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
This article covers the current housing prices in Kumasi, Ghana's second-largest city and a major hub in the Ashanti Region.
We constantly update this blog post to reflect the latest market data and pricing trends.
Whether you're looking for an entry-level apartment or an executive home, you'll find clear price ranges below.
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
- The median asking price for a home in Kumasi in 2026 sits around GH₵760,000 (roughly $68,500), but the average jumps to GH₵1.2 million because a handful of luxury listings pull the number up.
- Premium neighborhoods like Ridge and Danyame command GH₵8,500 to GH₵12,000 per square meter, which is nearly three times more than budget areas like Suame or Asawase.
- Kumasi buyers should expect to negotiate 7% to 12% off the listed price, since most sellers in Ghana price with bargaining room built in.
- Newer homes in Kumasi typically cost 15% to 30% more per square meter than older properties of similar size and location, mainly due to better finishes and fewer repairs needed.
- Over the past decade, nominal housing prices in Kumasi have increased by roughly 180% to 260%, but after adjusting for inflation, real growth is closer to 25% to 60%.
- Detached and semi-detached houses make up about 55% of Kumasi's residential market, making them the most common property type available.
- With a budget of $100,000 (about GH₵1.1 million), you can purchase a 3-bedroom detached house in Kwadaso or a 2-bedroom townhouse in a gated community in Asokwa.
- Expats in Kumasi tend to favor Ridge, Nhyiaeso, and Ahodwo for their security, modern amenities, and proximity to services.
What is the average housing price in Kumasi in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being distorted by a few ultra-expensive homes that push the average artificially higher.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like the Bank of Ghana and Ghana Property Centre, which we manually verified.
The median housing price in Kumasi in 2026 is approximately GH₵760,000 (about $68,500 or €58,100). The average housing price in Kumasi in 2026 is higher at around GH₵1,200,000 (about $108,000 or €92,000) because luxury properties pull the mean upward.
About 80% of residential properties in Kumasi in 2026 fall within a price range of GH₵350,000 to GH₵2,500,000 (roughly $31,500 to $225,000 or €27,000 to €191,000).
A realistic entry range for first-time buyers in Kumasi in 2026 is GH₵350,000 to GH₵550,000 (about $31,500 to $49,500 or €27,000 to €42,000), which typically gets you an older 2-bedroom apartment or a small compound unit around 60 to 90 square meters in areas like Suame or Asawase.
Luxury properties in Kumasi in 2026 typically range from GH₵3,000,000 to GH₵6,000,000 or more (about $270,000 to $540,000+ or €229,000 to €459,000+), which includes newer 4 to 5 bedroom detached homes with modern finishes in gated communities in neighborhoods like Ridge, Danyame, or Ahodwo.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Kumasi.
Are Kumasi property listing prices close to the actual sale price in 2026?
In Kumasi in 2026, the actual sale price is typically 7% to 12% lower than the listed asking price.
This gap exists because most sellers in Ghana price their properties with negotiation room built in, expecting buyers to bargain. The difference can be larger for properties with title documentation issues or when buyers need to close quickly due to financing constraints.
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What is the price per sq m or per sq ft for properties in Kumasi in 2026?
As of early 2026, the median housing price per square meter in Kumasi is around GH₵5,000 (about $450 or €382), while the average is closer to GH₵6,000 per square meter (about $541 or €459). Per square foot, that translates to a median of roughly GH₵465 (about $42 or €36).
Smaller, newer apartments and townhouses in prime areas like Ridge or Nhyiaeso have the highest price per square meter in Kumasi in 2026, while older, larger compound houses in outlying areas tend to have the lowest price per square meter due to condition and infrastructure concerns.
In Kumasi in 2026, the highest prices per square meter are found in Ridge, Danyame, Nhyiaeso, and Ahodwo, where rates range from GH₵7,000 to GH₵12,000 per square meter. The lowest prices per square meter are in Suame and Asawase, where rates typically fall between GH₵3,000 and GH₵4,500 per square meter.
How have property prices evolved in Kumasi?
Compared to one year ago (January 2025), housing prices in Kumasi have increased by about 6% in nominal terms. This growth is largely driven by improved economic confidence following Ghana's disinflation trend and interest rate cuts, which made financing slightly more accessible.
Compared to ten years ago (January 2016), nominal housing prices in Kumasi have risen by roughly 180% to 260%. However, when you adjust for inflation, the real increase is more modest at around 25% to 60%, reflecting the impact of currency depreciation and high inflation over the decade.
By the way, we've written a blog article detailing the latest updates on property price variations in Kumasi.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market 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.
How do prices vary by housing type in Kumasi in 2026?
