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Everything you need to know before buying real estate is included in our Ghana Property Pack
Kumasi is Ghana's second largest city, and its residential real estate market in 2026 is shaped by strong population growth, high lending rates, and a unique mix of family homes and rental properties near institutions like KNUST.
In this blog post, we break down the current housing prices in Kumasi, typical days-on-market, neighborhood trends, and what foreign buyers should realistically expect when purchasing property here.
We constantly update this article as new data becomes available, so you always get the freshest picture of the Kumasi property market.
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's the real estate market going in Kumasi in 2026?
What's the average days-on-market in Kumasi in 2026?
As of early 2026, the estimated median days-on-market for residential properties in Kumasi is around 120 days, meaning most homes take about four months to sell from listing to closing.
However, the realistic range in Kumasi spans from about 60 days for well-priced homes in desirable neighborhoods like Nhyiaeso or Ahodwo, up to 240 days or more for overpriced listings or properties with title complications.
Compared to one or two years ago, days-on-market in Kumasi has remained relatively stable, though high interest rates (around 30% for bank lending) have kept buyers cautious and extended negotiation periods slightly.
Are properties selling above or below asking in Kumasi in 2026?
As of early 2026, most residential properties in Kumasi sell at about 5% to 12% below the asking price, with negotiations being a normal and expected part of every transaction.
In Kumasi, roughly 80% to 85% of properties sell at or below asking, while only about 15% to 20% sell at full asking price, and above-asking sales are quite rare outside of exceptional cases.
The properties most likely to sell at or near asking in Kumasi are newly finished homes in premium areas like Danyame, Ridge, or Ahodwo, especially when they have clear title documentation and modern finishes that attract cash-ready buyers.
By the way, you will find much more detailed data in our property pack covering the real estate market in Kumasi.
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 kinds of residential properties can I realistically buy in Kumasi?
What property types dominate in Kumasi right now?
In Kumasi in 2026, the residential market is roughly 60% standalone houses (including compound homes), about 25% low-rise apartments, and around 15% townhouses or gated community homes.
Standalone houses represent the largest share of Kumasi's residential market, which is quite different from Accra where apartments play a bigger role.
This dominance of standalone houses in Kumasi reflects the city's traditional family compound culture, the availability of land on expansion corridors, and the preference among local buyers for private outdoor space and multi-generational living arrangements.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Kumasi right now?
New-build properties make up an estimated 20% to 30% of residential listings in Kumasi in 2026, though this share is smaller than in Accra because Kumasi's development pipeline is more fragmented and developer-by-developer.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Kumasi include expansion corridors like Santasi, Kwadaso, and areas around the Kumasi-Accra road, as well as infill projects in established areas like Asokwa and gated communities near the airport road.
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Which neighborhoods are improving fastest in Kumasi in 2026?
Which areas in Kumasi are gentrifying in 2026?
As of early 2026, the Kumasi neighborhoods showing the clearest signs of gentrification are Ayeduase and Kentinkrono (near KNUST), Asokwa and Atonsu along busy commercial corridors, and Santasi where residential density is rapidly increasing.
In these gentrifying areas of Kumasi, you can see older family compounds being rebuilt into multi-unit rentals, new cafes and pharmacies appearing on main roads, and a noticeable shift toward younger professionals and students replacing older residents.
Over the past two to three years, these gentrifying Kumasi neighborhoods have seen estimated price appreciation of 15% to 25%, though this varies widely depending on the specific street and whether the property has been renovated.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Kumasi.
Where are infrastructure projects boosting demand in Kumasi in 2026?
As of early 2026, the areas in Kumasi seeing the biggest infrastructure-driven demand boost are neighborhoods with good access to the Prempeh (Asante Agyemang) International Airport and corridors connecting to the expanding road network toward Accra.
The main infrastructure project driving demand in Kumasi is the airport runway extension from about 1,980 meters to 2,320 meters, which will allow larger aircraft and improve business travel connectivity for the entire Ashanti region.
