How to buy property 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, Tema, and Takoradi. 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 property in Ghana compared to Western countries?

Buying property in Ghana is significantly more complex than in most Western countries due to the widespread customary and communal land ownership systems.

Western property markets typically feature centralized land registries, transparent documentation, and robust legal protections that minimize title-related risks. In Ghana, you'll encounter less centralized documentation systems and frequent disputes over property titles that can complicate purchases.

The Ghanaian property system relies heavily on traditional land ownership structures where families, chiefs, and communities hold significant control over land transactions. This creates additional layers of verification and consent requirements that don't exist in Western markets.

As of September 2025, foreign buyers face more bureaucratic hurdles and longer processing times compared to countries like the UK, US, or Canada where property registries are digitized and streamlined.

Despite these challenges, the process is manageable with proper legal guidance and thorough due diligence.

What are the main steps in the process of purchasing property in Ghana?

The property purchase process in Ghana involves nine essential steps that require careful attention to detail.

1. **Research and budgeting**: Identify your preferred locations (Accra, Tema, Takoradi), determine property type, and establish realistic budgets based on current market rates2. **Property search**: Utilize real estate websites, licensed local agents, or developer networks to identify suitable properties3. **Title verification**: Conduct independent ownership verification with the Ghana Lands Commission for all properties, including developer projects4. **Legal representation**: Hire an independent lawyer to review all documentation and ensure transaction legality5. **Negotiation and agreement**: Finalize price and purchase terms with the seller through formal negotiations6. **Due diligence and inspections**: Survey property boundaries and conduct thorough structural inspections for defects7. **Sale agreement signing**: Formalize the purchase through detailed contracts and initial payment arrangements8. **Title registration**: Submit all required documentation to the Lands Commission for official registration9. **Certificate issuance**: Receive your Land Title Certificate or lease documentation in your name after complete registration

Each step typically requires 1-2 weeks, though title verification and registration can extend the timeline significantly.

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

What are the mandatory documents you need to provide when buying property?

Ghana requires specific documentation to complete property transactions legally and protect your ownership rights.

The essential documents include the Title Certificate or Deed of Assignment proving current ownership, an approved Site Plan from the Survey and Mapping Division showing exact property boundaries, and the Indenture or lease agreement detailing ownership terms.

You'll also need a Property Tax Clearance Certificate confirming all taxes are current, Building Permits for houses and structures, and Consent Letters for properties on communal, family, or stool land where traditional authorities maintain oversight.

Additional supporting documents may include recent utility bills to facilitate transfers, though these aren't mandatory for all transactions.

All documentation must be verified independently through the Ghana Lands Commission to confirm authenticity and prevent fraud.

Is it possible to buy property in Ghana without being physically present in the country?

Yes, you can complete property purchases in Ghana remotely through proper legal representation.

The process requires appointing a trusted lawyer through a notarized Power of Attorney that must be recognized by the Ghanaian consulate in your country of residence. This legal document allows your representative to handle all transaction aspects including contract negotiations, document signing, and payment processing.

Most banks in Ghana accept international wire transfers for property payments, and all legal documentation can be processed without your physical presence once proper authorization is established.

However, appointing a trusted local contact for property inspections is strongly recommended to verify the physical condition and actual existence of the property before finalizing purchases.

Remote purchases require extra vigilance in verifying the credentials of all parties involved, including lawyers, agents, and sellers.

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

Foreign buyers frequently fall victim to preventable mistakes that can result in significant financial losses.

The most common errors include:1. **Purchasing land without physical inspection** or independent title verification through official channels2. **Sending money through unverified agents or intermediaries** instead of using secure banking channels and escrow services3. **Failing to register property or leases** in their own names, leaving ownership vulnerable to disputes4. **Skipping professional legal assistance** to save costs, often resulting in much larger losses later5. **Falling victim to double sales and title fraud** where the same property is sold to multiple buyers6. **Ignoring comprehensive due diligence** and hidden costs that can significantly impact total investment7. **Trusting seller-recommended legal or agency services** instead of hiring independent professionals8. **Accepting verbal agreements** without proper written documentation and legal review

These mistakes often stem from unfamiliarity with Ghana's complex land ownership systems and the desire to expedite transactions.

