Buying land in Ghana is a significant investment whether you’re building a home, starting a business, or securing your family’s future. But the process can be far from straightforward. Every year, many buyers lose money to land scams, double sales and costly litigation.

This guide explains the key legal steps, documents to look out for and common mistakes to avoid when buying land in Ghana.

Who Can Buy Land in Ghana?

Ghanaian citizens can buy land with a leasehold interest that typically spans 99 years.

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

Foreigners, however, are restricted to leasehold interests not exceeding 50 years, though this may be renewed upon expiry.

Freehold vs. Leasehold in Ghana

Freehold:
Freehold ownership gives the buyer permanent ownership of the land. However, it’s rare and mostly unavailable for outright sale today. Freehold is typically found in family or stool lands, and the law increasingly discourages it.

Leasehold:
Leasehold gives you the right to occupy or use the land for a specific period usually 50 or 99 years after which the interest may be renewed or reverted to the original owner.

Main Types of Land in Ghana

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

2. Family Land – Owned by extended families.

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

4. Private Land – Registered and owned by individuals or companies.

Each land type has unique requirements for sale. For example, stool or family lands often require the consent of multiple heads or elders before a valid transaction can occur.

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

1. Conduct a Search at the Lands Commission

Start by confirming whether the land is registered, who the rightful owner is, and if there are any encumbrances (such as court injunctions or mortgages).

 Never skip this step.

2. Visit the Site and Speak to Locals

Physically inspect the land and talk to nearby residents or landowners. Ask about boundaries, ownership history, and potential disputes.

3. Request the Site Plan and Land Document

A proper site plan (cadastral plan) shows the exact location, boundaries, and size of the land. Ensure it is signed, sealed and matches the property you inspected.

4. Get a Lawyer Involved Early

Engage a real estate lawyer experienced in land transactions. Your lawyer will:

• Verify ownership and title history

• Draft or review the sale and purchase agreement

• Ensure the transaction is legally valid and safe

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5. Sign a Proper Sale and Purchase Agreement

This document should clearly include:

• Full names of the buyer and seller

• Land size, location, and boundaries

• Purchase price and payment terms

• Timeline for possession

• Representations, warranties, and dispute resolution clauses

6. Pay with Traceable Evidence

Avoid cash. Always use bank transfers or cheques and keep copies of all receipts.

7. Register the Land

After purchase, register the land in your name at the Lands Commission.
This step provides legal proof of your interest and protects you from future ownership disputes.

Red Flags When Buying Land in Ghana

Be cautious if:

• The seller refuses to show original documents

• The land is unusually cheap

• There are multiple “owners” claiming the same land

• Boundaries are unclear

• There are existing court cases or disputes

If you notice any of these warning signs, pause the process and investigate before making payment.

Common Land Scams in Ghana

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

2. Fake Site Plans: Fraudulent or altered site plans presented as genuine.

3. Impersonation: A fraudster posing as the landowner.

4. Unapproved Layouts: Lands sold in areas reserved for roads, schools, or green spaces.

How Long Does It Take to Register Land in Ghana?

Land registration can take a few months to over a year, depending on the region and document completeness.
The process involves:

• Stamping the sale documents

• Lodging the documents for registration

• Issuing a land title or land certificate

Cost of Buying Land in Ghana

Beyond the purchase price, you should expect to pay for:

• Legal fees (typically 3–5% of the purchase price)

• Stamp duty

• Survey and site plan fees

• Registration fees at the Lands Commission

Key Laws Governing Land in Ghana

• Land Act, 2020 (Act 1036): Consolidates all land laws and outlines documentation and consent requirements.

• 1992 Constitution (Article 266): Restricts foreign land interests to leaseholds.

• Stamp Duty Act, 2005 (Act 689): Governs stamp duty payments.

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

Final Legal Advice Before Buying Land in Ghana

• Never pay in full before due diligence

• Always engage a qualified lawyer early

• Insist on written agreements and receipts

• Conduct a search even for family lands

• Register the land immediately after purchase

Contact Amoako Adjei Law Consult

At Amoako Adjei Law Consult, we help individuals, families, and businesses safely navigate the land acquisition process in Ghana.
With over a decade of legal experience and a strong litigation background, our firm provides:

• Land due diligence

• Verification of ownership

• Agreement drafting and review

• Registration and follow-up at the Lands Commission

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

If you’re buying land in Ghana and want to avoid scams or costly mistakes, contact Amoako Adjei Law Consult today for trusted legal assistance.