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
Kumasi is Ghana's second-largest city and one of the most promising rental markets in West Africa for foreign investors.
With housing demand projected to grow by 8% annually and property prices still 50 to 70 percent lower than Accra, Kumasi offers rental yields that often beat the capital.
We constantly update this blog post to reflect the latest market conditions, regulations, and investment opportunities in Kumasi.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Kumasi.
Insights
- Kumasi gross rental yields typically range from 7% to 9% in early 2026, which is higher than what you would expect in Accra's premium neighborhoods where purchase prices have risen faster than rents.
- The 8% residential rent income tax in Ghana is withheld at source, meaning landlords in Kumasi must factor this mandatory deduction into every net yield calculation.
- Kumasi's short-term rental market has only about 134 active Airbnb listings as of early 2026, so competition is moderate but occupancy averages just 28%, making differentiation essential.
- Student-driven neighborhoods near KNUST like Ayigya and Bomso offer faster re-letting cycles and often the best rent-to-price ratios for small units in Kumasi.
- Foreigners cannot hold freehold land in Ghana, so investors in Kumasi typically structure ownership as a leasehold interest (up to 50 years) plus full building ownership.
- A reliable backup power system (inverter or generator) can add a 10% to 15% rent premium in Kumasi because frequent power outages make this feature highly valued by tenants.
- Long-term vacancy in Kumasi runs between 8% and 12% annually, which translates to roughly 1 to 1.5 months of lost rent per year for a typical well-priced unit.
- Premium neighborhoods like Danyame and Nhyiaeso command the highest rents in Kumasi but also have higher purchase prices, so yields there are often lower than mid-market areas.
Can I legally rent out a property in Kumasi as a foreigner right now?
Can a foreigner own-and-rent a residential property in Kumasi in 2026?
As of early 2026, foreigners can legally own a residential building in Kumasi and rent it out, but the land underneath that building must be held under a leasehold arrangement rather than freehold title.
The most common ownership structure for foreign investors in Kumasi is a long-term leasehold on the land (capped at 50 years for non-citizens) combined with full ownership of the building itself, which together give you the practical rights to collect rent and manage the property.
The single biggest restriction foreigners face in Kumasi is that Ghana's Constitution prohibits non-citizens from holding freehold title to land, which means your land interest will always have an expiration date that requires renewal or renegotiation.
If you're not a local, you might want to read our guide to foreign property ownership in Kumasi.
Do I need residency to rent out in Kumasi right now?
There is no legal requirement for foreign landlords to live in Ghana in order to rent out property in Kumasi, so you can operate as a non-resident owner provided you have a reliable local setup for property management.
You should assume that a Ghana Revenue Authority tax identification is necessary if you earn rental income in Kumasi, because the GRA explicitly taxes rent income at 8% for residential properties and expects compliance documentation.
A local bank account in Ghana is not strictly mandatory, but it is highly practical for collecting rent in cedis, paying maintenance costs, and creating a clear financial trail for tax purposes.
Remote property management is feasible in Kumasi, though most foreign landlords work with a local property manager or trusted agent who handles viewings, tenant handovers, repairs, and rent collection on their behalf.
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What rental strategy makes the most money in Kumasi in 2026?
Is long-term renting more profitable than short-term in Kumasi in 2026?
As of early 2026, long-term renting in Kumasi tends to deliver more stable and predictable returns, while short-term rentals can generate higher gross income but come with significantly higher costs and occupancy volatility.
A well-managed long-term rental in Kumasi might generate around GHS 24,000 to GHS 36,000 per year (approximately $2,200 to $3,300 or €1,900 to €2,900), while a comparable short-term rental could theoretically gross GHS 40,000 to GHS 50,000 ($3,700 to $4,600 or €3,200 to €4,000), but only if occupancy exceeds the city's 28% average.
Properties located near KNUST, the airport, or in neighborhoods like Ahodwo and Nhyiaeso tend to favor short-term renting because they attract business travelers, visiting lecturers, and diaspora visitors who value convenience and are willing to pay premium nightly rates.
What's the average gross rental yield in Kumasi in 2026?
As of early 2026, the average gross rental yield for residential properties in Kumasi falls between 7% and 9%, with well-bought properties in the right neighborhoods sometimes reaching the higher end of that range.
The realistic gross yield range in Kumasi spans from about 6% for overpriced "executive" units in premium areas to approximately 10% for well-positioned smaller units in student or mid-market neighborhoods.
Studios and one-bedroom apartments near KNUST or in areas like Ayigya and Bomso typically achieve the highest gross yields in Kumasi because purchase prices remain relatively affordable while student and young professional demand keeps rents steady.
By the way, we have much more granular data about rental yields in our property pack about Kumasi.
