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?

THEAFRICANVESTOR

A team specialized in real estate investing in African countries (Ghana, Nigeria, Kenya, South Africa, etc.).

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 TheAfricanVestor, 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 Tamale. 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.

What can foreigners legally buy in Ghana when it comes to land or property?

Foreigners cannot own land outright in Ghana but can acquire leasehold interests of up to 50 years, which are renewable.

Foreign investors can fully own buildings, apartments, and houses constructed on leased land, including units in gated communities and residential developments. This means you own the structure completely while leasing the land beneath it.

The leasehold system applies to residential, commercial, and industrial land throughout Ghana. Ghanaian citizens can obtain longer leases of up to 99 years, giving them a significant advantage in the property market.

As of June 2025, the legal framework remains clear: foreigners purchase leasehold rights to the land and freehold ownership of any buildings or improvements on that land.

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

Can you buy property in Ghana without physically being in the country?

Yes, foreigners can complete property purchases in Ghana entirely remotely without being physically present in the country.

The remote buying process requires establishing a trusted network including a licensed real estate agent, qualified property lawyer, and properly executed Power of Attorney. Many developers and agents now offer virtual property tours, digital documentation processing, and secure international payment options.

Remote purchases have become increasingly common as we reach mid-2025, with improved digital infrastructure and established legal frameworks supporting international buyers. However, having a reliable local representative remains crucial for due diligence and document verification.

The Power of Attorney must be properly notarized and legally recognized in Ghana to ensure all transactions are valid and binding.

What are the exact steps, from start to finish, to legally buy a property in Ghana?

The property buying process in Ghana follows a structured 10-step approach that typically takes several weeks to months to complete.

Step	Action Required	Key Considerations
1. Research & Budget	Define location, property type, budget	Include ongoing costs like taxes and maintenance
2. Find Agent/Developer	Work with licensed professionals	Check GREDA or REIG membership
3. Due Diligence	Verify property title with Lands Commission	Ensure no encumbrances or disputes
4. Make Offer	Submit offer and negotiate terms	Include contingencies for title verification
5. Hire Property Lawyer	Essential for contract review and compliance	Must be qualified in Ghanaian property law
6. Sign Purchase Agreement	Legally binding contract with witnesses	Review all terms and conditions carefully
7. Make Payment	Deposit or full amount as agreed	Use secure payment methods with documentation
8. Complete Documentation	Gather all required legal documents	Include all mandatory certificates and permits
9. Register Property	Submit to Lands Commission for transfer	Official registration of leasehold or title
10. Obtain Final Documents	Receive new Indenture or Title Certificate	Property officially transferred to your name

What documents are mandatory to complete a property purchase in Ghana?

Property purchases in Ghana require a comprehensive set of legal documents to ensure proper transfer and registration.

The mandatory documentation includes:1. Land Title Certificate or Registered Title of Deed2. Indenture or Deed of Conveyance 3. Survey/Site Plan showing exact property boundaries4. Building Permit for any structures5. Certificate of Occupancy (if applicable)6. Purchase/Sales Agreement between parties7. Property Tax Clearance Certificate8. Recent utility bills proving property status9. Power of Attorney (if acting remotely or via representative)

Each document serves a specific legal purpose and missing any of these can delay or prevent the property transfer. The Lands Commission requires all documentation to be complete and properly executed before processing any registration.

As of June 2025, digital copies are increasingly accepted for initial processing, but original documents are still required for final registration.

How long does the whole buying process typically take?

The complete property buying process in Ghana typically takes several weeks to a few months, depending on various factors.

The timeline varies significantly based on the efficiency of government authorities, complexity of the transaction, and timeliness of document submission and approvals. Simple transactions with complete documentation can be processed in 4-6 weeks.

More complex purchases involving title disputes, missing documentation, or multiple parties can extend to 3-6 months or longer. The Lands Commission registration process alone typically takes 2-4 weeks once all documents are submitted.

Remote purchases may take slightly longer due to international document verification and Power of Attorney processing requirements.

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

What are the total costs, taxes, and fees involved—can you give a full breakdown?

Property purchases in Ghana involve significant additional costs beyond the purchase price, typically ranging from 8% to 23% above the property value.

Cost/Tax/Fee	Typical Rate/Amount	Notes
Legal Fees	1–2% of property price	For due diligence, contract, and registration
Stamp Duty	0.25–1% of property price	Paid to the Lands Commission
Registration Fees	0.5–1% of property price	For title/lease registration
Property Tax (annual)	0.5–3% of assessed value	Varies by location, paid annually
Agency/Agent Fees	3–5% of property price	Negotiable, paid by buyer or seller
Survey and Documentation	Varies (typically $500-2000)	Site plan, Power of Attorney, etc.
Bank Transfer Fees	0.1-0.5% for international transfers	For foreign buyers using wire transfers

Can foreigners buy property in Ghana with cash, and is it common or recommended?

