Ghana is a West African country with a stable political and economic environment, a growing real estate market, and a mix of statutory and customary land ownership systems. This combination makes it attractive for investors, companies looking to secure long-term land interests in a well-regulated but locally nuanced environment.
This guide explains how land ownership works in Ghana — including foreign ownership rules, the acquisition process, taxes, environmental risks, and how LandDAO structures its approach for compliance and transparency. It is part of LandDAO’s broader series on country land frameworks, providing members a clear understanding of acquisition realities in each region.
Foreign Ownership Rules in Ghana
Foreigners in Ghana cannot acquire freehold land directly. Under the Land Act, 2020, non-citizens are only granted leasehold interests — typically for 50 years, with the possibility of renewal.
Key points:
- Leasehold is the primary mechanism for foreign acquisition; freehold is restricted to citizens.
- Companies are considered foreign if more than 40% of equity is held by non-citizens, impacting lease eligibility.
- Land must be registered through the Lands Commission, and lease agreements comply with statutory requirements.
- Some lands are under stool, skin, or family ownership, requiring customary consent alongside statutory procedures.
- Tax Identification Number (TIN) registration is mandatory for all buyers, including non-citizens.
These rules ensure LandDAO acquires land through compliant, legally recognized lease structures.
Process of Land Acquisition in Ghana
Buying land in Ghana follows a structured process designed to protect both buyers and sellers, as determined by the Ministry of Lands and Natural Resources (MLNR) and detailed in the official Lands Commission documentation.
- Initial Screening and Site Visit
- Verify location, current ownership, and whether land is customary, state, or private.
- Assess accessibility, development potential, and visible risks.
- Title Search at the Lands Commission
- Obtain Land Title Certificate or authenticated copy.
- Conduct a Lands Commission search to check for encumbrances, disputes, or ongoing litigation.
- Survey and Site Plan
- Commission a licensed surveyor to prepare a bar-coded cadastral plan.
- Ensures boundary accuracy and supports deed registration.
- Customary Consent (if required)
- For stool, skin, or family lands, obtain documented consent from the traditional authority.
- Include this consent in the legal transaction documents.
- Obtain a Ghana Tax Identification Number (TIN)
- Required for all land transactions and tax compliance.
- Individuals use their Ghana Card PIN; companies must register with the GRA.
- Preliminary Agreement
- Prepare a Sale/Purchase Agreement or Deed of Assignment.
- Include deposit terms, payment schedule, and conditions (e.g., lease registration).
- Pay Taxes and Fees
- Stamp Duty: 0.25%–1% of the transaction value depending on the instrument.
- Withholding Tax: Typically 5% of gross sale price, remitted to GRA.
- Registration & Legal Fees: Includes Lands Commission charges and lawyer fees (1–2% typical).
- Conveyancing and Registration
- Conveyance prepared by a licensed Ghanaian lawyer.
- Submit the deed, survey, TIN evidence, and supporting documents to the Lands Commission.
- Ownership/lease is registered, and the certificate or lease document is issued.
Natural Disaster and Environmental Risks
Ghana’s geography introduces both opportunities and challenges for land acquisition:
- Flooding: High-risk areas include Accra and other urban centers prone to flash floods.
- Coastal Erosion and Sea-Level Rise: Impacts Accra and other Gulf of Guinea coastal areas.
- Drought & Variable Rainfall: Northern and central regions are susceptible, important for agricultural land.
LandDAO factors these risks into its acquisition strategy, prioritizing resilient sites and incorporating mitigation measures.
LandDAO’s Strategy in Ghana
To ensure transparency, security, and DAO-compliant ownership, LandDAO operates on five guiding principles:
- Leasehold Compliance: Acquire through lease agreements that comply with the Land Act and renewal rules.
- Independent Legal Review: All acquisitions vetted by Ghanaian legal experts.
- DAO Transparency: Due diligence reports, survey plans, and valuations shared with members pre-acquisition.
- Local Partnerships: Work with reputable agencies, surveyors, and lawyers for compliance and accuracy.
- Sustainable Value Creation: Focus on lands suitable for agriculture, eco-development, or conservation.
This model allows members to participate in Ghana’s land market through a secure, transparent, and legally sound framework.
Join the Movement — Become a DAO Member
Ghana combines a stable investment climate with clear statutory protections and structured customary oversight. By joining LandDAO, members gain early access to tokenized leasehold land opportunities in Ghana and other regulated markets worldwide.
Join the LandDAO Token Sale Waitlist now to secure your spot and gain DAO membership.