The Prempeh International Airport runway extension was reported as 90% complete in late 2025, with full completion expected in the first half of 2026.
In Kumasi, property prices near major infrastructure projects typically see a 5% to 10% bump when projects are announced, followed by another 10% to 15% increase once construction is visibly progressing or completed, though this varies 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.
What do locals and insiders say the market feels like in Kumasi?
Do people think homes are overpriced in Kumasi in 2026?
As of early 2026, the general sentiment among locals and market insiders in Kumasi is that homes feel expensive, especially finished properties in premium neighborhoods like Nhyiaeso, Ahodwo, and Ridge.
When Kumasi residents argue that homes are overpriced, they typically point to the gap between asking prices and what average local salaries can afford, as well as the fact that many listings sit unsold for months without price reductions.
On the other hand, sellers and some agents argue that Kumasi prices are justified because construction costs, imported building materials, and inflation have all risen sharply, making replacement cost genuinely high.
The price-to-income ratio in Kumasi is estimated at around 12 to 15 times the median household income, which is lower than Accra's premium areas (often 20 or more) but still stretches affordability for most local buyers.
What are common buyer mistakes people regret in Kumasi right now?
The most frequently cited buyer mistake in Kumasi is purchasing property without conducting a thorough title verification through the Lands Commission, which can lead to devastating disputes when family members or other claimants emerge later.
The second most common regret in Kumasi is underestimating total closing costs, including stamp duty (0.25% to 1%), legal fees, land registry searches, and registration fees, which together can add 3% to 5% to your purchase price.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Kumasi.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Kumasi.
Get the full checklist for your due diligence in Kumasi
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How easy is it for foreigners to buy in Kumasi in 2026?
Do foreigners face extra challenges in Kumasi right now?
Foreigners buying property in Kumasi face a moderately difficult process compared to local buyers, mainly because of constitutional restrictions on land ownership and the need for extra due diligence on title quality.
Under Ghana's Constitution (Article 266), non-citizens cannot hold freehold interests in land and are limited to leasehold terms of up to 50 years, which can be renewed but requires careful structuring in your purchase agreement.
Beyond legal restrictions, foreigners in Kumasi often struggle with the informal nature of transactions, where family land disputes can surface unexpectedly, and the reliance on personal networks to find trustworthy solicitors and agents who understand cross-border paperwork.
We will tell you more in our blog article about foreigner property ownership in Kumasi.
Do banks lend to foreigners in Kumasi in 2026?
As of early 2026, mortgage financing for foreign buyers in Kumasi is technically available but practically uncommon, with most foreigners choosing to pay cash because local lending rates hover around 30%.
When banks do lend to foreigners in Ghana, they typically offer loan-to-value ratios of 50% to 70% and interest rates between 28% and 35%, which makes monthly payments extremely high compared to what most international buyers expect.
Banks in Ghana usually require foreign applicants to provide proof of Ghana-based income or substantial local assets, a valid residence permit, employment verification, and sometimes a local guarantor, which creates significant paperwork hurdles for non-residents.
You can also read our latest update about mortgage and interest rates in Ghana.
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 risky is buying in Kumasi compared to other nearby markets?
Is Kumasi more volatile than nearby places in 2026?
As of early 2026, Kumasi's residential property market is generally less volatile than Accra's prime investor-driven segments but more opaque due to fewer publicly tracked transactions and less standardized pricing data.
Over the past decade, Kumasi has experienced steadier price movements than Accra's high-end neighborhoods, which saw sharper swings during the 2014 to 2016 economic slowdown, because Kumasi's demand comes mainly from local families and end-users rather than speculative investors.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Kumasi.
Is Kumasi resilient during downturns historically?
Kumasi's property market has historically shown strong price resilience during economic downturns, with values typically holding steady even when the number of transactions drops significantly.