Cash transactions are common and often preferred in Ghana's real estate market due to limited trust in digital payment systems and traditional banking infrastructure challenges.

Foreign buyers frequently use cash payments, but security measures are essential. Use bank drafts, escrow services, or certified payment methods rather than physical cash. Always obtain official receipts and documentation for every payment made.

Cash purchases can actually speed up the buying process since there's no mortgage approval waiting period. However, large cash transactions may require additional documentation for anti-money laundering compliance.

As of June 2025, most developers and sellers readily accept cash payments, making it a viable option for foreign investors with available liquidity.

Is it possible for foreigners to get a mortgage in Ghana, and under what terms and rates?

Mortgages are available to foreigners in Ghana, but terms are significantly stricter and more expensive than for local buyers.

Mortgage Term	Foreign Buyer Requirements	Local Comparison
Down Payment	25–30% minimum	15-20% for locals
Interest Rates	18–30% annually	12-22% for locals
Loan Term	Up to 15 years	Up to 20-25 years for locals
Income Requirements	Stable proof for 2+ years	1 year proof typically sufficient
Credit Score	Minimum 680 recommended	Lower requirements for locals
Bank Account	Local account required	Existing relationship preferred
Property Restrictions	Limited to certain developments	Broader property options

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.

Are real estate agents in Ghana generally trustworthy, and how can you verify them?

Real estate agent regulation in Ghana has improved significantly with the Real Estate Agency Act of 2021, which requires agents to be licensed by the Ghana Real Estate Agency Council (GREAC).

To verify agent credibility:1. Request and verify GREAC license number through official channels2. Check for GREDA (Ghana Real Estate Developers Association) or REIG (Real Estate and Investment Group) membership3. Request references from recent transactions and verify with past clients4. Review their transaction history and portfolio of completed deals5. Ensure they provide official documentation and contracts for all transactions6. Avoid agents who pressure for quick decisions or lack proper credentials7. Verify their physical office location and business registration

Licensed agents must meet professional standards and continuing education requirements, making them generally more trustworthy than unlicensed operators.

As we reach mid-2025, the regulatory framework has strengthened, but due diligence remains essential when selecting representation.

What are the most common mistakes or traps foreigners fall into when buying property in Ghana?

Foreign property buyers in Ghana frequently encounter avoidable pitfalls that can result in significant financial losses or legal complications.

The most critical mistakes include:1. **Not verifying land title** with the Lands Commission before purchase2. **Skipping legal representation** by qualified property lawyers3. **Making payments through informal channels** without proper documentation4. **Failing to register the property** in their own name officially5. **Falling victim to double sales** where the same property is sold to multiple buyers6. **Dealing with unlicensed agents** or developers without proper credentials7. **Not conducting proper due diligence** on property history and ownership8. **Ignoring local customs** and community relationships that affect property rights

Land guards (illegal occupants who claim property rights) represent a particular risk in certain areas, especially around Accra and developing regions. Proper title verification and legal representation help avoid these issues.

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

Will the legal system in Ghana actually protect you if something goes wrong?

Ghana's legal system offers moderate protection for property buyers, but success depends heavily on proper documentation and legal compliance from the outset.

Effective legal protection requires having properly registered title or lease documents, comprehensive legal representation, and complete transaction documentation. The court system can resolve property disputes, but proceedings may be lengthy and expensive.

Title insurance is not standard practice in Ghana, making thorough legal due diligence essential before purchase. The Lands Commission maintains official records, but disputes can arise from competing claims or incomplete documentation.

Foreign buyers with proper legal documentation generally receive fair treatment in the court system, though local legal knowledge and representation remain crucial for successful outcomes.

Is buying property in Ghana a path to residency or citizenship, and what are the conditions?

Buying property in Ghana does not grant automatic residency or citizenship rights to foreign purchasers.

Residency and citizenship in Ghana have separate requirements that are independent of property ownership. Residency typically requires long-term stay, investment in specific economic sectors, employment, or marriage to a Ghanaian citizen.

As of June 2025, Ghana does not operate any property-to-residency program similar to those found in some European or Caribbean countries. Property ownership may support residency applications by demonstrating financial stability and commitment to the country, but it is not a direct pathway.

Foreign property owners must still comply with standard immigration requirements for extended stays, work permits, or permanent residency applications through Ghana's immigration authorities.

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. Rehoboth Properties Ghana - Foreign Property Guide
2. Rehoboth Social Housing - Foreigner Property Guide
3. The African Investor - Ghana Real Estate Investment
4. The Greens Ghana - Remote Property Purchase
5. Regi Manuel Gray - House Buying Guide
6. Vaal Properties - First Time Buyer Guide
7. Loveridge Property - Real Estate Agency Act
8. BPA Ghana - Agency Act Q&A
9. Vaal Properties - Property Documentation
10. Ghana Lands Commission - Title Registration