In Kumasi in 2026, detached and semi-detached houses make up about 55% of the market, compound houses about 15%, apartments about 15%, townhouses about 8%, serviced apartments about 5%, and luxury villas about 2%, reflecting the city's preference for standalone family homes over multi-unit developments.
As of early 2026, apartments in Kumasi average around GH₵550,000 ($49,500 or €42,000), townhouses around GH₵1,200,000 ($108,000 or €92,000), mid-market detached houses around GH₵1,000,000 ($90,000 or €76,500), compound houses around GH₵800,000 ($72,000 or €61,000), serviced apartments in prime areas around GH₵2,000,000 ($180,000 or €153,000), and luxury executive homes around GH₵4,800,000 ($432,000 or €367,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Kumasi in 2026?
In Kumasi in 2026, newer homes typically cost 15% to 30% more per square meter than comparable existing homes in the same location.
This premium exists because new builds come with modern finishes, updated plumbing and electrical systems, and often include amenities like security gates, parking, and backup utilities that older homes lack.
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How do property prices vary by neighborhood in Kumasi in 2026?
Ridge is Kumasi's most prestigious neighborhood in 2026, featuring executive detached homes and high-end serviced apartments. Prices here range from GH₵2,500,000 to GH₵6,000,000 ($225,000 to $540,000 or €191,000 to €459,000) because of its central location, security, and status as the city's premier address.
Nhyiaeso attracts expats and professionals with its newer apartments, townhouses, and upgraded family homes. Prices typically range from GH₵1,600,000 to GH₵4,000,000 ($144,000 to $360,000 or €122,000 to €306,000) due to strong amenities, good schools, and a blend of convenience with residential comfort.
Ahodwo offers family homes and gated pockets at slightly more accessible prices, ranging from GH₵1,400,000 to GH₵3,500,000 ($126,000 to $315,000 or €107,000 to €268,000). The neighborhood remains popular for its residential character, good connectivity, and steady demand from local professionals.
You will find a much more detailed analysis by areas in our property pack about Kumasi. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (GH₵ / $) | Per sqm (GH₵ / $) | Per sqft (GH₵ / $) |
|---|---|---|---|---|
| Ridge | Premium / Executive | 2.5m - 6.0m / $225k - $541k | 8,500 - 12,000 / $766 - $1,081 | 790 - 1,115 / $71 - $100 |
| Danyame | Premium / Quiet | 2.0m - 5.0m / $180k - $450k | 7,500 - 11,000 / $676 - $991 | 697 - 1,022 / $63 - $92 |
| Nhyiaeso | Premium / Expat | 1.6m - 4.0m / $144k - $360k | 7,000 - 10,000 / $631 - $901 | 650 - 929 / $59 - $84 |
| Ahodwo | Family / Prime | 1.4m - 3.5m / $126k - $315k | 6,500 - 9,500 / $586 - $856 | 604 - 883 / $54 - $80 |
| Asokwa | Commute / Mixed | 900k - 2.5m / $81k - $225k | 5,500 - 8,000 / $495 - $721 | 511 - 743 / $46 - $67 |
| Bantama | Central / Popular | 800k - 2.2m / $72k - $198k | 4,800 - 7,200 / $432 - $649 | 446 - 669 / $40 - $60 |
| Kwadaso | Family / Value | 650k - 1.8m / $59k - $162k | 4,200 - 6,500 / $378 - $586 | 390 - 604 / $35 - $54 |
| Oforikrom | Commute / Value | 600k - 1.6m / $54k - $144k | 3,800 - 6,000 / $342 - $541 | 353 - 557 / $32 - $50 |
| Santasi | Family / Affordable | 550k - 1.5m / $50k - $135k | 3,500 - 5,500 / $315 - $495 | 325 - 511 / $29 - $46 |
| Asafo | Central / Older Stock | 500k - 1.4m / $45k - $126k | 3,500 - 5,800 / $315 - $523 | 325 - 539 / $29 - $49 |
| Asawase | Budget / Dense | 350k - 1.0m / $32k - $90k | 3,000 - 4,800 / $270 - $432 | 279 - 446 / $25 - $40 |
| Suame | Budget / Commercial | 350k - 1.0m / $32k - $90k | 3,000 - 4,500 / $270 - $405 | 279 - 418 / $25 - $38 |
How much more do you pay for properties in Kumasi when you include renovation work, taxes, and fees?
When buying a property in Kumasi in 2026, you should budget an additional 8% to 15% on top of the purchase price to cover taxes, registration fees, legal costs, and potential renovation work.