During Ghana's 2014 to 2016 economic slowdown, Kumasi residential prices dropped an estimated 5% to 10% in real terms (after inflation), with recovery taking about three to four years, which was milder than Accra's premium segments.
In Kumasi, the property types that hold value best during downturns are mid-range family homes in established neighborhoods like Bantama, Patasi, and Adum, which benefit from stable local demand rather than investor speculation.
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How strong is rental demand behind the scenes in Kumasi in 2026?
Is long-term rental demand growing in Kumasi in 2026?
As of early 2026, long-term rental demand in Kumasi is growing steadily at an estimated 3% to 5% annually, driven by urban migration, household formation, and the city's expanding role as a regional economic hub.
The main tenant demographics driving long-term rental demand in Kumasi are university students and staff (especially near KNUST), healthcare workers at Komfo Anokye Teaching Hospital, young professionals in retail and trade, and families relocating from smaller towns in Ashanti Region.
The neighborhoods with the strongest long-term rental demand in Kumasi right now are Ayeduase and Kentinkrono (student rentals), Ahodwo and Nhyiaeso (professional families), and Asokwa (mixed commercial and residential demand).
You might want to check our latest analysis about rental yields in Kumasi.
Is short-term rental demand growing in Kumasi in 2026?
Ghana does not have strict nationwide short-term rental regulations like some European cities, so Kumasi operators face relatively few formal restrictions, though individual building rules and neighborhood expectations can vary.
As of early 2026, short-term rental demand in Kumasi is growing from a small base at an estimated 10% to 15% annually, fueled by improving airport connectivity and domestic business travel.
The current average occupancy rate for short-term rentals in Kumasi is estimated at 35% to 45%, which is lower than Accra but reflects a market that is still developing its visitor infrastructure.
The guest demographics driving short-term rental demand in Kumasi are primarily domestic business travelers, Ghanaians visiting family for events (funerals, festivals, weddings), and a small but growing number of regional tourists and diaspora visitors.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Kumasi.
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 are the realistic short-term and long-term projections for Kumasi in 2026?
What's the 12-month outlook for demand in Kumasi in 2026?
As of early 2026, the 12-month demand outlook for residential property in Kumasi is stable to slightly positive, with well-priced homes in good neighborhoods continuing to find buyers while overpriced listings sit on the market.
The key factors most likely to influence Kumasi property demand over the next 12 months are the trajectory of Bank of Ghana interest rates, inflation trends affecting construction costs, and whether the airport expansion delivers improved connectivity as expected.
Based on current conditions, Kumasi property prices are forecast to increase by 2% to 5% in nominal terms over the next 12 months, though real price growth (after inflation) may be flat or slightly negative if inflation remains elevated.
By the way, we also have an update regarding price forecasts in Ghana.
What's the 3 to 5 year outlook for housing in Kumasi in 2026?
As of early 2026, the 3 to 5 year outlook for housing in Kumasi is positive, with structurally supported demand expected from continued population growth and urban expansion, though the pace of price appreciation will depend heavily on macroeconomic stability.
The major projects expected to shape Kumasi over the next 3 to 5 years include the completed Prempeh International Airport upgrade, ongoing road network improvements connecting Kumasi to Accra and northern regions, and potential expansion of the Kejetia market and commercial district.
The single biggest uncertainty that could alter Kumasi's 3 to 5 year outlook is Ghana's macroeconomic trajectory, specifically whether inflation and interest rates normalize enough to restore mortgage affordability and developer financing conditions.
Are demographics or other trends pushing prices up in Kumasi in 2026?
As of early 2026, demographic trends are creating steady upward pressure on Kumasi housing prices, with the city's population growing at an estimated 2.5% to 3% annually and outpacing new housing supply.
The specific demographic shifts affecting Kumasi prices include rural-to-urban migration from smaller Ashanti towns, household formation among young adults who previously lived with extended family, and return migration of diaspora Ghanaians looking to establish a base in their home region.