What's the realistic net rental yield after costs in Kumasi in 2026?
As of early 2026, the realistic net rental yield after all costs for residential properties in Kumasi typically falls between 4% and 6%, depending on how well you manage expenses and vacancy.
Most landlords in Kumasi actually experience net yields ranging from about 3.5% on the low end (for properties with high management fees and frequent repairs) to around 7% for efficiently run units with minimal vacancy.
The three main cost categories that reduce gross to net yield in Kumasi are the mandatory 8% residential rent income tax, the often-underestimated maintenance burden (water pumps, power backup systems, and frequent repainting due to dust), and property management fees which typically run 8% to 12% of collected rent for remote landlords.
You might want to check our latest analysis about gross and net rental yields in Kumasi.
What monthly rent can I get in Kumasi in 2026?
As of early 2026, typical monthly rents in Kumasi range from around GHS 800 to GHS 1,000 ($75 to $95 or €65 to €80) for a studio, GHS 1,400 to GHS 1,800 ($130 to $165 or €110 to €145) for a one-bedroom, and GHS 2,200 to GHS 2,800 ($205 to $260 or €175 to €225) for a two-bedroom apartment in decent condition.
A realistic entry-level monthly rent for a decent studio in Kumasi starts at around GHS 700 ($65 or €55) in less central areas and can reach GHS 1,300 ($120 or €105) in better neighborhoods with good utilities and security.
A typical one-bedroom apartment in Kumasi rents for between GHS 1,100 ($100 or €90) on the lower end and GHS 2,000 ($185 or €160) for units with modern finishes in areas like Santasi or Asokwa.
A two-bedroom apartment in Kumasi commands monthly rent ranging from GHS 1,700 ($160 or €135) in standard locations to GHS 3,200 ($295 or €255) in premium neighborhoods like Ahodwo or Nhyiaeso with reliable power backup.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Kumasi.
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 are the real numbers I should budget for renting out in Kumasi in 2026?
What's the total "all-in" monthly cost to hold a rental in Kumasi in 2026?
As of early 2026, the total all-in monthly cost to hold and maintain a typical rental property in Kumasi runs between GHS 400 and GHS 900 ($37 to $85 or €32 to €72), not counting mortgage payments or major capital repairs.
A realistic monthly cost range for most standard rental properties in Kumasi spans from about GHS 300 ($28 or €24) for a simple unit with minimal services to GHS 1,200 ($110 or €96) for a larger property requiring active management, regular maintenance, and security services.
The single largest contributor to monthly holding costs in Kumasi is typically the combined expense of property management fees and maintenance reserves, which together can consume 15% to 25% of your gross rent before you even account for the 8% rental income tax.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Kumasi.
What's the typical vacancy rate in Kumasi in 2026?
As of early 2026, the typical vacancy rate for long-term rental properties in Kumasi falls between 8% and 12% annually, meaning landlords should realistically expect some empty months each year.
A landlord in Kumasi should budget for approximately 1 to 1.5 months of vacancy per year because tenant turnover, re-marketing time, and occasional extended gaps between leases are normal even in high-demand areas near KNUST or the city center.
The main factor that causes vacancy rates to vary across Kumasi neighborhoods is proximity to major demand generators like universities, hospitals, and business districts, with areas like Ayigya enjoying lower vacancy due to constant student turnover while overpriced executive units in quieter suburbs sit empty longer.
Tenant turnover in Kumasi typically peaks between August and October when academic calendars shift and many professionals relocate, creating both opportunities to find new tenants quickly and risks of extended vacancy if your unit is not competitively priced.
We have a whole part covering the best rental strategies in our pack about buying a property in Kumasi.
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Where do rentals perform best in Kumasi in 2026?
Which neighborhoods have the highest long-term demand in Kumasi in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Kumasi are Ahodwo, Asokwa, and Santasi, where a mix of professionals, families, and students consistently compete for available units.
Families looking for long-term rentals in Kumasi gravitate toward Nhyiaeso, Danyame, Patasi, and Ahodwo because these neighborhoods offer larger homes, quieter streets, proximity to good schools, and an established residential feel.
Students in Kumasi concentrate their rental demand in neighborhoods near KNUST, specifically Ayigya, Bomso, Kentinkrono, and the Kotei corridor, where smaller units and shared accommodations are common and re-letting cycles are fast.
Expats and international professionals seeking long-term rentals in Kumasi typically prefer Danyame, Nhyiaeso, and Ahodwo because these areas offer higher security standards, modern finishes, reliable utilities, and proximity to international-standard amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Kumasi.
Which neighborhoods have the best yield in Kumasi in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Kumasi are Ayigya, Bomso, and Santasi, where purchase prices have remained relatively affordable compared to the steady rental income these areas generate.