For a property around $200,000 (about GH₵2,220,000), you would pay approximately GH₵220,000 to GH₵330,000 ($20,000 to $30,000) in additional costs for stamp duty, Lands Commission fees, legal fees, and surveys. This brings your total to roughly GH₵2,440,000 to GH₵2,550,000 ($220,000 to $230,000).
For a property around $500,000 (about GH₵5,550,000), expect additional costs of approximately GH₵440,000 to GH₵830,000 ($40,000 to $75,000) depending on the complexity of the title and any renovation needs. Your total would reach roughly GH₵5,990,000 to GH₵6,380,000 ($540,000 to $575,000).
For a property around $1,000,000 (about GH₵11,100,000), additional costs might total GH₵890,000 to GH₵1,665,000 ($80,000 to $150,000), including higher legal fees for complex transactions and potential upgrades. Your all-in budget would be roughly GH₵11,990,000 to GH₵12,765,000 ($1,080,000 to $1,150,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Kumasi
| Expense | Category | Estimated Cost (GH₵ / $) |
|---|---|---|
| Stamp Duty | Tax | Approximately 0.25% to 1% of the property value, plus administrative charges. For a GH₵1,000,000 property, expect GH₵2,500 to GH₵10,000 ($225 to $900). The exact rate depends on the declared value and any applicable exemptions. |
| Lands Commission Fees | Fees | Variable based on property type and transaction complexity. Budget several thousand cedi for searches, registration, and processing. Fees are set by the Lands Commission and can change, so confirm current rates before purchase. |
| Legal Fees | Professional | Typically 2% to 6% of the property price. For a GH₵1,000,000 home, expect GH₵20,000 to GH₵60,000 ($1,800 to $5,400). Complex title issues or multiple parties can push costs toward the higher end. |
| Survey and Site Plan | Due Diligence | Generally GH₵2,000 to GH₵10,000 ($180 to $900) depending on property size and location. Larger plots or those with boundary disputes may require more extensive surveys. |
| Light Renovation | Renovation | About 5% to 15% of the purchase price for older properties needing updates. For a GH₵1,000,000 existing home, budget GH₵50,000 to GH₵150,000 ($4,500 to $13,500) for paint, fixtures, and minor repairs. |
| Contingency | Buffer | Plan for 1% to 3% of the purchase price for unexpected costs. This covers small surprises during closing or move-in, such as utility connection fees or minor documentation issues. |
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.
What properties can you buy in Kumasi in 2026 with different budgets?
With $100,000 (about GH₵1,110,000) in Kumasi in January 2026, you could buy a 3-bedroom detached house of around 150 to 180 square meters in Kwadaso in existing condition, a 2-bedroom townhouse of about 100 to 120 square meters in a gated community in Asokwa, or a compound house of 180 to 240 square meters in Bantama that may need some cosmetic updates.
With $200,000 (about GH₵2,220,000) in Kumasi in January 2026, you could purchase a 4-bedroom upgraded house of 220 to 300 square meters in Ahodwo, a serviced 3-bedroom apartment of 140 to 170 square meters in Nhyiaeso, or a large compound house of 250 to 350 square meters in Asokwa or Bantama.
With $300,000 (about GH₵3,330,000) in Kumasi in January 2026, you could afford a newer 4 to 5 bedroom house of 280 to 360 square meters in Nhyiaeso, an executive 4-bedroom renovated home of 250 to 330 square meters in Danyame, or a high-spec townhouse of 180 to 240 square meters in a gated development in Ahodwo.
With $500,000 (about GH₵5,550,000) in Kumasi in January 2026, you could buy an executive 5-bedroom home of 320 to 450 square meters in Ridge with new or renovated finishes, a luxury villa-style property of 350 to 500 square meters in Danyame, or a prime serviced apartment with premium amenities in Ridge or Nhyiaeso.
With $1,000,000 (about GH₵11,100,000) in Kumasi in January 2026, you would be in the top tier of the market with options like an estate-grade home of 500 to 800 square meters in Ridge with top specifications, a multiple-unit compound property in central Kumasi as an investment, or participation in a high-end development project in a prime corridor.
With $2,000,000 (about GH₵22,200,000) in Kumasi in January 2026, you would be looking at the very top of the market where inventory is quite limited, including ultra-premium mansions with bespoke finishes, small gated community purchases comprising multiple units, or large land plus new build projects suitable for developers.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Kumasi.
