Land is one of the safest long-term investments in Ghana, but it is also one of the most legally risky. Court records are full of land disputes that started with simple mistakes like trusting the wrong person, skipping a search, or rushing payment.
If you want to buy land in Ghana and sleep well after, these are the core rules you should not ignore.
1. Understand What You Are Buying
In Ghana, land is not just bare soil. Anything permanently attached to it, including buildings, walls, and fixtures, forms part of the land. Buying land means buying both visible and invisible legal interests tied to it.
2. Know Your Legal Capacity as a Buyer
Ghanaians, including those in the diaspora, can acquire leasehold interests of up to 99 years. Foreigners can also buy land or houses, but only on leasehold terms not exceeding 50 years, subject to renewal. Freehold ownership, where one acquires an absolute permanent title is rare.
3. Identify the Type of Land Before Negotiating
Land in Ghana may be stool, family, state, or private land. Each comes with different consent and approval requirements. Many disputes arise because buyers assume all land can be sold the same way.
4. Engage a Real Estate Lawyer From Day One
Do not treat legal fees as optional. A lawyer experienced in land transactions will verify ownership, flag risks early, and ensure documents are legally sound. Most land problems start when lawyers are involved too late.
5. Conduct an Official Search at the Lands Commission
A Lands Commission search confirms ownership, registration status, and whether the land is subject to litigation, mortgages, or government acquisition. Never rely solely on documents handed to you by a seller.
6. Go Beyond Paper Checks
Visit the land personally. Speak to neighbours. Ask about boundary issues and past disputes. In many communities, locals know the true history of a parcel long before it reaches official records.
7. Use Your Own Licensed Surveyor
Never rely on a site plan provided by the seller alone. An independent licensed surveyor should pick the coordinates and prepare a site plan that accurately reflects the land you are buying. This prevents boundary manipulation and double allocation.
8. Verify Zoning and Planning Approval
Confirm that the land is zoned for your intended use through the Land Use and Spatial Planning Authority. Buying land meant for roads, schools, or green spaces can render it useless, regardless of who sold it to you.
9. Insist on a Detailed Written Agreement
A proper sale or lease agreement should clearly state the parties, size and location of the land, price, payment terms, warranties, possession date, and dispute resolution terms. Errors and omissions in names or descriptions can make future transfers impossible.
10. Pay Smart, Not Fast
Avoid cash payments. Use traceable banking channels and keep receipts. Where possible, stagger payments instead of paying everything upfront. Rushed payments are a common feature in fraudulent land deals.
11. Register the Land Immediately
Registration at the Lands Commission gives legal recognition to your interest and protects you against competing claims. An unregistered interest, even with documents, leaves you vulnerable.
12. Watch Out for Regional Registration Pitfalls
In boundary areas such as parts of Greater Accra and the Eastern Region, land may be registered in more than one regional office. Running searches in all relevant regions can prevent the shock of discovering multiple registered owners.
Why Most Land Disputes Happen
Greed, double sales, unclear customary boundaries, chieftaincy disputes, and poor due diligence account for most land litigation in Ghana. The common thread is impatience. Buyers rush where the law demands caution.
Buying land in Ghana is not a race. It is a legal process that rewards patience, verification, and documentation. If any step feels uncomfortable or rushed, pause. Walking away is cheaper than fighting for years in court over land you thought you owned.