Proper education about local market practices and engaging qualified professionals from the beginning can prevent these costly errors.

Are real estate agents in Ghana reliable, and should you trust them?

The reliability of real estate agents in Ghana varies significantly, requiring careful evaluation before engagement.

Some agents operate professionally with proper licensing and ethical standards, while others may be unlicensed or involved in fraudulent activities. Always verify agent credentials through the Ghana Real Estate Developers Association or similar regulatory bodies.

Reliable agents provide complete access to property documentation, conduct thorough property inspections, operate with full transparency, and maintain verifiable business addresses and references from previous clients.

Be particularly cautious of agents making unsolicited offers, refusing to provide documentation, pressuring for immediate decisions, or requesting unusual payment methods.

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

Will the Ghanaian legal system protect your property rights?

The Ghanaian legal system can effectively protect property rights, but only when all due processes are followed meticulously.

Ghanaian courts have the authority to enforce contracts and resolve property disputes, but the system operates slowly and inconsistently due to common record-keeping errors and frequent ownership disputes.

Title verification through the Ghana Lands Commission and proper registration remain absolutely critical for legal protection. Properties purchased without following official registration procedures may lack enforceable legal standing.

The courts recognize both statutory law and customary law, which can create complications when traditional land ownership conflicts with modern legal frameworks.

As of September 2025, legal proceedings can take months or years to resolve, making prevention through proper due diligence far more effective than litigation after problems arise.

What precautions should you take before buying property in Ghana?

Comprehensive precautions are essential to protect your investment and avoid common pitfalls in Ghana's property market.

Essential precautionary measures include:1. **Conduct independent title searches** at the Ghana Lands Commission to verify legitimate ownership2. **Use only licensed agents and independent lawyers** rather than seller-recommended services3. **Never pay large deposits** before completing thorough legal due diligence and verification4. **Insist on personal or trusted third-party inspections** of the actual property before committing5. **Ensure all documents are registered** in your own name rather than through intermediaries6. **Be extremely wary of deals** that seem significantly below market value7. **Verify all parties' identities** and credentials through official channels8. **Use secure banking channels** for all payments and maintain detailed transaction records

These precautions require additional time and cost but are essential for protecting your investment in Ghana's complex property market.

Professional legal guidance throughout the process provides an additional layer of protection against fraud and legal complications.

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 long does it typically take to complete a property purchase in Ghana?

Property purchases in Ghana typically require 1 to 3 months from initial offer to final registration, though delays are common.

The timeline depends heavily on the efficiency of title verification processes, which can be the most time-consuming aspect due to incomplete or disputed records at the Ghana Lands Commission.

Simple transactions with clear titles and proper documentation may complete within 4-6 weeks, while complex cases involving family or stool land can extend to 6 months or longer.

Financing arrangements, if required, can add additional weeks to the process, particularly for mortgage applications requiring extensive documentation review.

As of September 2025, digital initiatives at the Lands Commission are gradually improving processing speeds, but manual verification remains necessary for most transactions.

What are the taxes, fees, and additional costs involved in buying property in Ghana?

Property purchases in Ghana involve multiple taxes and fees that significantly impact total investment costs.

Tax/Fee Type	Rate/Amount	Payment Responsibility
Property Rate (Annual)	0.5% - 3% of property value	Property owner
Stamp Duty	0.25% - 1% of sale price	Buyer at purchase
VAT on Developer Properties	5% + 1% COVID levy	Buyer of new units
Capital Gains Tax	15% of profit on sale	Seller upon disposal
Legal Fees	1% - 3% of property value	Typically buyer
Registration/Search Fees	GHS 50 - 500	Buyer
Rental Income Tax (Non-residents)	15% of rental income	Foreign property owners

Can you buy property in Ghana with cash, or are there restrictions?

