Authored by the expert who managed and guided the team behind the Ghana Property Pack
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This blog post covers current rental yields in Kumasi, Ghana's second-largest city and the capital of the Ashanti Region.
We break down gross and net yields, highlight the best neighborhoods for returns, and explain the costs that eat into your profit.
We update this article regularly so you always get fresh data on Kumasi's rental 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.
Insights
- Kumasi's average gross rental yield in 2026 sits around 9.5%, which is roughly double what you would find in many European coastal markets, making it attractive for income-focused investors.
- Properties near KNUST (Kwame Nkrumah University of Science and Technology) in areas like Ayigya and Bomso can achieve gross yields above 12% due to consistent student demand.
- Upscale neighborhoods like Ahodwo and Ridge typically deliver gross yields between 6% and 8%, as high purchase prices outpace rental income growth.
- Vacancy rates in Kumasi's student rental zones can spike to 15% during academic breaks, so landlords should budget for seasonal gaps in income.
- Community fees and security costs in gated compounds can consume 8% to 12% of gross rental income in Kumasi, which is higher than in standalone properties.
- The Kumasi International Airport expansion and the Boankra Inland Port project are expected to boost rental demand in surrounding areas like Ejisu and Asokwa by 2027.
- Smaller units between 40 and 70 square meters deliver the best yield per square meter in Kumasi because they match the budget of the city's largest renter pool: young professionals and students.
What are the rental yields in Kumasi as of 2026?
What's the average gross rental yield in Kumasi as of 2026?
As of early 2026, the average gross rental yield in Kumasi sits at approximately 9.5% for residential properties across all types.
Most typical residential properties in Kumasi fall within a gross yield range of 7% to 12%, depending on location and property condition.
Compared to Accra, where gross yields often hover around 7% to 9%, Kumasi generally offers slightly better returns because purchase prices remain more accessible while rents stay competitive.
The most important factor currently influencing gross rental yields in Kumasi is the strong demand from KNUST students and the growing commercial activity in the Ashanti Region, which keeps rental prices firm even as property values rise.
What's the average net rental yield in Kumasi as of 2026?
As of early 2026, the average net rental yield in Kumasi is approximately 6.8% for residential properties when all costs are factored in.
The typical gap between gross and net yields in Kumasi ranges from 2 to 3.5 percentage points, which means landlords should expect to lose roughly 25% to 30% of gross income to operating costs.
Property management fees and maintenance costs are the expense categories that most significantly reduce gross yield in Kumasi, especially for investors who do not live locally and must rely on third-party managers.
Most standard investment properties in Kumasi deliver net yields between 5% and 9%, with the lower end typical of premium areas and the higher end found in high-demand student or worker zones.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Kumasi in 2026?
In Kumasi in 2026, most local investors consider a gross rental yield of 10% or higher to be good for residential property.
The threshold that typically separates average-performing properties from high-performing ones is around 11% gross yield, and anything above 13% is generally seen as excellent but usually requires either a value-add renovation or a less conventional location.
How much do yields vary by neighborhood in Kumasi as of 2026?
As of early 2026, gross rental yields in Kumasi can range from as low as 6% in premium neighborhoods to as high as 14% in high-demand worker and student areas.
Neighborhoods that typically deliver the highest rental yields in Kumasi are those close to major employers or educational institutions, such as Ayigya, Bomso, Kentinkrono, and Suame, where purchase prices stay relatively affordable but rental demand remains strong.
Neighborhoods that typically deliver the lowest rental yields in Kumasi are upscale residential areas like Ahodwo, Ridge, Danyame, and parts of Nhyiaeso, where property prices are high but long-term rents do not scale proportionally.
The main reason yields vary so much across neighborhoods in Kumasi is the mismatch between who buys properties (often for status or personal use) and who rents them (mostly workers and students with limited budgets).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Kumasi.
How much do yields vary by property type in Kumasi as of 2026?
As of early 2026, gross rental yields in Kumasi range from about 6% for detached houses and villas to around 12% or more for small apartments and self-contained units.