The estimated gross rental yield range for these top-yielding Kumasi neighborhoods typically falls between 8% and 10%, which is notably higher than the 6% to 7% yields commonly seen in premium areas like Danyame or Nhyiaeso.
The main characteristic that allows these neighborhoods to achieve higher yields is their proximity to KNUST and other demand anchors without the inflated purchase prices of "executive" districts, meaning rent-to-price ratios stay favorable even when absolute rents are moderate.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Kumasi.
Where do tenants pay the highest rents in Kumasi in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Kumasi are Danyame, Nhyiaeso, and Ahodwo, where monthly rents for standard apartments can reach GHS 3,500 to GHS 5,000 ($325 to $465 or €280 to €400).
The typical monthly rent range for a standard apartment in these premium Kumasi neighborhoods falls between GHS 2,500 and GHS 4,500 ($230 to $415 or €200 to €360), with larger executive homes and furnished units commanding even higher rates.
The main characteristic that makes these neighborhoods command the highest rents in Kumasi is their combination of security infrastructure, reliable utility access (often with built-in backup power), and proximity to upscale amenities like the Golden Tulip hotel and quality healthcare facilities.
The tenant profile in these highest-rent Kumasi neighborhoods typically includes senior professionals, NGO staff, corporate executives on assignment, visiting diaspora, and families who prioritize security and convenience over affordability.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ghana. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Kumasi in 2026?
What features increase rent the most in Kumasi in 2026?
As of early 2026, the three property features that increase monthly rent the most in Kumasi are reliable backup power (inverter or generator system), secure compound access with perimeter fencing, and a functioning borehole or consistent water supply, because utility reliability is the biggest daily frustration for Kumasi tenants.
A reliable power backup system alone can add a 10% to 15% rent premium in Kumasi because frequent grid outages make this feature essential for tenants who work from home or simply want to avoid spoiled food and uncomfortable nights.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Kumasi is elaborate decorative tiling or imported fixtures, because most tenants prioritize functional reliability over aesthetic upgrades they cannot use during a power cut.
One affordable upgrade that provides a strong return on investment for Kumasi landlords is installing a quality water storage tank with pump system, which costs relatively little but solves a daily pain point and makes your unit stand out against competitors.
Do furnished rentals rent faster in Kumasi in 2026?
As of early 2026, furnished apartments in Kumasi typically rent about 2 to 4 weeks faster than unfurnished ones, particularly when targeting short-stay tenants like visiting lecturers, diaspora visitors, and corporate travelers who need a move-in-ready solution.
The typical rent premium for furnished apartments in Kumasi ranges from 15% to 30% above unfurnished equivalents, though this premium is only worth pursuing if your target tenant segment values convenience over bringing their own furniture.
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How regulated is long-term renting in Kumasi right now?
Can I freely set rent prices in Kumasi right now?
In early 2026, landlords in Kumasi have substantial freedom to set initial rent prices through market negotiation, because while Ghana's Rent Act provides a regulatory framework, actual rents are determined by supply, demand, and the quality of your property.
Rent increases during a tenancy in Kumasi are not subject to a strict government-mandated cap, though the Rent Act establishes dispute resolution mechanisms and tenants can challenge unreasonable increases, so most landlords negotiate renewals based on market conditions and inflation.
What's the standard lease length in Kumasi right now?
The standard lease length for residential rentals in Kumasi is typically one to two years, with annual renewals being the most common arrangement for long-term tenants who want stability without excessive commitment.
Security deposits in Kumasi usually range from one to two months of rent (approximately GHS 1,500 to GHS 4,000, or $140 to $370 or €120 to €320 for a typical apartment), though the Rent Act does not specify a hard legal maximum, leaving this largely to negotiation.
The rules for returning security deposits in Kumasi require landlords to refund the deposit minus legitimate deductions for damages or unpaid rent, with the expectation of a condition assessment and clear documentation at move-out to avoid disputes.
We made this infographic to show you how property prices in Ghana compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Kumasi in 2026?
Is Airbnb legal in Kumasi right now?
Short-term rentals like Airbnb are legal in Kumasi, but they are classified as regulated accommodation under Ghana's tourism framework, which means operating without proper registration puts you at compliance risk.
A license or permit from the Ghana Tourism Authority (GTA) is required to operate a short-term rental in Kumasi, and the registration process involves submitting your property details, meeting safety standards, and paying applicable fees.
As of early 2026, there is no widely publicized annual night limit or cap on how many days per year you can rent your Kumasi property short-term, though the regulatory focus is on ensuring hosts are registered and compliant with GTA requirements.
The most common consequence for operating an unlicensed short-term rental in Kumasi is receiving a compliance notice from the GTA, potential fines, and in serious cases, being required to cease operations until you obtain proper licensing.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Kumasi.