You can purchase property in Ghana with cash without any legal restrictions or limitations.

Cash transactions are actually the most common payment method in Ghana's property market, as many buyers prefer to avoid financing costs and lengthy mortgage approval processes.

Some developers offer payment plans allowing buyers to spread cash payments over several months during construction phases, providing flexibility without requiring formal financing.

All cash payments should be processed through legitimate banking channels with proper documentation to ensure transaction security and legal compliance.

Foreign currency payments are typically converted to Ghana Cedis at prevailing exchange rates, though some high-end developments may accept USD or other major currencies.

Are there mortgage options for foreigners in Ghana, and what are the rates and conditions?

Mortgage financing is available for foreign buyers, particularly through specialized diaspora programs offered by major Ghanaian banks.

Republic Bank Ghana, Stanbic Bank, and other major financial institutions offer mortgage products specifically designed for Ghanaian diaspora and foreign investors with rates typically ranging from 18% to 28% annually as of September 2025.

Standard requirements include down payments of 20% to 30% of property value, proof of stable income through employment or business documentation, clear title documentation for the property, and valid identification and residency documentation.

Loan terms generally range from 5 to 20 years depending on applicant profile and bank policies, with some institutions requiring local guarantors or collateral for foreign applicants.

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

What types of properties can foreigners buy in Ghana, and are there any restrictions on ownership?

Foreign buyers can purchase apartments, houses, commercial properties, and industrial properties in Ghana, but only on leasehold terms.

Direct freehold land ownership is restricted to Ghanaian citizens, so all foreign property ownership operates through leasehold arrangements typically lasting up to 50 years with renewal options.

Residential properties include condominiums, townhouses, detached houses, and apartment units in both urban and suburban areas. Commercial properties encompass office buildings, retail spaces, warehouses, and mixed-use developments.

Agricultural land access for foreigners is severely restricted and generally requires special government approvals and partnerships with Ghanaian citizens.

All foreign property ownership must be properly registered with the Ghana Lands Commission to ensure legal recognition and protection.

Is there a potential pathway to residency or citizenship through property ownership in Ghana?

Property ownership in Ghana does not provide any direct pathway to residency or citizenship.

Ghana does not currently operate a golden visa program or investor residency scheme tied to real estate purchases, unlike some other countries in the region.

Foreign property owners must obtain residency permits through separate immigration processes based on employment, business investment, or family connections rather than property ownership alone.

Citizenship requirements involve lengthy naturalization processes that include residency periods, language requirements, and demonstration of integration into Ghanaian society, independent of property ownership status.

As of September 2025, there are ongoing discussions about potential investor visa programs, but no concrete legislation has been enacted specifically linking property investment to residency rights.

Where do most foreigners tend to buy property in Ghana?

Foreign buyers concentrate their purchases in specific high-demand areas that offer better infrastructure and investment potential.

Accra remains the primary destination, particularly in upscale neighborhoods like East Legon, Cantonments, Airport Residential Area, and Labone, which offer modern amenities, security, and proximity to business districts.

Tema attracts investors due to its industrial significance and port facilities, making it popular for both residential and commercial property investments.

Takoradi appeals to foreign buyers interested in the oil and gas sector, with growing demand for quality housing and commercial spaces to support the energy industry.

Beachfront properties along the coast near Accra, including areas like Kokrobite and Prampram, attract diaspora buyers seeking vacation homes and rental income opportunities from tourism.

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. Eden Heights - Buying an Apartment in Accra
2. Landmark Homes Ghana - Complete Guide to Buying a Home
3. The African Investor - Ghana Real Estate Tips for Foreigners
4. LinkedIn - 8 Step Process to Buy House in Ghana
5. LinkedIn - Navigating Real Estate Markets in Ghana
6. LinkedIn - How to Buy Property in Ghana as a Foreigner
7. Onoaburi - Legal Documents for Property Sales
8. Vaal Ghana - Property Documentation
9. The African Investor - Foreigners Buying Land in Ghana
10. Rehoboth Social Housing - Buying Property as a Foreigner