Buying land in Ghana? Learn the 7 essential legal steps, documents to check and how to avoid scams and land disputes before you pay.

Buying land in Ghana is a significant investment whether you’re building a home, starting a business or simply investing for the future. But the process is far from straightforward. Every year, many people lose money to land scams, double sales, and costly litigation. This guide walks you through the key legal steps, documents to look out for, and how to avoid common mistakes when buying land in Ghana.

Who Can Buy Land in Ghana?

• Ghanaians can buy land with a leasehold interest that usually spans 99 years.

• Diaspora Ghanaians are treated as citizens under the law, so they also qualify for 99-year leases.

• Foreigners, however, are restricted to leasehold interests not exceeding 50 years (renewable). 

Freehold vs. Leasehold in Ghana

• Freehold: Rare and mostly unavailable for outright sale. It gives the buyer permanent ownership. This type is common only in family or stool lands, and increasingly discouraged by law.

• Leasehold: You get the right to occupy the land for a period (e.g., 50 or 99 years), after which it may be renewed or reverted to the original owner.

The Main Types of Land in Ghana

1. Stool/Skin Land – Held by chiefs on behalf of communities.

2. Family Land – Owned by extended families.

3. State Land – Owned and managed by the Government of Ghana.

4. Private Land – Usually registered and owned by individuals or companies.

Each type requires different procedures for sale. Stool or family lands, for instance, often need the consent of multiple heads or elders.

How to Buy Land in Ghana – Step-by-Step

1. Conduct a Search at the Lands Commission
   This reveals whether the land is registered, who the owner is, and whether there are encumbrances (e.g., court injunctions or mortgages). Don’t skip this.

2. Visit the Site and Speak to Locals
   Physically inspect the land. Talk to neighbors and nearby landowners. Ask about any boundary issues or competing claims.

3. Request the Site Plan and Land Document
   This is typically a cadastral plan showing the precise location and size of the land. It should be signed and sealed.

4. Get a Lawyer Involved Early
   Engage a law firm experienced in land matters. The lawyer will verify ownership, draft or review the sale agreement, and guide registration.

5. Sign a Proper Sale and Purchase Agreement
   This should include:

   • Full names of buyer and seller

   • Size and location of land

   • Purchase price and payment terms

   • Timeline for handing over possession

   • Representations and warranties

   • Dispute resolution clause

6. Pay with Traceable Evidence
   Avoid cash transactions. Use bank transfers, and keep receipts.

7. Register the Land
   After purchase, submit documents to the Lands Commission to register the land in your name. This gives legal proof of your interest and protects you from future disputes.

Red Flags to Watch Out For

• Seller refuses to produce original land documents

• Land is being sold at an unusually low price

• Multiple people claiming ownership

• No clear boundaries on the site

• Disputes in court over the land

If any of these occur, walk away or investigate further before proceeding.

Common Land Scams in Ghana

• Double Sales: Selling the same land to multiple buyers.

• Fake Site Plans: Unscrupulous sellers present fake or doctored site plans.

• Impersonation: A fraudster pretending to be the landowner.

• Unapproved Layouts: Land sold in areas reserved for roads, schools, or green space.

How Long Does It Take to Register Land in Ghana?

Registration can take a few months to over a year, depending on the region and completeness of your documents. The process includes:

• Stamping the document at the Lands Commission

• Lodging for registration

• Obtaining a title certificate or land certificate

What Is the Cost of Buying Land in Ghana?

Beyond the purchase price, you’ll pay:

• Legal fees (often 3-5% of the purchase price)

• Stamp duty 

• Survey and site plan fees

• Registration fees at the Lands Commission

What Law Governs Land in Ghana?

Land transactions are governed by the Land Act, 2020 (Act 1036). This Act consolidates previous land laws and emphasizes the need for proper documentation, consent, and registration.

• Constitution of Ghana, 1992: Particularly Article 266, which limits foreign land interests.

• Stamp Duty Act, 2005 (Act 689): Governs the payment of stamp duties.

• Registration of Title Act, 1986 (PNDCL 152): Governs title registration in certain areas.

Final Advice Before Buying Land in Ghana

1. Never pay in full before due diligence

2. Engage a real estate lawyer from day one

3. Insist on a written agreement and official receipts

4. Do a search even if the land “belongs to family”

5. Register the land immediately after purchase

Contact Our Firm

At Amoako Adjei Law Consult, we help individuals and businesses safely navigate the land acquisition process in Ghana. With over a decade of experience and a strong litigation background, we provide due diligence, negotiation, contract drafting, and registration services to protect your investment.

We will:

• Review all documents

• Verify the legal authority of the seller

• Draft proper agreements

• Help conduct due diligence

It’s far cheaper to prevent a land dispute than to fight one in court.

If you’re thinking of buying land and want to avoid future legal headaches, contact our firm today.