What's the average short-term occupancy in Kumasi in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Kumasi is approximately 28%, which means a typical property is booked for roughly 100 nights per year.
The realistic occupancy range for most short-term rentals in Kumasi spans from about 13% for entry-level or poorly managed properties to around 40% or higher for top-performing listings with excellent reviews, prime locations, and reliable amenities.
The months with highest occupancy for short-term rentals in Kumasi are typically March through April and November through December, coinciding with academic events at KNUST, business travel peaks, and diaspora visits during holiday seasons.
The lowest occupancy months for Kumasi short-term rentals tend to be January through February and parts of the rainy season (June through August), when both business travel and tourism slow down.
Finally, please note that you can find much more granular data about this topic in our property pack about Kumasi.
What's the average nightly rate in Kumasi in 2026?
As of early 2026, the average nightly rate for short-term rentals in Kumasi is approximately $69 (around GHS 745 or €62), though rates vary significantly based on property quality, location, and amenities.
The realistic nightly rate range for most short-term rental listings in Kumasi spans from about $32 (GHS 345 or €29) for basic entry-level units to $114 or more (GHS 1,230 or €102) for premium properties with excellent power backup, security, and modern finishes.
The typical nightly rate difference between peak season and off-season in Kumasi is approximately $15 to $25 (GHS 160 to GHS 270 or €13 to €22), with savvy hosts using dynamic pricing to capture higher rates during high-demand periods like graduation seasons and December holidays.
Is short-term rental supply saturated in Kumasi in 2026?
As of early 2026, the short-term rental market in Kumasi is not fully saturated, with approximately 134 active listings reported, but competition in the mid-range segment is increasingly tight and differentiation matters more than in undersupplied markets.
The trend in active short-term rental listings in Kumasi has been gradually growing as more property owners discover the income potential, though the pace remains slower than in Accra, leaving some room for well-positioned new entrants.
The neighborhoods most oversaturated with short-term rentals in Kumasi are parts of Ahodwo and areas immediately surrounding KNUST, where multiple hosts compete for the same visiting lecturer and business traveler segments with similar offerings.
Neighborhoods that still have room for new short-term rental supply in Kumasi include emerging areas like Santasi, parts of Asokwa, and locations near the Kumasi Airport, where demand exists but quality listings remain limited.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Kumasi, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| 1992 Constitution of Ghana (Audit Service) | It's the supreme law of Ghana, hosted on a government domain. | We used it to confirm the land ownership restrictions for foreigners in Kumasi. We then translated those rules into practical ownership structures for investors. |
| Rent Act 1963 (Parliament of Ghana) | It's the primary tenancy law, hosted by Parliament's official repository. | We used it to ground the legal framework for landlord-tenant relationships in Kumasi. We then shaped our lease and deposit guidance around what the law actually enforces. |
| Ghana Revenue Authority (Rent Income Tax) | It's the tax authority's official guidance on rental taxation. | We used it to confirm the 8% residential rent income tax rate in Ghana. We then built our net yield calculations around this mandatory cost. |
| MeQasa (Kumasi Rentals) | It's one of Ghana's leading property platforms with real listing data. | We used it to identify actual neighborhood names and rent bands across Kumasi. We then anchored our monthly rent estimates to these live market snapshots. |
| Ghana Property Centre (Kumasi Price Report) | It provides median-based price data with transparent methodology. | We used it as our central purchase price anchor for Kumasi Metro properties. We then combined it with rent data to calculate realistic yield ranges. |
| AirROI (Kumasi STR Report) | It's a structured dataset with clear short-term rental metrics. | We used it to estimate Airbnb occupancy, nightly rates, and listing counts for Kumasi. We then treated these conservatively as baseline figures for our STR analysis. |
| Ghana Tourism Authority | It's the official regulator for tourism accommodation in Ghana. | We used it to confirm the licensing requirements for short-term rentals in Kumasi. We then wrote our Airbnb compliance guidance based on GTA's published process. |
| Airbnb Help Center (Ghana) | It reflects what Airbnb expects hosts to comply with in Ghana. | We used it to cross-verify the GTA registration requirement for Kumasi hosts. We then simplified the compliance steps into practical guidance for foreign investors. |
| Ghana Statistical Service (CPI Bulletin) | GSS is the national statistics agency with official inflation data. | We used it to understand the macroeconomic backdrop for rents and costs in early 2026. We then reality-checked our estimates against current inflation conditions. |
| MobiliseYourCity (Kumasi Factsheet) | It's an international urban program with explicit population projections. | We used it to justify why rental demand in Kumasi is structurally supported by population growth. We then connected this to tenant segment analysis by neighborhood. |
We have made this infographic to give you a quick and clear snapshot of the property market in Ghana. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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