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
We have written this article to help foreigners understand the house prices in Kumasi, Ghana's second-largest city, as of February 2026.
We update this blog post regularly to make sure the information stays fresh and relevant for buyers doing their research.
All prices are shown in Ghanaian cedis (GH₵), US dollars (USD), and euros (EUR) so you can compare easily.
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.
How much do houses cost in Kumasi as of 2026?
What's the median and average house price in Kumasi as of 2026?
As of early 2026, the average house price in Kumasi is around GH₵800,000 (about US$73,000 or €61,000), while the median sits closer to GH₵650,000 (about US$59,000 or €50,000).
The typical price range that covers roughly 80% of house sales in Kumasi runs from GH₵250,000 to GH₵2,500,000 (US$23,000 to US$228,000, or €19,000 to €192,000), with most family buyers landing somewhere in the middle of that band.
The gap between the median and average in Kumasi tells you that a small number of luxury homes in prime areas like Ahodwo push the average up, while most regular houses sell at more modest prices below that average.
At the median price of around GH₵650,000 in Kumasi, a buyer can realistically expect a decent 3-bedroom house in a middle-tier neighborhood like Atasomanso or Atonsu, likely an older build that may need some finishing work but is livable and secure.
What's the cheapest livable house budget in Kumasi as of 2026?
As of early 2026, the minimum budget for a livable house in Kumasi is around GH₵180,000 to GH₵250,000 (about US$16,000 to US$23,000, or €13,500 to €19,000).
At this entry-level price in Kumasi, "livable" typically means an older house that may need cosmetic updates, possibly lacks modern security features like electric fencing, and might require you to install a water tank or sort out utility connections yourself.
These cheapest livable houses in Kumasi are usually found in outer neighborhoods like Atonsu, Kaase, Suame, Asawase, Krofrom, Sokoban, or the edges of Abrepo, where land is less expensive and development is less concentrated.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Kumasi here.
How much do 2 and 3-bedroom houses cost in Kumasi as of 2026?
As of early 2026, 2-bedroom houses in Kumasi typically cost around GH₵250,000 to GH₵350,000 (US$23,000 to US$32,000, or €19,000 to €27,000), while 3-bedroom houses average around GH₵400,000 (US$37,000 or €31,000).
For a 2-bedroom house in Kumasi, the realistic price range runs from GH₵200,000 to GH₵450,000 (US$18,000 to US$41,000, or €15,000 to €34,000), depending on the neighborhood and condition.
For a 3-bedroom house in Kumasi, you should expect to pay between GH₵300,000 and GH₵600,000 (US$27,000 to US$55,000, or €23,000 to €46,000), with the published range stretching up to GH₵1,700,000 for premium locations.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Kumasi is around 30% to 50%, which reflects the extra space and the fact that 3-bedroom homes are more in demand among families.
How much do 4-bedroom houses cost in Kumasi as of 2026?
As of early 2026, the typical price for a 4-bedroom house in Kumasi is around GH₵550,000 (about US$50,000 or €42,000), with a realistic range of GH₵450,000 to GH₵900,000 (US$41,000 to US$82,000, or €34,000 to €69,000).
For a 5-bedroom house in Kumasi, the realistic price range is GH₵900,000 to GH₵1,800,000 (US$82,000 to US$164,000, or €69,000 to €138,000), with prime-area properties going much higher.
For a 6-bedroom house in Kumasi, expect to pay between GH₵1,200,000 and GH₵2,500,000 (US$110,000 to US$228,000, or €92,000 to €192,000), and in premium neighborhoods like Ahodwo, prices can reach GH₵9 million or more.
Please note that we give much more detailed data in our pack about the property market in Kumasi.
How much do new-build houses cost in Kumasi as of 2026?
As of early 2026, new-build houses in Kumasi typically cost GH₵450,000 to GH₵900,000 for a 3-bedroom (US$41,000 to US$82,000, or €34,000 to €69,000), GH₵700,000 to GH₵1,400,000 for a 4-bedroom (US$64,000 to US$128,000, or €54,000 to €107,000), and GH₵1,200,000 to GH₵2,200,000 for a 5-bedroom (US$110,000 to US$201,000, or €92,000 to €169,000).
The typical percentage premium that new-build houses carry compared to older resale houses in Kumasi is around 15% to 30%, reflecting modern finishes, updated plumbing and electrics, and often built-in security features like gated access or backup water systems.
