• by George

Buying property in Ghana from abroad puts you at a disadvantage before you even start. You work across time zones, rely on photos and voice notes, and trust people you have never met in person. A common version of this story: a diaspora buyer in London wires a $15,000 deposit for a “two-bed in Accra” based on renders sent over WhatsApp. 

Eight months later, a site visit reveals the land carries two other claims, the developer has no registered title, and the deposit is gone. No refund, no building, no recourse.

These buyers are not careless. The systems, the language, and the pressure tactics are unfamiliar. Here are the ten mistakes we see most often, the real cost of each one, and the steps to take to avoid it.

The Real Cost of Each Mistake

Mistake	Typical Cost If It Goes Wrong	The Fix
No independent lawyer	Total loss of deposit or purchase price	Hire a Ghana-based lawyer unconnected to the seller
Paying before due diligence	$5,000 to $50,000+ in unrecoverable deposits	Pay only after title verification and signed contracts
Wrong leasehold assumptions	Reduced resale value, inheritance complications	Confirm remaining lease years in writing
Weak land documentation	Years of litigation, boundary disputes	Verify at the Lands Commission before you buy
Social media scams	Full deposit loss, no legal recourse	Insist on a physical office and a live video tour
High service charges	GHS 2,000 to GHS 15,000+ in unplanned annual costs	Request the service charge history upfront
Overestimated rental income	Cash flow shortfalls covering the mortgage	Model at 75 to 80 percent occupancy
Wrong neighborhood fit	Difficulty renting or reselling	Research commute, security, and tenant demand first
No exit strategy	Property sits unsold for years	Buy for broad appeal, not novelty
Solo management from abroad	Missed red flags, delayed decisions	Build a local team: lawyer, agent, surveyor, manager

1. Skipping an Independent Lawyer

Many buyers rely on the seller’s lawyer, a family friend, or no lawyer at all. This leaves nobody working solely for you. Hire a licensed, Ghana-based real estate lawyer with no connection to the seller. Legal fees typically run 3 to 10 percent of the purchase price, depending on complexity. Have them run a title search and review every contract before you send a single cedi.

2. Paying Before Due Diligence

Sending a large deposit based on a phone call or a set of renders is a common trap. Verify ownership and legal standing first. A professional title search takes 4 to 8 weeks and costs roughly GHS 130 to GHS 240 in official fees, plus your lawyer’s time. Once your lawyer confirms the title is clean, tie payments to signed contracts and clear milestones, not promises.

3. Confusing Leasehold and Freehold

Foreigners typically buy on a 50-year leasehold, while citizens hold up to 99 years. Buyers who skip this question get an unpleasant surprise later. Ask directly how many years remain on the lease before you commit.

4. Buying Raw Land With Weak Documentation

Land bought from a chief or a “family representative” with minimal paperwork often ends up disputed by multiple claimants. Confirm ownership and site plans at the Lands Commission through your lawyer, and arrange local monitoring so nobody encroaches while you’re away.

5. Trusting Social Media Listings Too Fast

A polished Instagram page does not prove a project exists. Scammers reuse photos from other developments. Insist on a physical office, verifiable registration, and a live video tour before you send money.

6. Ignoring Service Charges and Management Quality

Buyers who focus only on the purchase price often get hit with high running costs later. Ask for the service charge history and what it covers, including security, generator fuel, and pool maintenance.

7. Overestimating Rental Income

Assuming full occupancy at top diaspora rents sets you up for cash flow stress. Research real rents for comparable properties nearby, and run your numbers at 75 to 80 percent occupancy before you commit.

8. Not Understanding the Neighbourhood

A name like East Legon or Airport Residential sounds appealing on social media, but it doesn’t tell you about commute times, security, or the tenant profile you’ll attract. Talk to locals and independent agents, and visit in person when possible.

9. No Exit Strategy

Buying on emotion, without asking who will purchase the property from you later, leaves you stuck. Favour well-located apartments or townhouses with broad appeal over remote or unusual assets. Keep your documentation and maintenance records in order so resale stays simple.

10. Managing Everything Alone

Trying to search, negotiate, inspect, and manage a property single-handedly from another continent leads to missed red flags and burnout. Build a local team: an independent lawyer, a trusted agent or developer, a surveyor, and a property manager. Delegate the work, but stay involved through regular updates.

Already Sent Money? Here’s Your First Move

If you already paid a deposit and now suspect a problem, don’t send more money to “fix” it, and don’t wait. Engage an independent Ghana-based lawyer immediately to review what you signed and confirm the actual ownership status at the Lands Commission. Report the transaction to the Real Estate Agency Council if the seller or agent isn’t licensed. Acting within weeks gives you far more legal options than acting after months of silence.

Your One-Page Checklist Before You Send Money

• Hire an independent Ghana-based lawyer
• Complete due diligence before any large payment
• Confirm leasehold years remaining
• Buy land with registered documentation only
• Verify listings beyond social media
• Check service charges and management quality
• Use realistic rental assumptions
• Research the neighbourhood properly
• Choose properties with resale appeal
• Build a local team instead of going solo

Most painful stories from foreign and diaspora buyers in Ghana trace back to the same avoidable mistakes: rushed payments, skipped legal checks, glossy marketing taken at face value, or trying to manage everything alone from thousands of kilometres away. Run every property you consider through this checklist. If it fails, slow down. If it passes, you’re buying property in Ghana with real confidence behind you.

Frequently Asked Questions

Do foreigners need a Ghanaian lawyer to buy property? 

Yes. A Ghana-based lawyer with no connection to the seller protects your interests, runs the title search, and reviews your contracts.

How long is a leasehold in Ghana for foreign buyers? 

Foreign nationals typically hold property on a 50-year leasehold. Citizens hold up to 99 years. Always confirm how many years remain before you buy.

How do I check if land in Ghana is legitimate? 

Your lawyer verifies ownership and site plans directly at the Lands Commission. Never rely on verbal assurances from a seller or agent.

What rental yield should diaspora investors expect in Accra? 

Airport Residential, Cantonments, and East Legon deliver rental yields around 8 to 11 percent, though actual returns depend on occupancy and management quality.

Is it safe to buy property in Ghana from abroad? 

Yes, with the right precautions. Buyers who hire independent legal counsel, verify documentation, and build a trusted local team avoid the mistakes causing the most losses.

I already sent a deposit, and I’m worried. What do I do first? Stop sending money, hire an independent lawyer immediately, and verify the property’s real ownership status at the Lands Commission. If the seller or agent isn’t licensed, report it to the Real Estate Agency Council.

Key Takeaways

• Hire an independent lawyer before you pay anything
• Confirm leasehold years remaining on any property, in writing
• Verify land documentation at the Lands Commission
• Don’t trust social media listings without independent checks
• Build a local team instead of managing the purchase alone
• If you’re already stuck, act within weeks, not months

Ask every one of these questions of any developer you consider, including us. This is the standard this article sets, and it’s the standard worth holding every seller to.

Landmark Homes Ghana has built in Accra’s premier corridors since 2012, from Labone to Airport Residential Area, and supports buyers remotely across London, New York, Amsterdam, and beyond with documented milestones at every stage. 

Our current project, Deiterra, is a 140-unit twin-tower in Airport Residential Area with studios through penthouses, and we provide the lease term and title status in writing before you pay a reservation fee, not after. In-house management runs through the Prive brand, covering security, maintenance, and building operations once you move in.

Reach out to Landmark Homes Ghana at +233 501 622 422 or visit landmarkhomesgh.com to schedule a viewing, ask for Deiterra’s title documentation, or request the full buyer’s guide.