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 |
|---|---|---|
| Bank of Ghana - Daily Interbank FX Rates | Ghana's central bank publishes official interbank reference exchange rates. | We used this source to convert all Ghana cedi prices into US dollars and euros using official rates. We also referenced the methodology notes to explain why currency conversions are estimates rather than fixed values. |
| Bank of Ghana - Monthly Exchange Rate Indicators | The central bank's consolidated monthly foreign exchange time series provides reliable historical data. | We used this to verify that late 2025 exchange rates applied to January 2026 figures are consistent with recent monthly averages. We relied on this as a backstop to ensure conversions are not based on unofficial sources. |
| Ghana Property Centre - Kumasi Market Trends | An established national property marketplace that clearly states how its median metric is calculated. | We used this as our primary anchor for median listing prices in Kumasi. We also used its maximum and entry-level values to establish realistic price bands for the market. |
| Meqasa - Houses for Sale in Kumasi | One of Ghana's most recognized property portals with visible listing counts and summary statistics. | We used this to understand how average asking prices get pulled up by expensive listings. We also used the minimum and maximum prices to stress-test our price ranges. |
| Ghana Statistical Service - CPI StatsBank | The official national statistics agency's consumer price index portal with published methodology. | We used this as the authoritative reference for inflation adjustment concepts. We applied CPI principles to convert nominal price changes into real, inflation-adjusted figures. |
| Ghana Revenue Authority - Stamp Duty | The tax authority explains the legal basis and rates for stamp duty on property transactions. | We used this to describe what stamp duty is and why it appears in closing costs. We referenced it to ensure our tax estimates reflect official guidelines. |
| Lands Commission - Fees and Charges | The government body responsible for land administration publishes its official fee schedule. | We used this to justify budgeting separately for registration, search, and land administration charges. We structured our taxes and fees estimates around this official framework. |
| Real Estate Agency Council (REAC) | The official regulator created under Ghana's Real Estate Agency Act oversees professional standards. | We used this to explain why working with regulated professionals matters. We referenced it for context on agent practices and commission structures in Ghana. |
| Reuters - Ghana Central Bank Rate Cuts | A major international news agency providing verified reporting on Ghana's monetary policy. | We used this to explain the macroeconomic context behind recent price stability. We referenced the disinflation trend and rate cuts as factors supporting market confidence. |
| Property portal listing analysis | Aggregated data from major Ghanaian property websites provides market-wide visibility. | We cross-referenced multiple portals to estimate market share by property type. We analyzed listing volumes and price distributions to calculate averages and ranges. |
| Neighborhood-level listing samples | Individual property listings provide granular data on prices, sizes, and conditions by area. | We reviewed sample listings in each neighborhood to establish per-square-meter price ranges. We verified that stated ranges reflect actual market activity. |
| Currency conversion verification | Multiple official sources ensure exchange rate accuracy. | We used Bank of Ghana rates as the primary conversion source. We verified these against monthly indicators to ensure consistency. |
| Inflation adjustment methodology | Ghana Statistical Service provides the framework for real versus nominal comparisons. | We applied standard CPI concepts to historical price comparisons. We clearly distinguished between nominal growth and inflation-adjusted real growth. |
| Legal fee market practice | Observed transaction costs from market participants inform realistic budgets. | We estimated legal fee ranges based on typical percentages charged in Ghana. We noted that complex transactions tend toward the higher end of the range. |
| Survey and due diligence costs | Standard industry practice provides benchmarks for these professional services. | We estimated survey costs based on property size and complexity. We included these in our all-in cost calculations for buyers. |
| Renovation cost estimates | Market observations of typical upgrade costs inform budget planning. | We estimated renovation premiums as a percentage of purchase price. We differentiated between light cosmetic updates and more substantial work. |
| Negotiation discount estimates | Local market practice suggests typical gaps between list and sale prices. | We estimated the 7% to 12% negotiation discount based on how Ghana's listing market operates. We explained why formal sold-price data is not publicly available. |
| Property type distribution | Listing volumes on major portals indicate relative market shares. | We estimated the percentage breakdown of property types from portal inventory. We noted that shares can vary month to month. |
| New versus existing price premiums | Comparative listing analysis shows typical differentials. | We calculated the 15% to 30% premium by comparing new and existing properties in similar locations. We explained the factors driving this difference. |
| Neighborhood character assessment | Listing descriptions and local knowledge inform area profiles. | We categorized neighborhoods by typical buyer profile and property type. We used these labels to help readers quickly understand each area. |
| Budget-based property examples | Current listings provide concrete examples at each price point. | We matched budget levels to specific property types, sizes, and neighborhoods. We verified examples against active listings on major portals. |
| Long-term price trend analysis | Historical listing data and economic context inform decade comparisons. | We estimated 10-year nominal and real price changes using available data. We acknowledged uncertainty where formal indices do not exist. |
| Market methodology transparency | Clear explanation of data sources builds reader trust. | We documented every source and method used in this article. We noted limitations where official data is unavailable. |
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