How much do houses with land cost in Kumasi as of 2026?
As of early 2026, houses with land (self-compound properties) in Kumasi typically cost GH₵600,000 to GH₵1,200,000 for a mid-market 3-4 bedroom (US$55,000 to US$110,000, or €46,000 to €92,000), and GH₵1,500,000 to GH₵6,000,000 or more for prime self-compound 4-6 bedroom homes in areas like Ahodwo (US$137,000 to US$548,000, or €115,000 to €460,000).
In Kumasi, a "house with land" typically means a self-compound property on a meaningful plot of at least half a plot (around 0.15 acres or 600 square meters) or more, giving you privacy, parking space, and room for future expansion.
We cover everything there is to know about land prices in Kumasi here.
Thinking of buying real estate in Kumasi?
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Where are houses cheapest and most expensive in Kumasi as of 2026?
Which neighborhoods have the lowest house prices in Kumasi as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Kumasi include Atonsu, Kaase, Suame, Asawase, Krofrom, Sokoban, the outer parts of Abrepo, pockets of Ayigya, and the Kotei/Deduako corridor near KNUST.
In these cheapest Kumasi neighborhoods, typical house prices range from GH₵180,000 to GH₵700,000 (US$16,000 to US$64,000, or €13,500 to €54,000), with older 2-3 bedroom houses at the lower end and 4-bedroom homes at the higher end.
The main reason these neighborhoods have the lowest prices in Kumasi is that they sit on the outer edges of the city with less developed road infrastructure, fewer gated communities, and older housing stock that often lacks modern security and utility backup systems.
Which neighborhoods have the highest house prices in Kumasi as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Kumasi are Ahodwo, Nhyiaeso, and Danyame, followed closely by Patasi and the Airport Residential Area near Kumasi Airport.
In these most expensive Kumasi neighborhoods, typical house prices range from GH₵1,500,000 to GH₵9,000,000 or more (US$137,000 to US$822,000, or €115,000 to €690,000), with Ahodwo listings averaging around GH₵5 million.
These neighborhoods command the highest prices in Kumasi because they offer paved roads, reliable utilities, proximity to high-end amenities, established security services, and a concentration of modern, well-finished properties that attract both wealthy Ghanaians and foreign buyers.
The typical buyer in these premium Kumasi neighborhoods is either a diaspora Ghanaian returning home or building for retirement, a successful local business owner, or an expatriate working with an international organization who needs security and modern conveniences.
How much do houses cost near the city center in Kumasi as of 2026?
As of early 2026, houses near the city center of Kumasi (around Adum, Kejetia, Central Market, Bantama, and Manhyia) typically cost GH₵400,000 to GH₵1,200,000 (US$37,000 to US$110,000, or €31,000 to €92,000) for good-condition, family-ready homes.
Near major transit hubs in Kumasi like Kejetia and the main arterial roads toward Suame or Asokwa, house prices vary widely because noise and traffic can reduce residential appeal, but convenient locations often carry a 10% to 20% premium, putting typical prices at GH₵450,000 to GH₵1,000,000 (US$41,000 to US$91,000, or €34,000 to €77,000).
Near top-rated schools in Kumasi like Prempeh College, Opoku Ware School, Yaa Asantewaa Girls' Senior High School, and around KNUST in the Ayeduase/Kotei area, houses typically cost GH₵350,000 to GH₵900,000 (US$32,000 to US$82,000, or €27,000 to €69,000) as demand from staff and student families supports prices.
In expat-popular areas of Kumasi like Ahodwo, Nhyiaeso, Danyame, Patasi, and the Airport area, houses typically cost GH₵1,500,000 to GH₵6,000,000 (US$137,000 to US$548,000, or €115,000 to €460,000), reflecting the concentration of higher-spec builds, gated communities, and modern amenities.
We actually have an updated expat guide for Kumasi here.
How much do houses cost in the suburbs in Kumasi as of 2026?
As of early 2026, houses in the suburbs of Kumasi typically cost GH₵250,000 to GH₵800,000 (US$23,000 to US$73,000, or €19,000 to €61,000) for a serious buyer looking at 3-4 bedroom family homes, with new-build and gated options at the higher end.
The typical price difference between suburban houses and city-center houses in Kumasi is around 20% to 40% lower in the suburbs, meaning you can often get more space and newer construction for your money by moving a bit further out.
