The title deed in Ghana (2025 guide)

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ghana. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The AfricanVestor, we explore the Ghana real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Accra, Kumasi, and Tamale. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Should I aim for a registered Land Title Certificate instead of just an indenture?

Yes, you must prioritize obtaining a registered Land Title Certificate over just an indenture.

An indenture serves only as proof of purchase but does not confirm legal ownership. Multiple people can claim the same land if they rely solely on indentures, creating significant legal risks for property buyers.

A registered Land Title Certificate, issued by Ghana's Lands Commission, provides official government-backed proof of legal ownership. This certificate is the highest level of protection available in Ghana's property market and is essential for court recognition, property resale, and securing mortgages from financial institutions.

As of September 2025, banks and mortgage lenders in Ghana require a registered Land Title Certificate as a prerequisite for any property financing. Without this document, you cannot legally transfer ownership or use the property as collateral.

It's something we develop in our Ghana property pack.

What type of land interest can I legally hold in Ghana?

Your citizenship and business structure directly determine what type of land interest you can acquire in Ghana.

Foreign individuals and foreign-majority businesses are limited to leasehold interests of up to 50 years. These leaseholds grant the right to occupy and use the land for the specified term, with possible renewal upon expiration.

Ghanaian citizens can acquire leasehold interests of up to 99 years and, in rare cases, freehold interests. Freehold ownership is perpetual and usually involves inherited land or properties acquired before recent legal reforms on private or state lands previously granted under common law.

If a Ghanaian citizen establishes a wholly Ghanaian-owned business, that entity can hold leasehold interests with the same terms as individual citizens. However, any business with foreign majority ownership faces the same 50-year limitation as foreign individuals.

The Ghana Investment Promotion Centre oversees foreign investment compliance, and all foreign land acquisitions must align with these statutory limitations.

Who owns the land and what consents do I need?

Ghana recognizes four main categories of land ownership, each requiring specific written consents for valid sales.

Land Ownership Type	Required Written Consent	Verification Process
Stool/Skin (Traditional)	Chief or customary council	Formal approval documentation
Family Land	Family head + principal members	Multiple signatures required
Individual/Corporate	Registered owner only	Title verification sufficient
State Land	Government agency approval	Formal application process
Religious/Educational	Institution governing body	Board resolution required
Cooperative Land	Cooperative committee	Member consent documentation
Mining/Concession	Minerals Commission	Special permit requirements

Stool and skin lands, held by traditional authorities for communities, represent the majority of all land in Ghana. For family lands held collectively, you must obtain written consent from both the family head and several principal family members.

State land sales require formal applications and approvals through government agencies. Individual or corporate land transactions are the simplest, requiring only the registered owner's signature and proof of rightful title.

What information does a Land Commission search reveal?

A Lands Commission search provides comprehensive information about any specific plot's legal status and potential issues.

The search reveals existing registrations, confirming the current registered owner and the nature of their title. It also discloses any encumbrances such as mortgages, court cases, caveats, or adverse entries that could affect your ownership rights.

Boundary information from the search shows potential overlaps or disputes with neighboring plots and the status of any previous registrations. The search also indicates whether the plot is unregistered, properly registered, or currently under legal dispute.

As of September 2025, the Lands Commission database includes geo-referenced mapping data that helps identify discrepancies between claimed boundaries and official records. This search is essential before paying more than a token deposit on any property purchase.

Your lawyer should conduct this search using copies of the existing site plan and indenture to identify any legal complications before finalizing the purchase.

Do I need a licensed surveyor and geo-referenced site plan?

Yes, you absolutely need a licensed surveyor to produce a certified, geo-referenced site plan that matches physical ground conditions.

The site plan must show accurate GPS coordinates and correspond exactly to the beacons placed on the actual land. This document must be certified by a licensed surveyor and align with both physical boundaries and Lands Commission records.

During your site visit, personally verify that the beacons on the ground match exactly with the documentation provided. Any discrepancies between the site plan and physical markers indicate potential boundary disputes or fraudulent documentation.

Ghana's Lands Commission requires geo-referenced site plans for all new registrations, and as of September 2025, they use satellite verification to confirm boundary accuracy. A licensed surveyor's certification is mandatory for Land Title Certificate applications.

Always engage surveyors who are registered with the Ghana Institution of Surveyors to ensure their certifications meet legal standards for property registration.

Is the land actually buildable under local planning regulations?

You must verify buildability through the local planning authority before completing your purchase.

Check zoning restrictions that may limit the type of structures you can build or the commercial activities you can conduct on the property. Review any road reservations or future road layout plans that could affect your land use or require future compensation.

Investigate waterways, rivers, or flood risk areas that may restrict construction or require special building permits. Confirm setback requirements and utility corridor restrictions that could limit your buildable area even after legal acquisition.

Local planning authorities in major cities like Accra and Kumasi maintain detailed development control maps showing these restrictions. Environmental protection regulations may also apply, particularly near water bodies or designated conservation areas.

As of September 2025, Ghana's National Building Regulations require compliance with local planning schemes, and violations can result in demolition orders even for legally owned properties.

What professionals should be on my property purchase team?

Build a team of three essential licensed professionals to protect your interests throughout the purchase process.

