Understand the tenure system
Ghana operates a dual land-tenure regime: statutory (state and vested) and customary (stool, skin and family). Freehold interests in customary land are constitutionally restricted for non-Ghanaians. Most institutional investment is therefore structured through 50-year leasehold interests, renewable on expiry.
- Freehold: rare; largely reserved for Ghanaians in customary land.
- Leasehold: standard institutional tenure — up to 50 years, renewable.
- Public land: granted by the state through the Lands Commission.
Run title assurance before you commit
Ghana's title landscape rewards thorough due diligence. A single parcel can carry overlapping claims from customary allodial owners, prior grants and unrecorded transfers. PDB's Title Assurance service performs a consolidated search and issues an institutional opinion, so lenders and boards can transact with confidence.
- Lands Commission record search (deeds and title registration).
- Site inspection and boundary reconciliation with cadastral records.
- Customary chain-of-grant verification with allodial holders.
- Litigation and encumbrance search.
Choose the right sector
The Ghana investment thesis differs materially by sector. Residential build-to-rent and student accommodation address structural demand in Accra and Kumasi. Grade-A office and mixed-use command a premium in Airport City and Ridge. Industrial and logistics track the port hinterland at Tema and the emerging Boankra dry port. Retail is repositioning around grocery-anchored formats.
- Office: Airport City, Ridge, Cantonments.
- Residential: Cantonments, East Legon, Airport Residential, Kumasi CBD.
- Industrial & logistics: Tema, Boankra, Accra outer ring.
- Retail: grocery-anchored and mixed-use destinations.
Structure the transaction
Most institutional acquisitions in Ghana are executed through a Ghana-incorporated SPV, with the leasehold interest held at the SPV level and shareholder loans layering the equity. The SPV structure simplifies exit, financing and tax reporting.
- Incorporate a Ghana SPV (private company limited by shares).
- Register at the Registrar-General's Department and the GRA.
- Open a resident foreign-currency and local-currency account.
- Model stamp duty, VAT on services and withholding tax on rent.
Plan operations and exit from day one
The best mandates plan property management, capex programmes and eventual exit before signing. PDB's integrated platform lets sponsors track valuation, leasing, FM tickets and financial performance on one system — and produces an exit-ready evidence pack when the time comes.
- Property management SLAs and reporting cadence.
- Capex reserve and PPM (planned preventive maintenance) plan.
- Annual valuation programme for lender and IFRS reporting.
- Exit strategy: on-market sale, portfolio sale or refinancing.
Frequently asked
- Can foreigners buy real estate in Ghana?
- Non-Ghanaians cannot hold freehold land but can hold leasehold interests of up to 50 years, renewable. Corporate structures registered in Ghana are commonly used for investment mandates.
- How do I verify title?
- Title verification runs through the Lands Commission, the Survey and Mapping Division and local customary authorities. PDB's Title Assurance service consolidates the checks into one institutional report.
- What taxes apply?
- Stamp duty on conveyances and leases (typically 0.25%–1%), income tax on rental income and capital gains tax on disposal. Rates change — take advice specific to the mandate.