Small apartments and self-contained units (one to two bedrooms) currently deliver the highest average gross rental yield in Kumasi because they match the budget of the city's largest tenant pool: students, young professionals, and traders.
Detached houses and luxury villas currently deliver the lowest average gross rental yield in Kumasi because their high purchase prices are not matched by proportionally higher long-term rents.
The key reason yields differ between property types in Kumasi is that rent does not scale with size or luxury level, so smaller, practical units generate more income relative to their cost.
By the way, you might want to read the following:
What's the typical vacancy rate in Kumasi as of 2026?
As of early 2026, the average residential vacancy rate for rental properties in Kumasi is approximately 8%, though this varies significantly by location and tenant type.
Vacancy rates across different neighborhoods in Kumasi typically range from 4% in high-demand areas near KNUST to 12% or more in peripheral or luxury segments with smaller tenant pools.
The main factor that currently drives vacancy rates up or down in Kumasi is proximity to employment centers, universities, and commercial hubs, which determines how quickly a unit gets rented.
Compared to Accra, Kumasi's vacancy rates are slightly higher overall because the city has a more seasonal rental pattern tied to the academic calendar and a smaller expatriate population.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Kumasi.
What's the rent-to-price ratio in Kumasi as of 2026?
As of early 2026, the average rent-to-price ratio in Kumasi is approximately 0.8% per month, which translates to roughly 9.5% annually and matches the gross rental yield.
A rent-to-price ratio above 0.9% monthly (or about 11% annually) is generally considered favorable for buy-to-let investors in Kumasi, and this ratio is essentially the same metric as gross rental yield expressed differently.
Compared to Accra and other major Ghanaian cities, Kumasi's rent-to-price ratio is slightly more attractive because property prices have not inflated as much while rents remain competitive due to strong local demand.
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.
Which neighborhoods and micro-areas in Kumasi give the best yields as of 2026?
Where are the highest-yield areas in Kumasi as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Kumasi are Ayigya, Bomso, and Suame, where gross yields can reach 11% to 14%.
In these top-performing areas like Ayigya, Bomso, and Suame, the average gross rental yield range is typically between 11% and 14%, driven by affordable purchase prices and strong tenant demand.
The main characteristic these high-yield areas share is their proximity to major demand drivers: Ayigya and Bomso are near KNUST with constant student demand, while Suame benefits from its role as a commercial and artisan hub.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Kumasi.
Where are the lowest-yield areas in Kumasi as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Kumasi are Ahodwo, Ridge, and Danyame, where gross yields typically fall between 5% and 7%.
In these low-yield areas like Ahodwo, Ridge, and Danyame, the average gross rental yield range is usually between 5% and 7%, which is well below the city average.
The main reason yields are compressed in these areas of Kumasi is that property prices are inflated by buyer preferences for prestige and lifestyle, while long-term rental rates are capped by what local tenants can afford.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Kumasi.
Which areas have the lowest vacancy in Kumasi as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Kumasi are Ayigya, Adum, and Asokwa, where vacancy typically stays below 5%.
In these low-vacancy areas like Ayigya, Adum, and Asokwa, the estimated vacancy rate range is between 3% and 5% annually, meaning properties rarely sit empty for long.
The main demand driver that keeps vacancy low in these areas of Kumasi is consistent foot traffic: Ayigya has KNUST students, Adum is the central business district with traders and workers, and Asokwa benefits from industrial and commercial activity.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices can be higher or property conditions less ideal, which may compress overall returns despite the occupancy advantage.
Which areas have the most renter demand in Kumasi right now?
The top three neighborhoods currently experiencing the strongest renter demand in Kumasi are Ayigya, Adum, and Bantama, where listings often receive multiple inquiries within days.
The type of renter profile driving most of the demand in those areas is students and young professionals in Ayigya, traders and business owners in Adum, and families and workers in Bantama.
In these high-demand neighborhoods like Ayigya, Adum, and Bantama, rental listings typically get filled within one to three weeks, which is significantly faster than the city average of four to six weeks.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Kumasi.
Which upcoming projects could boost rents and rental yields in Kumasi as of 2026?
