In short: Buying property in Ghana from abroad works when you verify the title before paying anything, get your allocation documented in writing, pay in stages tied to construction progress, and have a properly written sale and purchase agreement. This guide walks you through each step.
Why diaspora buyers get into trouble — and how to avoid it
The Ghanaian property market has real opportunities. It also has real risks, and those risks fall disproportionately on diaspora buyers for a straightforward reason: distance. When you are in London, Toronto, or Houston, you cannot drive past the site on a Saturday morning. You are relying on what you are told, and some of what you are told will not be accurate.
The most common problems diaspora buyers encounter:
- Title disputes. The land a developer is building on may have unresolved ownership claims — a family land conflict, a stool land issue, or an overlapping allocation. If you buy before this is checked, you may end up with a property you cannot register or sell.
- Allocation sold to multiple buyers. Some developers under cash pressure have sold the same unit to more than one buyer. The first buyer who completes payment and pushes for registration usually wins. Everyone else loses their money.
- Payment without progress. Paying a large upfront sum before construction reaches a meaningful milestone leaves you with no leverage if the developer stalls or runs out of money.
- Vague or missing documentation. A verbal agreement or a one-page receipt is not a sale and purchase agreement. Without a proper legal document, you have very little recourse if anything goes wrong.
None of these problems are inevitable. They are all preventable with the right process.
The four things that actually protect you
- Title due diligence on the land. Before you commit any money, the land title is verified at the Lands Commission — confirming the developer has clean legal ownership with no competing claims or encumbrances.
- An identified allocation. Your specific unit or plot is documented in writing: the unit number or plot reference, the floor plan or site plan showing its location, and written confirmation that this allocation is reserved for you.
- Stage payments tied to construction milestones. Payments are released in stages corresponding to verifiable progress — foundation, lintel level, roofing, fit-out, completion. You do not pay for a milestone that has not been reached.
- A properly written sale and purchase agreement. Prepared or reviewed by a licensed Ghanaian solicitor. It specifies the exact property, total price, payment schedule, completion date, developer default remedies, and handover process.
Step-by-step: how the process works
Step 1 — Set your brief and shortlist
Start with a clear brief: budget, location preferences, property type (apartment, standalone house, off-plan, completed), and your intended use (to return to, to rent out, for family). Locations diaspora buyers most commonly target in Accra:
- East Legon — established, high demand, strong rental yields, mix of completed and new-build
- Cantonments — quieter, well-maintained, popular with returning professionals
- Airport Residential — central, close to the airport, good for short-term rental income
- Spintex Road — more affordable, growing rapidly, large mixed-use developments
- Tema — more affordable than Accra proper, strong infrastructure, good for families
Budget beyond the purchase price: stamp duty (0.5%), Lands Commission registration fees (0.25–1%), solicitor fees (1–2% of transaction value), and agency commission (typically 5–10%, paid by seller).
Step 2 — Remote viewings
A good broker conducts video walkthroughs via WhatsApp or Zoom for each shortlisted property. For off-plan developments, this means a site visit showing current construction progress. For completed properties, a room-by-room walkthrough with honest commentary on condition. Do not commit based on photographs alone.
Step 3 — Title due diligence
Once you have identified a property, the next step is a formal title search — before any money changes hands. The title search is conducted by a solicitor at the Lands Commission and verifies who legally owns the land, whether there are any encumbrances or competing claims, and the nature of the title. This typically takes one to two weeks in Accra. Skipping it to “move faster” is how buyers end up in disputes that take years to resolve.
Step 4 — Documented allocation and sale and purchase agreement
Once title is verified, two things must happen before money moves. First, your allocation is documented — a site plan or floor plan with your specific unit marked and a written confirmation from the developer. Second, a sale and purchase agreement (SPA) is drafted by a solicitor you or your broker have appointed independently. Key terms the SPA must cover: exact property reference, total price and currency, payment schedule with milestone triggers, completion date and delay remedies, developer default remedies, and handover conditions.
Step 5 — Power of attorney
If you cannot travel to Ghana to sign documents, a power of attorney (POA) authorises your solicitor in Ghana to sign and act on your behalf. It must be signed before a notary public in your country of residence, apostilled, and sometimes legalised at the Ghana High Commission. Allow two to four weeks for this process.
Step 6 — Stage payments
Payments proceed according to the schedule in your SPA. A typical structure for an off-plan development:
| Milestone | Typical payment |
|---|---|
| SPA signed and allocation confirmed | 20–30% |
| Foundation completed and certified | 15–20% |
| Structure at lintel level | 15–20% |
| Roofing completed | 15–20% |
| Fit-out and finishes completed | 10–15% |
| Handover and snagging signed off | 5–10% |
Send payments via bank wire, Wise, or Remitly. Keep every SWIFT confirmation. Reference the SPA clause number in each payment instruction.
Step 7 — Completion and title registration
On completion, conduct a snagging inspection — a walk-through to identify defects before releasing the final payment. Title transfer happens at the Lands Commission, coordinated between the developer’s solicitor and yours. Once registered, you receive the title deed. Keep a scanned copy in secure cloud storage and the original with your solicitor.
A note on land purchases
Land in Ghana is held under several forms of tenure. Ghanaian citizens can acquire freehold (allodial) title. Non-citizens can hold leasehold interests of up to 50 years, renewable. Diaspora Ghanaians with dual citizenship can acquire freehold depending on land type. For land, the title search is especially important because land records can be inconsistent — the same plot may appear in multiple records with different claimed owners. A thorough Lands Commission search combined with a physical site inspection confirming the plot boundaries is essential.
Frequently asked questions
Can I buy property in Ghana with dual citizenship?
Yes. If you hold Ghanaian citizenship — including dual citizenship — you can acquire freehold property. If you hold only foreign citizenship, you can acquire leasehold interests of up to 50 years, renewable.
How long does a remote purchase take?
Allow three to six months from initial contact to title registration for a completed property. For off-plan purchases, add the remaining construction time — typically one to three years depending on the development stage and developer track record.
Do I need a Ghanaian bank account?
Not always, but it simplifies payments and is useful if you plan to collect rental income. Some developers accept direct foreign currency transfers.
What if the developer goes bankrupt before completion?
This is where a well-drafted SPA matters most. It should specify your rights and remedies in the event of developer insolvency. Stage payments are the best protection — you have only paid for what has actually been built.
Is rental income from Ghanaian property taxable?
Yes. Rental income is subject to Ghanaian income tax regardless of your country of residence — typically 8% withholding tax on gross rent for residential property. You may also have reporting obligations in your country of residence. Speak to a tax advisor in both countries.
Ready to start your search?
myPropertyGhana has been operating in the Ghanaian real estate market since 2006. We specialise in remote transactions for diaspora buyers in the US, UK, and Canada, and conduct title due diligence on every transaction before any money is committed. Learn more about how we work.
- 📞 Call or WhatsApp: +233 206 338 003
- 📧 Email: hello@propertyghana.net
This guide is for general information only and does not constitute legal or financial advice. Always engage a licensed Ghanaian solicitor for your specific transaction. myPropertyGhana has been operating in Ghana since 2006.
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