1. **Real-estate lawyer**: Must be licensed with the Ghana Bar Association, handles all due diligence, drafts sale agreements, and witnesses critical document signatures2. **Licensed surveyor**: Registered with Ghana Institution of Surveyors, certifies site plans and validates ground beacons against documentation 3. **Architect or planner**: If building soon, provides input on design compliance with zoning regulations and building codes4. **Property valuer**: For mortgage applications or investment analysis, provides official property valuations5. **Environmental consultant**: For properties near water bodies or industrial areas, assesses environmental compliance requirements

Your lawyer coordinates the entire process and ensures all legal requirements are met. The surveyor validates physical boundaries and prepares technical documentation for registration.

If you plan immediate construction, an architect helps verify that your intended use complies with local planning regulations before you complete the land purchase.

It's something we develop in our Ghana property pack.

What documents will we sign at completion?

At closing, you must sign or collect several critical documents that establish your legal ownership.

The sale agreement or indenture, drafted and witnessed by your lawyer, forms the primary contract between buyer and seller. A certified site plan from your licensed surveyor establishes the exact boundaries and coordinates of your property.

Collect seller identification documents and official receipts for all payments, including purchase price, consent fees, and processing charges. Ensure you receive all required written consents from family heads, chiefs, or trustees depending on the land ownership type.

Your lawyer typically drafts all critical documents and serves as an official witness to signatures. Keep original copies of all documents in a secure location, as these will be required for future registration and any property transactions.

Additional documents may include clearance certificates, tax compliance statements, and environmental impact assessments depending on the property type and location.

How should I structure payments safely?

Never pay the full purchase price upfront; structure payments to protect yourself throughout the due diligence process.

Pay only a small deposit upon signing the initial agreement, typically 5-10% of the total purchase price. Release the bulk of payment only after completing successful Land Commission searches and obtaining all required consents.

Make the final payment upon completion of registration and stamping processes, keeping a small balance if any final documentation remains pending. Always demand official receipts for every payment and involve your lawyer in all financial transactions.

Use bank transfers or certified checks rather than cash payments, and ensure all payment records are properly documented. This payment structure gives you legal grounds to withdraw if due diligence reveals problems with the property.

As of September 2025, financial institutions recommend holding at least 20% of the purchase price until Land Title Certificate registration is complete.

What are the total costs and payment timelines?

Understand all costs involved in property acquisition and when payments are due throughout the process.

Cost Component	Typical Amount	Payment Timeline
Survey/Site Plan	GHS 3,000-8,000	Paid to surveyor upfront
Legal Fees	2-5% of property value	Partial at start, balance at registration
Stamp Duty (GRA)	1% of property value	After sale agreement, before registration
Consent Fees	GHS 500-5,000	As specified by chief/family
Lands Commission Registration	GHS 1,000-3,000	Upon application submission
Land Commission Search	GHS 200-500	Before purchase decision
Document Preparation	GHS 500-1,500	During legal process

Request official receipts for all payments and maintain copies for your records. Budget an additional 10-15% above quoted fees for unexpected costs or administrative charges.

Payment timelines vary depending on the complexity of your transaction, but most costs are due within 3-6 months of initiating the purchase process.

What is the step-by-step registration process at the Lands Commission?

The Lands Commission registration follows a specific sequence that typically takes 6-18 months to complete.

1. **Submit application** with all required documents to the Lands Commission regional office2. **Commission conducts search** and inspection of the property and documentation 3. **Technical review** by mapping and survey divisions to verify boundaries and coordinates4. **Property valuation** conducted by Commission valuers for stamp duty assessment5. **Stamp duty payment** to Ghana Revenue Authority based on Commission valuation6. **Final registration processing** with inputs from legal and technical divisions7. **Land Title Certificate issuance** after all requirements are satisfied8. **Certificate collection** with official tracking number and receipt verification

Demand an official tracking number and receipt when submitting your application. Your lawyer should follow up regularly and document all interactions with Commission staff to ensure your file progresses properly.

As of September 2025, the Commission has digitized parts of the process, but physical document submission and collection are still required at regional offices.

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 common mistakes and red flags should I watch for?

Avoid these critical mistakes that have cost property buyers significant money and legal complications.

1. **Land guards and intimidation**: Immediately walk away from any property associated with threats, violence, or "land guard" activities2. **Multiple sellers claiming ownership**: Verify every signatory's authority, especially on family or stool lands where several people may claim selling rights3. **Altered or fraudulent site plans**: Cross-check site plans against ground beacons and Lands Commission database records4. **Verbal-only consents**: Never accept verbal agreements; demand all consents and approvals in written, signed documentation5. **Missing official receipts**: Refuse to make payments without proper receipts from recognized institutions or authorities6. **No file tracking**: Always demand official tracking numbers when submitting documents and follow up regularly on progress

Your lawyer and surveyor serve as your primary protection against these issues. They must thoroughly verify all paperwork, confirm ownership claims, and oversee the entire process from initial agreement through complete registration.

Red flags include sellers pressuring for immediate full payment, refusing to allow independent verification, or providing documentation that doesn't match official records.

It's something we develop in our Ghana property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Efiedwam - Difference Between Indenture and Title Certificate
2. The AfricanVestor - Land Title Certificate Ghana
3. The AfricanVestor - Title Deed Ghana
4. The AfricanVestor - Foreigners Buy Land Ghana
5. The Greens Ghana - Freehold vs Leasehold
6. B&FT Online - Family Land Transactions
7. Ghana Lands Commission - Registration of Title
8. Real Estate Mart Ghana - Indenture Site Plan and Land Title Certificate