As of early 2026, the top three upcoming infrastructure or development projects expected to boost rents in Kumasi are the Boankra Inland Port, the Kumasi International Airport expansion, and the Kumasi-Accra motorway improvements.
The neighborhoods most likely to benefit from these projects are Ejisu and surrounding areas for the Boankra Inland Port, Oforikrom and Tafo for airport-related growth, and Asokwa and Atonsu for improved connectivity from road upgrades.
Once these projects are completed, investors might realistically expect rent increases of 10% to 20% in affected neighborhoods, though gains will depend on how quickly commercial activity follows infrastructure improvements.
You'll find our latest property market analysis about Kumasi here.
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What property type should I buy for renting in Kumasi as of 2026?
Between studios and larger units in Kumasi, which performs best in 2026?
As of early 2026, one to two bedroom apartments and self-contained units outperform both studios and larger units in Kumasi in terms of rental yield and occupancy.
Studios in Kumasi typically achieve gross yields of 10% to 13%, while larger three-bedroom units usually deliver 7% to 9%, making mid-sized units the sweet spot at 9% to 12% gross yield (roughly GHS 800 to 1,500 monthly rent, or $50 to $95 USD, or 45 to 90 EUR).
The main factor that explains why mid-sized units outperform in Kumasi is that they balance affordability for tenants (who cannot afford large homes) with enough space to justify higher rents than cramped studios.
One scenario where larger units might actually be the better investment choice in Kumasi is when targeting expatriate families or corporate tenants working with international organizations, who prefer spacious accommodations and can pay premium rents.
What property types are in most demand in Kumasi as of 2026?
As of early 2026, the most in-demand property type in Kumasi is the one to two bedroom self-contained apartment, which dominates rental inquiries across the city.
The top three property types ranked by current tenant demand in Kumasi are: first, one to two bedroom self-contained apartments; second, single-room self-contained units; and third, three-bedroom family houses in accessible locations.
The primary demographic driving this demand pattern in Kumasi is young professionals, students, and small families who need affordable, practical housing close to work or school.
One property type that is currently underperforming in demand and likely to remain so in Kumasi is the large villa or mansion, which has a very limited pool of potential tenants and often sits vacant for months.
What unit size has the best yield per m² in Kumasi as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Kumasi is between 40 and 70 square meters, which typically corresponds to one to two bedroom apartments.
For that optimal unit size in Kumasi, the typical gross rental yield per square meter works out to approximately GHS 15 to 25 per square meter monthly (about $1 to $1.60 USD, or 0.90 to 1.50 EUR per square meter).
The main reason smaller or larger units tend to have lower yield per square meter compared to the optimal size in Kumasi is that very small units have limited rent upside while very large units face thin tenant demand and disproportionately high prices.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Kumasi as of 2026?
What are typical property taxes and recurring local fees in Kumasi as of 2026?
As of early 2026, the estimated annual property tax for a typical rental apartment in Kumasi ranges from GHS 500 to GHS 2,000 (approximately $30 to $125 USD, or 28 to 115 EUR), depending on the property's rateable value and location.
Other recurring local fees landlords must budget for annually in Kumasi include waste management levies (GHS 200 to 500, or $12 to $30 USD, or 11 to 28 EUR) and, for gated communities, security and maintenance contributions (GHS 1,200 to 3,600, or $75 to $225 USD, or 70 to 210 EUR).
These taxes and fees typically represent between 5% and 12% of gross rental income in Kumasi, with the higher end applying to properties in managed compounds with shared amenities.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Kumasi.
What insurance, maintenance, and annual repair costs should landlords budget in Kumasi right now?
The estimated annual landlord insurance cost for a typical rental property in Kumasi is between GHS 800 and GHS 2,500 (approximately $50 to $155 USD, or 45 to 145 EUR), depending on coverage level and property value.
The recommended annual maintenance and repair budget in Kumasi is around 1% to 1.5% of property value, or roughly 10% to 15% of annual rental income, to cover routine upkeep and minor fixes.
The type of repair expense that most commonly catches landlords off guard in Kumasi is plumbing and water tank issues, which are frequent due to inconsistent municipal water supply and the strain placed on private water systems.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Kumasi is between GHS 3,000 and GHS 8,000 (approximately $185 to $500 USD, or 175 to 465 EUR) for a typical apartment.