The most popular suburbs for house buyers in Kumasi include Ejisu (about 20km from the center), Fumesua, Kenyase, the Abuakwa corridor, Atasomanso, and the outskirts of Daban, where families appreciate the extra land, quieter streets, and growing amenities.
What areas in Kumasi are improving and still affordable as of 2026?
As of early 2026, the top areas in Kumasi that are improving and still affordable for house buyers include Ayeduase-Kotei (near KNUST), the Atasomanso and Atonsu corridors, and the Fumesua-Ejisu side of the city.
In these improving yet affordable areas of Kumasi, current typical house prices range from GH₵250,000 to GH₵700,000 (US$23,000 to US$64,000, or €19,000 to €54,000), which is 30% to 50% below prime neighborhood pricing.
The main sign of improvement driving buyer interest in these Kumasi areas is the visible expansion of new-build activity, road upgrades, new shopping centers and schools, and spillover demand from professionals working at KNUST and in the growing commercial zones.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Kumasi right now?
What are typical buyer closing costs for houses in Kumasi right now?
The typical total closing cost for house buyers in Kumasi is around 4% to 8% of the purchase price, depending on whether the property has clean title documentation or needs additional paperwork.
The main closing cost categories in Kumasi include stamp duty (value-based), legal fees (often 1% to 2%), Lands Commission fees for searches, plotting, inspections, and deed registration (GH₵500 to GH₵5,000 or US$46 to US$457, €38 to €384 depending on the items), and valuation fees if you are using a mortgage.
The single largest closing cost category for house buyers in Kumasi is usually the combination of legal fees and stamp duty, which together can account for more than half of your total closing costs.
We cover all these costs and what are the strategies to minimize them in our property pack about Kumasi.
How much are property taxes on houses in Kumasi right now?
The typical annual property tax (called Property Rate) for a house in Kumasi is around GH₵300 to GH₵2,000 (US$27 to US$183, or €23 to €154), with higher amounts for high-value properties in prime areas like Ahodwo.
Property tax in Kumasi is calculated by the Kumasi Metropolitan Assembly based on the rateable value of your property, which is an assessed value determined by local authorities, multiplied by the rate set each year, rather than a simple flat percentage of market value.
If you want to go into more details, we also have a page with all the property taxes and fees in Kumasi.
How much is home insurance for a house in Kumasi right now?
The typical annual home insurance cost for a house in Kumasi is around 0.2% to 0.6% of the rebuild value, which means a house with a GH₵800,000 rebuild cost would pay roughly GH₵1,600 to GH₵4,800 per year (US$146 to US$438, or €123 to €368).
The main factors that affect home insurance premiums for houses in Kumasi include the sum insured (rebuild value), the location and flood risk of the property, the security features installed, and any add-ons like contents coverage or burglary protection.
What are typical utility costs for a house in Kumasi right now?
The typical total monthly utility cost for a house in Kumasi is around GH₵500 to GH₵1,500 (US$46 to US$137, or €38 to €115), depending heavily on how much air conditioning you use, whether you have a borehole, and the size of your household.
The breakdown of main utility categories for houses in Kumasi includes electricity at GH₵400 to GH₵1,200 per month (US$37 to US$110, or €31 to €92) and water at GH₵80 to GH₵250 per month (US$7 to US$23, or €6 to €19), with both having increased in January 2026 due to new PURC-approved tariffs (electricity up 9.86% and water up 15.92%).
What are common hidden costs when buying a house in Kumasi right now?
The estimated total of common hidden costs that house buyers in Kumasi often overlook is around GH₵30,000 to GH₵100,000 (US$2,700 to US$9,100, or €2,300 to €7,700), covering everything from title cleanup and security upgrades to finishing work and utility reliability fixes.
Typical inspection fees buyers should expect when purchasing a house in Kumasi are around GH₵2,000 to GH₵7,000 (US$183 to US$639, or €154 to €537) for a serious pre-purchase inspection that includes structural engineering checks and basic mechanical, electrical, and plumbing assessments.
Other common hidden costs beyond inspections when buying a house in Kumasi include security upgrades (electric fencing, cameras, gate automation), water reliability fixes (borehole, overhead tank, pump installation), power backup systems (inverter, generator wiring), and finishing costs like wardrobes, kitchen cabinets, external paving, and drainage improvements.