Beyond demographics, Kumasi is also seeing price pressure from rising construction material costs (cement, steel, imported finishes), increased demand for gated and secure compounds, and growing interest from Accra-based investors seeking lower entry prices with rental income potential.
These demographic and trend-driven price pressures in Kumasi are expected to continue for at least the next 5 to 10 years, as the Ashanti Region's population is projected to grow from about 5.4 million in 2021 to over 7 million by 2035.
What scenario would cause a downturn in Kumasi in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Kumasi would be a prolonged period of very high interest rates (above 35%) combined with a major currency depreciation that crushes household purchasing power and freezes transactions.
Early warning signs of such a downturn in Kumasi would include a sharp increase in days-on-market beyond 200 days across all neighborhoods, a rise in distressed sales from overleveraged developers, and a noticeable drop in construction activity on expansion corridors like Santasi and Kwadaso.
Based on historical patterns, a potential downturn in Kumasi would likely be moderate rather than severe, with prices dropping 10% to 15% in real terms over 12 to 18 months before stabilizing, as the city's end-user demand base provides a floor that investor-heavy markets lack.
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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 |
|---|---|---|
| Bank of Ghana Housing Market Report | This is the central bank's own housing sector analysis, making it one of the most reliable big-picture references for Ghana. | We used it to understand what drives housing demand and supply in Ghana, including financing conditions and market constraints. We then translated those national dynamics into what they mean for Kumasi buyers in terms of liquidity and negotiation power. |
| Ghana Statistical Service CPI Bulletin (November 2025) | This is Ghana's official inflation dataset published by the national statistics agency. | We used it to understand the cost-of-living and construction-cost pressures that feed into property pricing psychology. We also used it to explain why sellers can be sticky on price even when transactions slow down. |
| GSS 2021 Population and Housing Census | This is the definitive official baseline for population distribution down to district level in Ghana. | We used it to frame Kumasi's end-user demand base in terms of households and growth pressure. We then combined it with more recent projections to discuss 3 to 5 year housing pressure. |
| IMF Ghana Fifth Review (December 2025) | The IMF staff report is a high-scrutiny source for inflation, interest rates, currency stability, and economic risk scenarios. | We used it to frame the macro risks that most strongly affect housing liquidity in Kumasi. We then connected that macro layer to market momentum expectations for early 2026. |
| Constitution of Ghana (1992) | This is the constitutional text, and Article 266 is the key constraint on foreign landholding in Ghana. | We used it to anchor the rule that non-citizens cannot hold freehold and face lease-length limits. We then converted that into deal-structure implications for foreign buyers. |
| Land Act 2020 (Act 1036) | This is the core consolidated land law from Parliament's official repository. | We used it to frame what is actually regulated in terms of registration and land administration. We then translated it into the practical buyer steps that reduce title risk in Kumasi. |
| Ghana Revenue Authority Stamp Duty Guide | This is the tax authority's own explanation of stamp duty and the governing legislation. | We used it to anchor the closing costs that buyers cannot ignore. We then paired it with the amending act schedule so buyers can verify their solicitor's numbers. |
| GSS Ashanti Region Population Projections (2021-2050) | This is an official forward-looking projection with transparent assumptions published by Ghana's statistics agency. | We used it to support medium-term demand logic around urban expansion in Greater Kumasi. We then translated that into which corridors typically see spillover housing demand. |
| UN DESA World Urbanization Prospects | UN DESA is the gold-standard international source for city and urbanization estimates and projections. | We used it to triangulate Kumasi's growth story versus purely Ghana-only sources. We then used that growth pressure to shape the 3 to 5 year housing outlook and risk scenarios. |
| Knight Frank Africa Report 2024/25 | Knight Frank is a major global real estate consultancy with consistent methodology and regional expertise. | We used it for regional context on pricing power, yields, and how investors view West African cities. We only used it as a comparator lens, not as a Kumasi-specific price oracle. |
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