Which utilities do landlords typically pay, and what do they cost in Kumasi right now?
In Kumasi, landlords typically pay only for common area utilities in apartment buildings (lighting, water for shared spaces), while tenants are usually responsible for their own electricity, water, and internet bills.
If a landlord includes utilities (common in some furnished or short-term rentals), the estimated monthly cost for a typical rental unit in Kumasi is around GHS 400 to 800 (approximately $25 to $50 USD, or 23 to 47 EUR) covering electricity, water, and internet.
What does full-service property management cost, including leasing, in Kumasi as of 2026?
As of early 2026, the estimated monthly property management fee for full-service management in Kumasi is between 8% and 12% of monthly rent (roughly GHS 80 to 180, or $5 to $11 USD, or 4.50 to 10.50 EUR for a typical apartment), plus VAT where applicable.
The typical leasing or tenant-placement fee charged on top of ongoing management in Kumasi is equivalent to one month's rent, though some agencies charge half a month for renewals.
What's a realistic vacancy buffer in Kumasi as of 2026?
As of early 2026, landlords in Kumasi should set aside approximately 6% to 10% of annual rental income as a vacancy buffer, depending on property location and tenant type.
The typical number of vacant weeks per year landlords experience in Kumasi is between three and five weeks for well-located properties, though student-focused rentals near KNUST may see longer gaps during academic breaks.
Buying real estate in Kumasi can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| Ghana Statistical Service | It's Ghana's official statistics agency providing census and economic data. | We used it to understand demographic trends and housing stock in the Ashanti Region. We referenced population growth data to contextualize rental demand. |
| Bank of Ghana | It's the central bank providing inflation and economic indicators. | We used it to adjust rental figures for inflation and currency fluctuations. We cross-checked property market reports for lending trends. |
| Meqasa | It's one of Ghana's largest property listing platforms with extensive Kumasi coverage. | We analyzed asking rents and sale prices across neighborhoods. We tracked listing durations to estimate vacancy and demand patterns. |
| Tonaton Ghana | It's a major classified platform with high-volume rental listings in Kumasi. | We used it to verify rent ranges and compare with other portals. We monitored how quickly listings were marked as rented. |
| Ghana Property Centre | It's a dedicated real estate portal with detailed property information. | We extracted price-per-square-meter data for different property types. We used it to validate neighborhood-level yield estimates. |
| Jiji Ghana | It's a popular marketplace with real-time rental listing activity. | We tracked inquiry volumes and listing freshness. We used it as a secondary source to confirm demand patterns. |
| Kumasi Metropolitan Assembly | It's the local government authority responsible for property rates and urban planning. | We referenced property tax rate schedules and zoning information. We used it to estimate recurring landlord costs. |
| Electricity Company of Ghana | It's the national electricity distributor with official tariff schedules. | We used it to estimate utility costs for landlords who include electricity. We referenced current tariff bands for residential properties. |
| Ghana Water Company Limited | It's the national water utility with published rate structures. | We used it to estimate water costs for landlords. We factored in typical consumption for rental units. |
| Ghana Ministry of Finance | It's the government ministry overseeing budgets and infrastructure investments. | We tracked announced infrastructure projects affecting Kumasi. We used project timelines to estimate future rental impact. |
| Ghana Civil Aviation Authority | It's the regulator overseeing airport development including Kumasi International. | We referenced airport expansion plans and timelines. We assessed potential impact on nearby neighborhoods. |
| KNUST | It's Ghana's largest public university and a major demand driver in Kumasi. | We used enrollment data to estimate student housing demand. We factored academic calendar into vacancy assumptions. |
| Local property managers and agents | They have on-the-ground knowledge of actual rents and market conditions. | We interviewed managers handling portfolios in Kumasi. We verified portal data against actual achieved rents. |
| Our proprietary survey data | It reflects direct feedback from landlords and investors in our network. | We surveyed property owners about costs, vacancy, and returns. We used responses to calibrate our estimates. |
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