The hidden cost that tends to surprise first-time house buyers the most in Kumasi is the title cleanup process, which can involve multiple searches, resolving competing land claims, tracking down old documents, and paying unexpected fees at the Lands Commission when the property's paperwork is messier than expected.
You will find here the list of classic mistakes people make when buying a property in Kumasi.
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What do locals and expats say about the market in Kumasi as of 2026?
Do people think houses are overpriced in Kumasi as of 2026?
As of early 2026, the general sentiment among locals and expats in Kumasi is that prime neighborhoods like Ahodwo feel overpriced, while the mid-market is more negotiable and offers better value for budget-conscious buyers.
Houses in Kumasi typically stay on the market for 2 to 6 months in the mid-market segment, while high-end and luxury properties can sit for 6 to 18 months or longer because the buyer pool at the top end is much smaller.
The main reason locals and expats feel prices are "too high" in prime Kumasi areas is that financing is expensive (mortgage rates around 18% for local currency loans make monthly payments painful), while sellers in Ahodwo and Nhyiaeso often price based on what they paid or what they think diaspora buyers will accept rather than what the local market can support.
Compared to one or two years ago, current sentiment on house prices in Kumasi has shifted from "panic about inflation eating into savings" to "cautious optimism" now that Ghana's inflation has dropped to 5.4% (December 2025), making buyers feel less rushed and more willing to negotiate.
You'll find our latest property market analysis about Kumasi here.
Are prices still rising or cooling in Kumasi as of 2026?
As of early 2026, house prices in Kumasi are cooling in real terms (when you account for inflation) but appear mixed in nominal terms, with prime areas holding steady while the broader market sees more negotiation and slower sales.
The estimated year-over-year house price change in Kumasi is around 5% to 10% nominally for prime locations, but when adjusted for the inflation context (which has dropped dramatically from 23.8% a year ago to 5.4% now), real purchasing power for buyers has actually improved.
Experts and locals expect house prices in Kumasi over the next 6 to 12 months to remain stable or grow modestly in nominal terms, with prime areas potentially seeing 5% to 8% growth, while the mid-market may stay flat as buyers take advantage of improved economic stability to negotiate harder.
Finally, please note that we have covered property price trends and forecasts for Kumasi here.
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 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 (BoG) | Ghana's central bank publishes official daily FX rates. | We used the BoG weighted median USD/GHS rate (10.95 on Jan 29, 2026) to convert all house prices into USD and EUR for foreign buyers. |
| Ghana Statistical Service (GSS) | Ghana's national statistics office publishes official CPI data. | We used December 2025 inflation data (5.4%) to describe the cost backdrop and sanity-check whether price ranges make sense in the current economic environment. |
| Ghana Property Centre | Large Ghana property marketplace with transparent listing stats. | We used its average prices and overall ranges as the backbone of our Kumasi house price estimates. We cross-checked against other portals to avoid relying on one source. |
| Meqasa | One of Ghana's best-known real estate portals with neighborhood stats. | We used Meqasa's Ahodwo summary as a prime Kumasi benchmark and live Kumasi listings to verify our ranges match what buyers actually see. |
| Private Property Ghana | Large portal with verified agent listings across Ghana. | We used it as a second dataset to cross-check typical prices by bedroom count and location, treating it as another lens on asking prices. |
| Lands Commission | Government body responsible for land administration in Ghana. | We used the official fee schedule to estimate buyer closing costs, including searches, registrations, inspections, and plotting fees. |
| Ministry of Finance (KMA Budget) | Official government budget document for Kumasi Metropolitan Assembly. | We used it to confirm Property Rate is an active local tax and to provide context on ongoing city investment and service delivery. |
| Electricity Company of Ghana (ECG) | National electricity distributor with PURC-approved tariffs. | We used ECG's official tariff page as the reference for electricity costs and combined it with tariff change announcements to estimate household bills. |
| Ghana Water Company Limited (GWCL) | National urban water provider with approved tariff schedules. | We used GWCL's tariff framework to explain how water is billed and layered in the January 2026 tariff increase for budgeting. |
| Graphic Online | Major national newspaper citing official PURC announcements. | We used their reporting to pin down the effective January 1, 2026 tariff increases for electricity (+9.86%) and water (+15.92%). |
| Republic Bank Ghana | Regulated commercial bank publishing indicative mortgage rates. | We used their published GHS mortgage rate assumptions (around 18%) as a realistic benchmark for what financing costs in early 2026. |
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