownership. Foreign land buyers must apply for appropriate visas or residence permits through standard immigration procedures regardless of their property investments.

However, significant property investments may strengthen applications for investor visas or business residence permits when combined with other qualifying activities such as business establishment or job creation. Some long-term residence permits may be easier to obtain for individuals who can demonstrate substantial ties to Ghana, including property ownership.

As of September 2025, Ghana's "Year of Return" initiatives and diaspora engagement programs offer some facilitated pathways for people of African descent, but these programs focus on heritage rather than property investment. Consult with immigration lawyers about current visa options and requirements separate from your land purchase planning.

Where do foreigners typically buy land in Ghana?

Foreign buyers concentrate their land purchases in Ghana's major urban centers, particularly in Accra's upscale residential areas.

East Legon remains the most popular area for foreign land buyers, offering modern infrastructure, proximity to international schools, and reliable utility services. Airport Residential Area attracts foreign investors due to its strategic location near Kotoka International Airport and established expatriate communities.

Cantonments and Ridge areas in central Accra appeal to foreign buyers seeking proximity to diplomatic missions, international organizations, and central business districts. Tema, Ghana's main port city, attracts foreign investors interested in commercial and industrial land opportunities due to its strategic trade location.

Kumasi, Ghana's second-largest city, offers more affordable land prices while providing access to the Ashanti region's cultural and economic opportunities. Coastal areas near Accra, including Prampram and Kasoa, attract foreign buyers interested in beachfront or resort development projects, though these areas may require additional environmental approvals.

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.

Sources

1. YouTube - Land Buying Process in Ghana
2. The AfricanVestor - How to Buy Land in Ghana
3. Ghana Land Acquisition Procedures
4. Vaal Property Buyers Guide
5. The AfricanVestor - Foreigners Buying Land in Ghana
6. Remote Property Buying Guide
7. Rehoboth Properties - Foreign Property Guide 2025
8. Lakeside Estate - 7 Ways to Buy Land